(A) Preservation of historic buildings within all areas in Historic District. A building or structure, classified as historic, or any part thereof, or any appurtenance related thereto including but not limited to stone walls, fences, light fixtures, steps, paving, and signs shall only be moved, reconstructed, altered or maintained, in a manner that will preserve the historical and architectural character of the building, structure, or appurtenance thereto.
(B) Demolition of historic building. Whenever a property owner shows that a building classified as historic is incapable of earning an economical return on its value, as appraised by a qualified real estate appraiser, and the Historic Review Board fails to issue the certificate of appropriateness, such building may be demolished. However, before a demolition permit is issued or demolition proceeds, notice or proposed demolition shall be given for a period fixed by the Board based on the Board's classification on the approved map but not less than 60 days nor more than one year. Notice shall be posted on the premises of the building or structure proposed for demolition in a location clearly visible from the street. In addition, notice shall be published in a newspaper of general local circulation at least three times prior to demolition, the final notice of which shall be not less than 15 days prior to the date of the permit, and the first notice of which shall be published no more than 15 days after the application of a permit to demolish is filed. The purpose of this chapter is to preserve historic buildings which are important to the education, culture, tradition, and the economic values of the governmental unit, and to afford the governmental unit, interested persons, historical societies, or organizations, the opportunity to acquire or arrange for the preservation of such buildings. The Historic Review Board may at any time during such stay approve a certificate of appropriate- ness in which event a permit will be issued without further delay and demolition may proceed.
Cross-reference:
(C) Relocation of historic buildings. A historic building shall not be relocated on another site unless it is shown that the preservation on its existing site is not consistent with the purpose of division (A).
(D) Protective maintenance of historic buildings. Historic buildings shall be maintained to meet the applicable requirements established pursuant to statute for buildings generally.
(E) Nonhistoric buildings, primary area. The construction of a new building or structure, and the moving, reconstruction, alteration, major maintenance, or repair involving a color change conspicuously affecting the external appearance of any existing nonhistoric building, structure, or appurtenance thereof, within the primary area shall be generally of such design, form, proportion, mass, configuration, building material, texture, color, and location on a lot as will be compatible with other buildings in the historic district and particularly with buildings designated as historic and with squares and places to which it is visually related.
(F) Visual Compatibility Factors. Within the primary area, new construction and existing buildings and structures and appurtenances thereof which are moved, reconstructed, materially altered, repaired, or changed in color shall be visually compatible with buildings, squares, and places to which they are visually related generally in terms of the following factors.
(1) Height. The height of proposed buildings shall be visually compatible with adjacent buildings.
(2) Proportion of buildings front facade. The relationship of the width of the building to the height of the front elevation shall be visually compatible to buildings, squares, and places to which it is visually related.
(3) Proportion of openings within the facility. Relationship of width of the windows to the height of windows in a building shall be visually compatible with buildings, squares, and places to which the building is visually related.
(4) Rhythm of solids to voids in front facades. The relationship of solids to voids in the front facades of a building shall be visually compatible with buildings, squares, and places to which it is visually related.
(5) Rhythm of spacing of buildings on streets. The relationship of a building to the open space between it and adjoining buildings shall be visually compatible to the buildings, squares, and places to which it is visually related.
(6) Rhythm of entrance and porch projection. The relationship of entrances and porch projections to sidewalks of the building shall be visually compatible to the buildings, squares, and places to which it is visually related.
(7) Relationship of materials, texture, and color. The relationship of materials, texture, and color of the facade of a building shall be visually compatible with the predominate material used in the buildings to which it is visually related.
(8) Roof shapes. The roof shape of a building shall be visually compatible with the buildings to which it is visually related.
(9) Walls of continuity. Appurtenances of a building such as walls, wrought iron fences, evergreen landscape masses, and building facades, shall, if necessary, form cohesive walls of enclosure along the street, to ensure visually compatibility of the building, the buildings, squares, and places to which it is visually related.
(10) Scale of a building. The size of a building, the building mass of a building in relation to open spaces, the windows, door openings, porches, and balconies shall be visually compatible with the buildings, squares, and places to which it is visually related.
(11) Directional expression of front elevation. A building shall be visually compatible with the buildings, squares, and places to which it is visually related in its directional character, whether this be vertical character, horizontal character, or nondirectional character.
(G) As the art and science of historic preservation change, development standards, visual compatibility factors, and guidelines are also subject to change.
(Ord. 4924, passed 3-10-80; Am. Ord. 5154, passed l-25-82) Penalty, see § 153.99
Cross-reference:
Buildings, see Ch. 150
Housing, see Ch. 152