1187.01 Purpose.
1187.02 Three Architectural Districts as Overlay Zones.
1187.03 Repair and maintenance exception.
1187.04 Boundaries.
1187.05 Specific requirements in the Neighborhood Character Architectural District.
1187.06 Interpretation of requirements in the Neighborhood Character Architectural District.
1187.07 Specific requirements in the Downtown Architectural District and Gateway Architectural District.
1187.08 General standards for review; certificate of appropriateness in the Downtown Architectural District and Gateway Architectural District.
1187.09 Historic Standards for review; certificate of appropriateness in the Downtown Architectural District and Gateway Architectural District.
1187.10 Certificate of appropriateness required for demolition.
1187.11 Board of Architectural Review.
The purpose of the Architectural Districts are to maintain a high character of community development, to protect and preserve property, to promote the stability of property values and to protect the general community welfare by regulating the exterior architectural characteristics of structures in areas hereinafter defined. Standards and guidelines described herein help ensure that new development and redevelopment is compatible with existing urban form and local plans for enhancement of unique urban areas in the City. The Architectural Districts also help advance the planning goals expressed in the Sylvania Land Use Plan, Downtown Plan, Gateway District Plan, and related planning documents.
(Ord. 56-2015. Passed 4-18-16.)
There are three Architectural Districts that apply to specific areas in the City. The Neighborhood Character Architectural District is created to help maintain the distinctive appeal of older residential neighborhoods in and near downtown Sylvania. These residential areas are locally-significant with historic roots associated with the earliest days of the City of Sylvania. The Downtown Architectural District recognizes the unique character of downtown Sylvania and contains requirements to help ensure that new construction on infill lots, along with the renovation of existing buildings, will blend with the urban fabric and character of Downtown Sylvania. The Gateway Architectural District is established to draw attention to the importance of areas adjacent to the US 23 interchange. This general area serves to welcome visitors to the City of Sylvania and therefore it is essential to maintain a quality introductory environment that expresses a positive community image. The Three Architectural Districts are overlay zoning districts. They include development standards and requirements that are in addition to those established by underlying zoning districts. All standards and regulations of the underlying zoning district apply, except where specifically modified or supplemented by provisions of these Architectural Districts.
(Ord. 56-2015. Passed 4-18-16.)
In addition to requirements established within the underlying zoning district, the following additional requirements shall be met:
(a) Building Orientation: All construction and/or renovation of a principal structure must provide for a single principal entrance, and that principal entrance shall face a public street.
(b) Building Height: No new construction and/or renovation of a principal structure shall be constructed which is more than thirty percent (30%) above or below the average height of residences on the same block of land and on the same side of the street.
(c) Front Yard Average: All construction and/or renovation of a principal structure shall meet the required setbacks of the zoning district in which it is located. Further, no principal building, or addition thereto, may be located further away from the street right of way line than the average setback of all structures along the block.
(d) Building Materials: No less than 75 percent of the exterior building materials used for the construction and/or renovation of a principal structure shall be materials also found on the exterior of structures along the same block, and same side of the street.
(e) Lot Coverage: The proposed ratio of area occupied by principal and accessory buildings and lot area, may not exceed the average ratio of area occupied by principal and accessory buildings and lot area for all adjacent buildings by more than 1.25 times.
(f) Rooflines and Shapes: Roof shapes and rooflines must be generally compatible with other buildings and structures found along the same block. Where there is a dominant pattern of roof planes along a street, (such as roof planes generally parallel to the right-of-way line, perpendicular to the right-of-way line, or a certain combination of both) such pattern shall be similarly expressed in new construction and/or renovation. Similarly, roof pitches shall be similar to structures found along the same block.
(g) Lot Combinations: To help preserve and protect the historic character of the neighborhood and the rhythm of building mass, lot combinations are discouraged. Whenever applications are made to construct a new principal structure or add to an existing principal structure, on two or more separate or combined parcels, such an application shall be first reviewed by the Design Review Board. This review shall include consideration of proposed building mass and scale in the context of neighboring property. Plan approval may including conditions requiring measures to reduce the visual mass of the building to make it compatible with established residences.
(h) Garages: Attached garages may not occupy more than thirty percent (30%) of the total linear front facade distance facing the street. Detached garages also may not occupy more than thirty percent (30%) of the total linear facade distance facing the street, unless located wholly behind the main building.
(Ord. 56-2015. Passed 4-18-16.)
Any questions of interpretation of the requirements associated with the Neighborhood Character Architectural District listed above shall be refereed to the Board of Architectural Review for a determination.
(Ord. 56-2015. Passed 4-18-16.)
(a) Whenever a structure within the Downtown Architectural District or Gateway Architectural Districts is proposed to be constructed or erected, or whenever an existing structure within the Downtown Architectural District or Gateway Architectural District is proposed to be altered, reconstructed, enlarged or remodeled, such that it involves the exterior design, material, finish grade line, major landscaping or orientation of the structure, an application for a Certificate of Appropriateness shall first be obtained. The application shall be accompanied by a line drawing indicating lot dimensions, size, shape, and dimensions of the structure, the location and orientation of the structure on the lot and the actual or proposed building setback lines. In addition, the application shall be accompanied by photos, illustrations and narrative material that describing the proposed design or change of design, use of materials, finish grade line, landscaping and orientation of the structure.
(b) Upon receipt of an application for a Certificate of Appropriateness, which is accompanied by supporting material the application shall be referred to the Board of Architectural Review at its next regular meeting not more than forty-five (45) days from the date the application is filed. The Chairperson of the Board may also call a special meeting to consider such application. The Board shall consider and grant or deny the Certificate of Appropriateness within forty-five (45) days from the date of the filing of the application. The applicant may agree to extend this time period.
(Ord. 56-2015. Passed 4-18-16.)
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