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(a) Standards for Rehabilitation. The Director of Public Service and the Architectural and Historic Board of Review, in their consideration of applications, shall use as general guidelines the United States Secretary of the Interior's Standards for Rehabilitation, which are as follows:
(1) 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.
(2) 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 features should be avoided when possible.
(3) All buildings, structures and sites shall be recognized as products of their own time. Alterations having no historical basis and which seek to create an earlier appearance shall be discouraged.
(4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure or site and its environment. These changes may have acquired significance in their own right , and this significance shall be recognized and respected.
(5) Distinctive stylistic features or examples of skilled craftmanship which characterize a building, structure or site shall be treated with sensitivity.
(6) 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 should be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(7) The surface cleaning of structures shall be undertaken with the most gentle means possible. Sandblasting and other cleaning methods that damage the historic building materials shall not be used, except in situations where such methods are the only solution to cleaning and/or restoration.
(8) Every reasonable effort shall be made to protect and preserve archeological resources affected by or adjacent to any project.
(9) 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 when such design is compatible with the size, scale, color, material and character of the property, neighborhood or environment.
(10) Wherever possible, new additions or alterations to structures shall be made 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.
(b) Specific Guidelines. The Board, in its consideration of applications, shall use as specific guidelines the following for the Kenton Downtown Historic District:
Specific Guidelines | |
Item | Section Number |
Specific Guidelines | |
Item | Section Number |
Demolition | 1437. 11 |
Facade Capping | 1437. 12 |
Fences | 1437. 13 |
Materials and Details | 1437.14 |
New Construction | 1437.15 |
Parking and Landscaping | 1437.18 |
Porches, Steps and Applied Architectural Features | 1437. 19 |
Restoration and Rehabilitation | 1437.21 |
Siding and Surface Treatment | 1437.23 |
Signs | 1437.24 |
Site/Setback | 1437.27 |
Kenton Downtown Historical District Streetscape Plans | 1437.25, 1437.26 |
Windows and Doors | 1437.28 |
(Ord. 88-005. Passed 3-14-88; Ord. 91-022 . Passed 1-13-92. )
(a) No applicant shall construct, erect, alter, remove, move or demolish any structure or building within the Downtown Historical District without a permit issued as provided in this section.
(b) Applications for any permit required by this chapter shall be submitted to the City Clerk who shall then submit them to the Architectural and Historic Board of Review. If the Board is satisfied that the application complies with the requirements of this chapter, the Board shall issue the appropriate permit. Notice of the issuance of a permit or denial of an application shall be given to the applicant in writing within thirty days of submission.
(c) Any applicant whose application has been denied by the Board may, within twenty days of the date of the notification, appeal the denial to the Architectural and Historic Board of Review. The appeal shall be in writing and shall specify the grounds therefor. The Board shall hear the appeal at a regular or special meeting, provided that the applicant shall be given at least ten days advance notice of the hearing date. The Board shall decide the appeal within thirty days after the hearing, and shall notify the applicant in writing, of its decision. If the application is denied for a second time by the Board, the applicant may appeal the denial to the Kenton City Council. The City Council shall hear the appeal at a regular scheduled meeting, provided the applicant shall be given ten days advance notice of the meeting/hearing. City Council will vote on the application at the hearing or the immediately following regularly-scheduled meeting of City Council. The applicant shall be notified of the decision within ten days of the decision. Such decision shall be binding upon the Architectural and Historic Board of Review or the Kenton City Council, as applicable, and the terms and conditions thereof shall be incorporated in the permit required hereunder.
(d) Any applicant whose application request does not comply with the requirements of this chapter must submit a variance application along with their permit application. Included with the variance application shall be an explanation as to why the request cannot be completed in compliance with the requirements of this chapter.
(e) In determining whether a permit shall be issued, the Architectural and Historic Board of Review shall consider whether the proposed change will adversely affect or destroy any significant historic or architectural feature of the structure, whether it is inappropriate or inconsistent with the spirit and purpose of this chapter, and whether it will adversely affect or destroy the general historic and architectural significance of the District. With respect to a proposed demolition, a determination shall be made as to whether preservation or rehabilitation is economically feasible for the applicant and a permit shall be issued if the denial of the same would result in practical difficulty or unnecessary hardship that would deprive the applicant of the reasonable use of the land or building involved.
(Ord. 91-022. Passed 1-13-92; Ord. 23-023. Passed 9-25-23.)
In the case of proposed partial or total demolition of buildings, prior to approval of such demolition, the Architectural and Historic Board of Review shall make written findings on the following:
(a) The architectural and historic merit of the building;
(b) The effect of the demolition on surrounding buildings;
(c) The effect of any new proposed construction on the remainder of the building (in case of partial demolition) and on surrounding buildings; and
(d) The economic value or usefulness of the building as it now exists, in comparison with the value or usefulness of any proposed structure designated to replace the present building or buildings.
(Ord. 88-005. Passed 3-14-88. )
(a) All attempts at preserving architectural detail at the top of the facade in the form or a cornice or parapet shall be made. If repair is not possible due to deterioration, the original cornice or parapet shall be duplicated based on documentary or photographic evidence.
(b) The upper and top of a building front shall not be covered with sheet metal of any alloy, wood shingles, etc. Only stone (concrete) capping shall be used, as illustrated below.
(c) The skyline or profile of new construction shall relate to the predominant roof shape and pitch of existing adjacent buildings.
(Ord. 88-005. Passed 3-14-88; Ord. 23-023. Passed 9- 25-23.)
All fences shall be constructed with the historical theme of the District in mind. Chain link and stockade fences shall not be used. Wrought iron, cast iron, or cast aluminum fences are appropriate and the preferred style to compliment the District. Fencing shall not obscure the line of sight for pedestrians or motorists and shall not be higher than thirty-six inches.
(Ord. 88-005. Passed 3-14-88; Ord. 23-023. Passed 9-25-23.)
(a) The purpose of this section is to encourage the proper use of appropriate materials and details. The materials and details of new construction shall relate to the materials and details of existing adjacent buildings.
(b) Diagonal siding is generally unacceptable. Materials that imitate natural materials are not acceptable. Imitative materials, such as asphalt siding, wood-textured metal siding or artificial stone, shall not be used. Materials shall be reviewed to determine their appropriate use in relation to the overall design of the structure.
(c) Brick and/or stone fronts which match the original building construction are preferred in all cases.
(Ord. 88-005. Passed 3-14-88; Ord. 23-023. Passed 9-25-23.)
The Kenton Downtown Historical District is architecturally diverse within an overall pattern of harmony and continuity. The maintenance of the scale and quality of design is essential for new construction in the District. Guidelines for new construction focus on general rather than specific design elements in order to encourage architectural innovation and establish continuity. All new construction is reviewed in terms of massing, rhythm , materials and details, building elements and site. Generally, all structures should be completed in these categories in conformity with surrounding. structures. Reproduction of historic designs and details is artificial and expensive and is recommended only for some in-fill cases or small scale construction.
(Ord. 88-005 . Passed 3-14-88. )
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