(A) Purpose. The village government recognizes the unique history of the Island and recognizes that the distinctive history and atmosphere of the village is firmly grounded in the Islands's physical development and architecture. Because of this distinctive environment, the village declares it to be a matter of public policy to help preserve, protect and enhance the overall historic character of the village by discouraging new development or alterations of existing buildings which are determined to be detrimental to, and incompatible with the existing architecture, physical form and historic atmosphere of the village. Hence this historic district overlay zone is created to apply to certain areas of the village which exhibit unique and distinctive architecture, the significance of which could be seriously undermined by dissimilar and incompatible new construction. This overlay zone is intended to encourage the reuse of older and historically valuable structures, and it is also recognized that beyond cultural benefits, the protection of historical resources on the Island will further the economic development of the area through tourism, and will help maintain and improve property values as well as overall health, safety, prosperity and welfare of the residents of the village.
(B) Creation of an historic district overlay zone. There is hereby created an Historic District Overlay Zoning District. This district imposes additional requirements beyond those of the underlying zoning district in order to further the purposes stated above.
(C) Certificate of appropriateness required. Before any new structure is built, or before any existing structure is altered such that the foundation or roof line is altered, or any porches, decks or breezeways are enclosed, or any windows are removed or replaced, a certificate of appropriateness is required. Additionally, before any sign, fence, or parking area, is constructed, altered or otherwise modified, a certificate of appropriateness is required.
(D) Establishment of a design review board. There is hereby established a Design Review Board which shall have the authority to issue a certificate of appropriateness to those persons who, upon proper application, desire to make any changes other than ordinary maintenance to any structure, objects or property, real or otherwise, within an Historic District Overlay Zone. The issuance of a certificate of appropriateness within the Historic District Overlay Zone is required before issuance of a zoning permit by the Zoning Inspector.
(E) Composition and organization of the design review board.
(1) The Design Review Board shall be composed of six members, all citizens of the village with the Zoning Inspector sitting in as an ex-officio member. These six people shall be appointed by the Mayor, and they shall include representation as follows: Three members shall be residents of the area included in the Overlay Zone and shall be locally regarded as being exceptionally knowledgeable of village history, one member shall be a member of the Planning Commission, one member shall be a member of the Village Council, and one member shall have a background in architecture, construction, or real estate. The terms of the membership shall be staggered such that the initial appointments include two persons with a one year term, two persons with a two year term, and two persons with a three year term. Appointments following these initial terms shall all be for three years.
(2) All meetings of the Board shall be public meetings, with prior public notification. Four members shall constitute a quorum, and a majority vote of those present at meeting shall be necessary to pass any motion. The Board shall meet at least four times a year. In the event of a tie vote, the Zoning Inspector shall be called upon to cast a deciding vote.
(F) Duties of the design review board. The Design Review Board shall have the following duties in addition to those otherwise specified in this section:
(1) The Board may conduct surveys or otherwise assemble information related to all areas, places, buildings, structures, homes, works of art or other objects of environmental, architectural and aesthetic interest in the village.
(2) The Board shall work for the continuing education of the residents of the village with respect to the architectural and historic heritage of the Island.
(3) The Board is hereby authorized to issue a Certificate of Appropriateness upon application therefor. When a certificate of appropriateness is granted, it shall be directed to the Zoning Inspector who may issue a zoning permit provided all other sections of this code are complied with and shall precede the issuance of a permit.
(4) The Board shall decide upon an application for a certificate of appropriateness within 31 days following submission of such application, unless an extension is requested by the applicant. The Board may exercise authority to conditionally approve an application with modifications to the plan.
(5) In considering the appropriateness of any application, the Board shall take into account, in addition to any other pertinent factors, the historical and architectural style and general design, arrangement, texture and material of the proposed change, as they relate to the property in its present condition, and shall also consider the relation thereof to the same or related factors in other properties, objects and areas in the immediate vicinity. Additionally, for rehabilitation of existing structures, the Board shall consider the Secretary of the Interior's Standards for Rehabilitation. These standards (published in 36 CFR Part 67, Historic Preservation Certifications) are to be applied to rehabilitation projects in a reasonable manner taking into account economic and technical feasibility.
(6) Applications for a certificate of appropriateness shall include both a verbal description of the proposed activity along with plans providing sufficient detail to describe and accurately reflect the proposed construction activity. Additionally, photos, drawings, and sketches which also help describe the proposed activity shall also be submitted if available.
(7) The Design Review Board shall review all requests made for demolition permits as described in § 152.062(F). In reviewing such requests, the Board shall explore alternatives to the demolition.
(8) The Design Review Board shall review requests for additional sign area pursuant to § 152.011(E).
(G) Procedures. In carrying out its functions, the Design Review Board shall meet as required, but not less than four times per year. The Board shall initially establish a statement of procedures which shall govern its meetings. Such procedures shall be printed and made available to all who seek to be guided in their presentations to the Board.
(H) Appeals. An applicant who has been denied a certificate of appropriateness by the Design Review Board may appeal the decision to the Village Council. Any such appeal shall be made within 30 days after the complaint of action or inaction of the Board. Upon hearing such an appeal, Village Council may reverse, affirm or modify the order or determination. To reverse a decision made by the Board, the Village Council must find clear evidence that the actions proposed by the applicant are consistent with the Village of Kelleys Island Port Master Plan.
(I) Standards for issuing cenijicate of appropriateness. Upon application for a certificate of appropriateness, the Design Review Board shall utilize the following standards in determining whether to issue a certificate of appropriateness.
(1) Overall specifications.
(a) While house styles may vary on Kelleys Island, a narrow frame, two or three bays wide is the most typical. A one and one-half to two and one-half stories high house, with a front gable roof pitch (slant) of 1217 to 12/12 is commonly seen. The set back is approximately 25 to 50 feet from the road. The windows and doors conform to the general verticality of the house. The rectangular T or L plan, with a wooden porch on the front or just off to the side, is also characteristic.
(b) Most houses have small wings or additions on the sides or rear. These are smaller and lower than the main part of the building, with shed or hipped roofs.
(c) Kelleys Island's few historic commercial buildings have been primarily frame, set close to the street, and one or two stories high.
(2) Guidelines.
(a) Existing Buildings and Landscaping:
1. Roofs.
a. The original roofline should be maintained, and the original character of the roof covering preserved as much as possible. Dormers, or small skylights, may be added, preferably not in the front roof slope.
b. Gable and shed roofs are preferred. Dormers, if added, should be kept small, and placed on the rear or sides, where least visible.
2. Lighting. Subdued lighting, congruent with the character of the structure or neighborhood, is encouraged. Exterior lighting, including commercial signage, will be reviewed.
3. Paint Colors. Paint colors should reflect the historic period of the structure and will be reviewed individually.
4. Landscaping. The use of plants indigenous to the Island is encouraged. Trees over 12 inches in diameter (at three feet above ground), located in the historic district and fronting on a village street, should be preserved unless diseased or a hazard to the community.
5. Demolition. The following guidelines provide a checklist for reference, before demolishing a structure or ruin:
a. Structures and ruins on the National Register Inventory should not be demolished.
b. Section 152.062 of this code requires procurement of a demolition permit from the Zoning Inspector and reviewed by the Design Review Board.
c. Prior to demolition, the future use and appearance of the site must be approved.
d. All sides of the structure, along with interiors and setting, should be documented photographically and placed on file with the Design Review Board.
e. Exterior and interior elements should be salvaged from the building and offered for sale or donation to Island residents.
(2) New Construction.
(a) Protection of Kelleys Island Historic District Overlay Zone does not exclude new construction, but encourages new buildings that are compatible with its historic and visual characteristics. The intent of an Historic Area is not to "freeze" an area in time, but rather to encourage new buildings which allow for changing needs and tastes. New construction includes both additions and in-fill buildings.
(b) New buildings should be compatible with the historic and architectural character of the area yet should also be recognized as products of their own time. The height, details, setbacks, lot width, window shape and position, door placement, general rhythm, and predominant materials should be considered when designing an in-fill structure. By taking its cues from its neighbors, the new building can be made to fit into the broad visual pattern of its historic area.
(c) The following criteria are all important in considering whether new construction proposed for the historic area is compatible:
1. Height. New construction should be of similar height to that of adjacent buildings.
2. Proportions. This is the relationship between the width and height of a building: tall and narrow, low and squat, square. New construction should employ proportions similar to those of adjacent buildings.
3. Relationship to Street. A new building should reflect adjacent structures in its orientation and placement in relation to the street, and reflect the setback of the existing streetscape.
4. Prehab Houses. The use of prefab houses in an historic district should be discouraged. Effort should be made by the builder owner to select options for windows, doors, roof type and slant, and materials that are in harmony with the neighboring buildings in shape, line and size.
5. Siding. The original siding should be preserved, where possible, or replaced with like material. Replacement siding should reflect the original exterior of the house or building. Wood siding is preferred, brick or cement block discouraged.
6. Porches. Ideally, the original porches should be maintained. If deteriorated, porches should be replaced with elements which match the original in material and appearance. Porches and decks will be reviewed individually by the Board.
7. Windows.
a. Architecturally significant windows should not be altered. When replacement is necessary, however, one should match the sash configuration (number of panes) and the width of sash elements as closely as possible. One should use wood, preferably, or vinyl-clad wood.
b. New window openings should be of the same proportions, and new sash of the same configuration, as those originally on the building.
c. Shutters, when closed, should be wide enough to cover the window opening.
d. Storm windows, installed on the outside, are preferred to thermal-pane glass replacement windows.
8. Doors. Original doors should be repaired, when possible. If replacement is needed, use similarly-paneled doors and original material. Storm and screen doors should be wood, the screens and storms covering no more than a third of the door. Cross buck aluminum designs should not be used.
9. Decorative Elements.
a. Since historic decoration and millwork reflect the history of Kelleys Island, all decorative elements should be kept and maintained. If deteriorated, repair or replace with similar materials.
b. Decoration should not be added unless there is physical or photographic evidence that it previously existed. If added, its design should reflect the era of the original structure.
10. Fences and Walls. Old fences should be kept and maintained. Chain link or solid wooden fences in front yard setback are discouraged.
11. Outbuildings. Outbuildings that reflect the history of the Island should be kept and maintained even if they no longer serve their original purpose.
12. Additions.
a. Bays, porches, and other additions to the front facade should be in keeping with the character of the house and reflect its historical antecedents.
b. Additions to existing houses should be subordinated to the original structure, comprising no more than 50% of the original square footage unless otherwise demonstrably in keeping with the character of existing houses.
13. Existing Ruins.
a. Archaeological sites listed on the National Register nomination should be kept and maintained.
b. The presence of prehistoric or historic archaeological sites or ruins should be determined' before excavating for new construction, and possible ways of avoiding and protecting them presented.
14. Parking Areas. Parking areas should be laid out in the rear of the lot. Concrete and asphalt driveways and parking lots are discouraged.
15. Awnings. Awnings should be of cloth or wood.
16. Handicap Ramps. Handicap ramps should not be constructed on front facades or entirely replace original porches, and should be designed for eventual dismantling.
17. Roofs. New construction should reflect the predominant roof shapes in the area. Roof pitches should be similar to that which currently exists. Gabled and hipped roofs of asphalt shingles and metal standing seam are appropriate forms and materials.
18. Siding. New construction should reflect the historic materials, textures and colors which exist, including painted wood, natural stone, pressed metal. Brick was not used in Kelleys Island historic houses and should be discouraged. Appropriate siding would include clapboard or shiplap.
19. Porches. Porches on new construction should be encouraged and should be built on primary or street facades, and should maintain the rhythm and placement of porches of adjacent structures.
20. Windows. The size and proportion of window openings should be similar to those on surrounding facades. They should not exceed the height and width ratios of adjacent buildings by more than 10%. Storm windows, installed on the outside are preferred to thermal-pane glass. Shutters, when closed, should be wide enough to cover the window openings. Windows should be 1/1 sash.
21. Doors. Entrances should have simple, paneled doors. Storm and screen doors should be wood or wood-like material. The screen and storms should cover no more than a third of the door. Cross buck aluminum designs should not be used.
22. Decorative Elements. The architectural details of new buildings should relate to that of existing buildings. Such details may include lintels, cornices, arches, chimneys and ironwork. Overly simplified new buildings with no detail should be avoided in areas where rich detailing and ornamentation are common characteristics.
23. Landscaping. The use of plants indigenous to the Island is encouraged. Trees over 12 inches in diameter (at three feet above ground), located in the historic district and fronting on a village street, should be preserved unless diseased or a hazard to the conununity.
24. Paint Colors. Paint colors should reflect the historic period of the structure and will be reviewed individually.
25. Fences and Walls. New fences and walls should be modeled after those found on the Island. Fences should be kept low, preferable three feet high in front, and should be 50% open.
26. Outbuildings. Garages, storage sheds and other new outbuildings should be located in the rear yard, preferably on an axis with the house. Conunercial buildings should have their filtration plants in the rear of their business and surrounded by a fence. Swinuning pools should also be located at the rear of the side rear and fenced.
27. Archaeological sites. Prior to excavation for new construction, the presence of prehistoric or historical archaeological sites and ruins should be determined and every effort should be taken to avoid and protect them.
28. Reconunendations for Additions.
a. Scale the addition to the size of the original building.
b. Use contemporary design for the new addition so that it blends with, but does not duplicate, the style of the original structure.
c. Select materials and colors that are compatible with the historic building, i.e wood or stone. Avoid rough-sawn siding, artificial stone, or other materials which would not have been used in the historic area.
d. Avoid roof-top additions. Skylights may be added, but their placement should be at the rear of the building.
29. Signage. Signs throughout Kelleys Island are regulated through § 152.011 of this code. These regulations detail appropriate types, sizes and locations for signs and must be followed in order to receive a sign permit. These general regulations are contained in § 152.011 of this code and there are regulations for signs and each zoning district which should also be consulted and obeyed.
(Ord. 1993-O-2, passed 3-13-93; Am. Ord. 1996-O-11, passed 6-13-96)