(a) An existing one- or two-family dwelling, whether detached from or attached to or part of another structure on the same zoning lot or whether an integral part of a structure on a zoning lot may be converted to and thereafter occupied and used for the uses permitted by this section subject to the provisions of this section.
(b) Design Criteria and Requirements. The following design criteria and requirements shall apply to all one- and two-family residences converted to and thereafter occupied and used for the uses permitted by this section:
(1) The entire building or structure shall be redesigned and reconstructed to express and serve the proposed use in regard to exterior design, the building plan and the site plan.
(2) The dwelling shall, to the maximum extent possible, be renovated and preserved to its original design except as may be necessary to comply with other applicable ordinances of the City, the provisions of this section and such concepts as are adopted by the Planning and Design Commission.
(3) In addition to such concepts as are adopted by the Commission, in considering the appropriateness of any proposed exterior design or of any change to the exterior surface of structures or of the appropriateness of existing or proposed landscaping and exterior signs, the following criteria shall be considered and applied by the Commission:
A. The distinguishing original qualities or character of a period building, structure or site shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features shall be avoided.
B. Alterations that have no historical basis or which seek to create an earlier appearance inconsistent or inappropriate to the original design or integrity of the building shall be avoided.
C. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site shall be treated with sensitivity.
D. Significant architectural details and features which have deteriorated shall be repaired rather than replaced whenever 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 details and features should be based on accurate duplications, 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.
E. The surface cleaning of structures shall be undertaken with methods designed to minimize damage to historic building materials. Cleaning methods that will damage the historic building materials shall be avoided.
F. Any reconstruction or rehabilitation shall conform to the distinguishing, original exterior qualities and character of the structure and its site.
G. The use of contemporary materials such as aluminum, other metals, fiberglass and plastics for exterior surfaces shall be prohibited unless it is specifically determined by the Commission that the use of such materials would contribute to the preservation or enhancement of existing traditional materials and the overall integrity and longevity of a structure.
H. Traditional colors and combinations of colors as approved by the Commission shall be used for all structure exteriors including for all exterior remodeling and exterior maintenance.
(c) Signs. All signs shall conform to the material and color provisions of subsection (b) hereof, shall be of such a style and design that reflects the era during which the structure was built, and shall otherwise conform to the requirements of Chapter 1145
except that the structural type of such signs shall be limited to ground signs, wall signs, and window signs as defined in Section 1145.03
(c). Such permitted signs shall not cover, "blank-out" or close existing window or doorway openings or otherwise hide important architectural details or features
(d) Interior Renovation. The interior of any dwelling converted to a commercial or business establishment or use shall be renovated in a manner as is necessary to comply with the Building Code and the National Electrical Code as such are applicable to premises used for a commercial or business establishment or use.
(e) Any existing one- or two-family dwelling, whether detached from or attached to or part of another structure on the same zoning lot or whether an integral part of a structure on a zoning lot, converted to or to be converted to a commercial or business establishment or use, shall not be added to or enlarged. Where the yards of existing one- or two-family dwellings are less than the minimum required yards as set forth in Section 1137.07, such residential dwelling shall be considered as conforming with respect to such yard requirements provided that yards of less dimensions than that required by Section 1137.07 shall not be further reduced. Such converted residential dwellings shall, in all other respects, comply with the requirements of this chapter.
(f) Permitted Main Uses. The use of any one- or two-family residence converted or to be converted to a commercial or business establishment or use shall be conducted wholly within buildings and shall be limited to the following:
(1) The sale of objects of art, crafts and antiques;
(2) The teaching of arts, crafts and the restoration or repair of antiques;
(3) The creation, assembly, and/or repair of arts and crafts;
(4) The restoration of antiques;
(5) Professional, financial, public utility, executive, governmental and administrative offices;
(6) Real estate offices;
(7) Retail business stores and services as enumerated in Section 1137.03(a)(1);
(8) Nursery schools, child day-care centers;
(g) Permitted accessory buildings and uses shall be those specified in Section 1137.03(d)(1), (2) and (3).
(h) This section shall not be construed or applied so as to prohibit the construction of additional buildings or structures on the same zoning lot on which is located an existing one- or two-family dwelling which has been converted to a business or commercial establishment or use pursuant to the provisions of this section provided that a thirty foot wide fire separation is provided between the converted dwelling and such additional buildings or structures and that all other applicable ordinances are complied with including the provisions of this chapter.
(Ord. 18-12. Passed 6-25-18.)