(a) The Architectural Board of Review shall base its actions on a consideration of the impact of the proposed building or other feature upon existing man-made or natural resources in the general area. The Board shall base its recommendations concerning land use on a consideration of the relation of a use to the natural features of the land, the appropriate maintenance of open areas, the potential impact upon nearby historic resources, the aesthetics of building location and other factors it deems important. The Board shall disapprove (or recommend disapproval where the Board has an advisory function) of applications it finds will not be compatible with the existing character of other properties in the City or if it finds that the granting of such application will have an adverse effect on the tax value of such other properties.
(b) The following standards are established to guide the Board in its review of, and actions pertaining to, all structures:
(1) Materials shall be appropriate:
A. For use in the proposed structures;
B. With respect to the weathering of existing materials; and
C. In their relationship to other materials, including those used on adjacent structures.
(2) Colors and textures shall be appropriate for the size and scale of proposed structures, weathering and the relationship to other colors and textures, including those used on adjacent structures.
(3) Architectural details and ornamentation shall be meaningful to the overall design and appropriate for the size and scale of proposed structures, weathering and the relationship to other architectural details and ornamentation, including those used on adjacent structures.
(4) Mechanical equipment shall be of appropriate size and scale in relation to rooftop appearance, sidewall openings, sound levels, smoke and other nuisances. Mechanical equipment shall also be properly related to overhead wires, gas and electric meter stations and any other visible appurtenances.
(5) Approaches, drives and parking areas shall be of appropriate size and scale in relation to the appearance of the proposed development from public rights of way, adjacent property and the site itself. The relationship of paving to proposed structures and developments shall also be appropriate, considering factors such as safety, drainage and landscaping.
(6) Grading shall be appropriate in relation to the appearance of all structures, and the existing or proposed structures and developments shall also be appropriate, considering factors such as safety, drainage and landscaping.
(7) Orientation of proposed structures shall be appropriate in relation to proposed grading, natural features and existing structures on and adjacent to the site, as well as to sunlight, predominant winds, traffic and parking areas.
(8) Landscaping shall be appropriate for the size, scale and use of proposed structures and the existing or proposed development, and for the relationship between such proposed structures and existing structures and the existing or proposed development, public rights of way, parking areas, walks, grading and natural features. In addition, landscaping shall be appropriately hardy according to accepted horticultural standards for northeast Ohio.
(9) Lighting shall be appropriate in relation to the illumination of proposed structures and the existing or proposed development, parking areas, rights of way and walks and with respect to its effect upon surrounding areas.
(10) Signs shall be of appropriate size, scale, shape, material, color, texture and illumination in relation to proposed structures and the existing or proposed development, as well as to adjacent property.
(11) Other structural features and appurtenances, such as fences, walks, paved areas, light standards, displays and storage areas, shall be appropriate in relation to other proposed or existing structures and/or the existing or proposed development.
(c) The following standards are established to guide the Board in its review of, and actions pertaining to, all Designated Historic Buildings, Landmarks and Structures within the City and for all structures within the Historic Districts:
(1) Every reasonable effort shall be made to provide a compatible use for property which requires minimal alteration of the building structure or site and its environment, or to use the 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 shall be avoided where possible.
(3) 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 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 craftsmanship 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 shall 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 duplication of features, substantiated by historic physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other structures.
(7) The surface cleaning of structures shall be undertaken using the gentlest means possible. Sandblasting or other cleaning methods that will damage the historic building materials shall not be used.
(8) Every reasonable effort shall be made to protect and preserve archaeological 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 a 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, should such additions or alterations be removed in the future, the essential form and integrity of the structure would remain unimpaired.
(11) Materials, colors, textures, architectural details and ornamentation shall be appropriate for the environment in which any proposed new construction is to occur, taking into account the presence of similar features in nearby properties.
(12) In addition to meeting the Zoning Code requirements applicable to signs generally, signs located in Historic Districts shall conform to the standards of this section. Internally illuminated sign panels shall not be permitted in Historic Districts. There are additional specific restrictions in the Design Guidelines (attached to Ordinance 23-2021, passed March 23, 2021, and incorporated herein by reference) for types of signs that may be deemed incompatible by the Board. For example, the Board might reject a proposal for a prefabricated sign panel in favor of a sign lettered directly on a building facade, window or canopy.
(d) These specific guidelines adopted by City Council by Ordinance 23-2021 on March 23, 2021 shall be applied as the standards in the Board review for both subsections (b) and (c) hereof.
(Ord. 78-2008. Passed 1-27-09; Ord. 24-2021. Passed 4-13-21.)