(a) Design Requirements and Guidelines for Existing Landmarks or Contributing Buildings.
(1) Alterations.
A. The historic character of a property shall be retained and preserved.
B. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
C. Deteriorated historic features shall be repaired rather than replaced, to the maximum extent practicable.
D. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials.
E. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
(2) Additions. New additions, exterior alterations, or related new construction should be compatible in character with the original building. They should be sympathetic but not duplicative in design. In general, additions should avoid changing significant elevations that are visible from public rights-of-way and should not overpower the original building.
(3) Materials. Buildings shall have exterior materials of painted wood, brick, stucco, stone masonry, or other materials deemed appropriate by the Planning Commission. Vinyl, aluminum and synthetic stucco are not appropriate.
(4) Window and Door Openings.
A. Window and door openings are a major character-defining feature of a building and usually occupy twenty percent (20%) to fifty percent (50%) of the front elevation. They are typically vertically aligned and proportioned with a 2:1 ratio of height to width and defined by elements such as lintels and sills. The original openings should be maintained.
B. New windows should have a configuration that is historically appropriate such as one-over-one, two-over-two or six-over-six double-hung sashes.
C. Tinted or reflective glass is not appropriate.
(5) Scale and Massing. Overall building height to width ratios, chimney construction, roof pitch, footprint size, both absolute footprint size and size relative to lot size, placement and orientation, and other pertinent data, as deemed important to the overall building appearance shall be considered in the design of any addition, alteration or replacement of existing structures.
(6) Accessory Buildings. Accessory buildings exceeding 300 square feet of floor area shall be of the same architectural style and same exterior material as the main building unless the accessory building is a reconstruction of an accessory building that previously existed on the lot, in which case substantial freedom shall be afforded the applicant to replicate the structure as it previously existed.
(b) Design Requirements for New Buildings in Historic Districts.
(1) Scale and Massing. New buildings shall be similar in size, scale, mass and architectural style as the surrounding contributing buildings. Overall building height-to-width ratios, roof pitch, size, placement, orientation, and other pertinent data, as deemed important to the overall building appearance shall be considered in the design of any new or replacement structures.
(2) Materials. New buildings shall have exterior materials of painted wood, brick, stucco, or stone masonry, or other material deemed appropriate by the Planning Commission. Vinyl, aluminum and synthetic stucco are not appropriate.
(3) Window and Door Openings. Window and door openings are a major character-defining feature of a building and usually occupy twenty percent (20%) to fifty percent (50%) of the front elevation. They are typically aligned vertically with a 2:1 ratio of height to width and defined by elements such as lintels and sills. New windows should have a configuration that is historically appropriate such as one-over-one, two-over-two or six-over-six double-hung sashes. In all cases, glass should be clear; tinted or reflective glass is not appropriate.
(4) Site Location of New Buildings. In order to maintain historic landscapes around landmarks and contributing buildings, no new buildings shall be built on lots in front of landmarks or contributing buildings. New lots can be next to or behind landmarks and contributing buildings. New buildings shall have front yard setbacks similar to surrounding contributing buildings, provided that no new front yard of greater than fifty (50) feet shall be required.
(5) Garages. In order to maintain the characteristics of a historic district, no new house may be built with garage doors on the front elevation of said house facing the street. For corner lots, garage doors may face the street on the side elevation. Detached garages built behind the rear elevation of new or existing houses may have garage doors facing the front or side of the lot.
(6) Accessory Buildings. Accessory buildings exceeding 300 square feet of floor area shall be of the same architectural style and same exterior material as the main building unless the accessory building is a reconstruction of an accessory building that previously existed on the lot, in which case substantial freedom shall be afforded the applicant to replicate the structure as it previously existed.
(c) Design Guidelines for Site Improvements to Landmarks and Historic Sites.
(1) Building Signage. Any sign requiring a permit from the City, which is proposed to be attached to a landmark or contributing building shall be of material and style harmonious with the building and its surroundings. All such signs shall be presented to the Planning Commission for a Certificate of Appropriateness approval prior to initiation or erection of such sign.
(2) Parking and Paving. Reducing green space by adding additional pavement for driveways or parking areas should be limited whenever possible. New driveways and parking areas shall respect existing contours and natural features and be set back from adjoining property lines at least five (5) feet.
(d) Demolition. The demolition of existing buildings shall not be unreasonably denied. The Planning Commission shall consider the following criteria in evaluating applications for demolition.
(1) Public Safety. Demolition has been ordered by the Building Official for public safety because of an unsafe or dangerous condition that constitutes an emergency.
(2) Commercial Property. The owner can demonstrate to the satisfaction of the Planning Commission that the building cannot be reused nor can a reasonable economic return be gained from the use of all or part of the building proposed for demolition.
(3) Dwellings and Accessory Buildings. The owner can demonstrate to the satisfaction of the Planning Commission that the building cannot be economically restored and will not adversely affect the character of the City.
(4) Nonsignificant Items. The demolition request is for an inappropriate addition or a nonsignificant portion of building and the demolition will not adversely affect those parts of the building that are significant as determined by the Planning Commission.
(5) Noncontributing Buildings. Noncontributing buildings may be demolished if the demolition will not adversely affect the character of the district. Any new construction on the cleared site will be subject to the guidelines for new construction and site improvements.
(6) Demolition by Neglect. No owner of a building or structure in the historic district shall by action(s) or willful neglect, fail to provide sufficient and reasonable care, maintenance and upkeep to ensure such building's or structure's perpetuation and to prevent destruction of such building or structure by deterioration.
(e) Subdivision of Lots Containing Landmark Buildings.
(1) The subdivision of any lot containing a landmark shall be accomplished in such way that both the new lot and reduced lot conform to the minimum lot size in the zoning district and shall provide sufficient space so that a minimum thirty (30)-foot distance is maintained between any landmark building and any structure proposed on the new lot.
(2) Any new lot created from the subdivision of a lot containing a landmark must be at least one-half the size of the remaining portion of the lot containing the landmark.
(Ord. 2022-22. Passed 5-10-22.)