(A) Purpose.
(1) The city historic overlays HO1 and HO2 are hereby created in accordance with W. Va. Code 8A-7-2(b).
(2) The purpose of the historic overlays is to promote the general welfare and education of the public through maintaining those general areas or individual structures that have been designated as having historic, architectural, or cultural significance. HO1 and HO2 are intended to protect such areas or structures from encroachment or destruction while at the same time encouraging uses that will lead to their preservation, continuance, and improvement.
(B) Application. The HO1 and HO2 overlays are created as special zoning districts to be overlaid on to the underlying zoning districts. Where conflict exists between the provisions of the HO1 or HO2 overlay and the underlying zoning district, the most stringent requirements shall apply.
(C) Conditional use permits.
(1) Definitions. Unless otherwise expressly stated, the following uses shall, for the purpose of this subchapter, be defined as follows.
HISTORIC COMMERCIAL. A commercial use located within a structure designated as historic on a local, state, or national register.
HISTORIC RESIDENTIAL. A residential use located within a structure designated as historic on a local, state, or national register.
(2) Conditional uses.
(a) HO1. All uses permitted in the zoning districts underlying HO1 and all Historic Residential and Historic Commercial uses within HO1 shall be conditional uses within HO1 and subject to all the provisions of this subchapter.
(b) HO2. All Historic Residential and Historic Commercial uses within HO2 shall be conditional uses within HO2 and subject to all the provisions of this subchapter.
(3) Conditional use permit required.
(a) HO1. Before any building or structure within HO1 is constructed, erected, expanded, enlarged, or otherwise structurally altered, including signage, the owner of such building or structure shall apply to the Board of Zoning Appeals for a conditional use permit.
(b) HO2. Before any building or structure that constitutes a Historic Residential or Historic Commercial use within HO2 is expanded, enlarged, or otherwise structurally altered, including signage, the owner of such building or structure shall apply to the Board of Zoning Appeals for a conditional use permit.
(4) Submission of professional plans. In the case of the construction of a new house, commercial building, or other significant structure, the application shall include a professional set of plans, including site and elevation plans drawn to scale, along with sufficient explanation or justification for such change in accordance with this subchapter. The same may be required by the Board for other applications under this subchapter when such plans are needed to allow the Board to fully assess the physical, aesthetic, and cultural impacts of the proposed change.
(D) Basis for decision.
(1) Professional standards. The maintenance and preservation of the historic, architectural, or cultural significance of the Historic Residential and Historic Commercial uses within the HO1 and HO2 overlays are to be given the utmost consideration by the Board of Zoning Appeals in reviewing applications submitted under this subchapter. The Board shall use, as one basis for its decisions and considerations, the Secretary of the Interior’s Standards for Historic Preservation Projects (as issued by the United States Department of the Interior). The Board may also consult other treatises or authorities on historic preservation; and may solicit expert advice to assess how best to protect and improve the overall character of the HO1 and HO2 overlays.
(2) Historic preservation. Whenever the Board of Zoning Appeals receives an application for a conditional use permit pursuant to division (C)(3) above, the Board shall evaluate the proposal based upon the formal application, its accompanying plans, and any other submissions. The Board shall further assess the proposed architectural style design, method of construction, and location as they relate to existing nearby structures, sites, or features in order to judge whether the proposal will ensure that harmony and compatibility will exist within the area. In HO1, the Board shall seek to preserve the late nineteenth and early twentieth century architecture prevalent in existing structures within HO1 and set requirements on new construction in HO1 compatible with late nineteenth and early twentieth century architecture.
(E) Permitted uses and lot requirements. The HO1 and HO2 overlays impose a set of requirements in addition to those of the underlying zoning district. All applicable use and bulk and area regulations of the underlying zoning district shall apply in addition to the regulations outlined in this section. Only land identified on the zoning map within the HO1 and HO2 overlays is regulated by this section.
(F) General design guidelines for HO1 and HO2.
(1) Windows and doors. Existing windows and doors, including the window sash, glass, lintels, frames, molding, shutters, and steps, should be retained and repaired whenever possible. If a new window or door must be used, it should be of a material compatible with the front facade. Changing the size or arrangement of windowpanes, muntins, and rails where they contribute to the historic and architectural character of the building is discouraged. Inappropriate window or door features on significant facades are discouraged. Replacement windows in restored and rehabilitated structures should retain the dimensions and pane divisions of the window being replaced. Paired casement windows, although not historically common, are generally acceptable because of their vertical orientation. The use of single-pane windows should not be permitted unless equipped with snap-in muntins.
(2) Storm windows. Exterior storm windows and doors may be installed if they are visually unobtrusive, do not cause damage to existing frames, and can be removed in the future. Storm windows should match the trim color. Mill-finished aluminum can be painted to match.
(3) Porches and steps. Porches and steps that are appropriate to the building and the site should be retained. The original material and architectural features of porches and steps should be retained whenever possible.
(4) Roofs. The original roof shape should be preserved. All architectural features that give the roof its essential character should be preserved or replaced in a compatible manner.
(5) Architectural metals. Architectural metals should be cleaned when necessary with an appropriate method that does not erode the surface.
(6) Masonry surface and re-pointing. Original masonry should be retained whenever possible, without applying any surface treatment, including paint. When re-pointing of mortar joints is absolutely necessary, old mortar should be duplicated in composition, color, texture, method of application, and joint profile. The surface cleaning of structures shall be undertaken with the gentlest means possible.
(7) Wood frame buildings. Architectural features, such as cornices, brackets, window and door molding and details, clapboard, weatherboard, shingles, and other wood siding, are essential and parts of the character and appearance of frame buildings. They should be retained and preserved whenever possible. Frame buildings should not be resurfaced with new materials that are inappropriate for the building or that will cause deterioration of the original structure.
(8) Structural systems. Existing foundations should not be disturbed with new excavations that could undermine the structural integrity of the building.
(9) Mechanical systems. Exterior cables (e.g., electrical, telephone, and cable TV) should be installed in places where they will be visually unobtrusive. Audio/video antenna and mechanical equipment (e.g., air conditioning and solar panels) should be placed in as inconspicuous a location as possible.
(10) Garages. If an alley is adjacent to the dwelling, a new garage should be located off the alley. Where alleys do not exist, garages facing the street or driveway curb cuts may be acceptable. Garage doors should not face the street. If this is found necessary, single garage doors should be used to avoid the horizontal orientation of two-car garage doors. Parking spaces should be screened from the street and sidewalk by landscaping.
(11) Walls, fences, and railings. Removal or replacement with inappropriate material or design is discouraged where these are historically or architecturally important elements of the design and character of the structure and district.
(12) Storefronts. Proposed changes should be supported by historic photos and blueprints of the structure.
(a) Opening. The storefront opening, where possible, shall be recessed six to 12 inches into the facade’s storefront opening rather than applied to the face of the facade.
(b) Frame. The storefront design shall generally be composed of a hierarchical frame made up of vertical and horizontal elements.
(c) Recessed entry. The storefront should have a recessed entry off the sidewalk to create a more intimate sense of entry at the door. The recessed entry should be three feet to six feet deep.
(d) Windows. The storefront should be as transparent as possible. Large window areas emphasize display, maximize natural light, and allow for visibility into and out of the store.
(e) Cornice. The storefront should have a strong horizontal form at its top to separate it from the upper facade and to help certain signage.
(f) Materials, color, and texture. These characteristics of the storefront design should complement the upper facade and adjacent facades.
(G) Design standards for new construction in HO1.
(1) A new building in the HO1 should be visually compatible with its neighbors in spacing, setback, massing, materials, roof shape, window divisions, and siding emphasis. A new building does not necessarily have to be identical with its neighbors in these respects, but attention shall be given to the immediate architectural environment of the new building. Any new building shall support and enhance a block’s design unity and sense of character through consideration of silhouette, spacing, setbacks, proportions, volume, mass, entryway, material, surface, shadow, texture, style, and image. In addition, these guidelines apply only to the parts of the building visible from a public way.
(2) Rhythms of building spacing should be maintained.
(3) The buildings in the city are characterized by their linear appearance. The front of nearly every building faces the street. Although this may not be achievable on every site due to other constraints, architectural treatments can achieve the same effect. Parking should be located at the rear and side of buildings.
(4) Entrances and porches are often the focus of buildings, particularly when they occur on primary elevations. Together with their functional and decorative features such as doors, steps, balustrades, pilasters, and entablatures, they can be extremely important in defining the overall character of a building. The porch treatment of new structures shall relate to the porch treatment of existing adjacent structures. Open porches are strongly encouraged, but screened in porches may be acceptable if well detailed.
(5) The roof, with its shape; features such as cresting, dormers, and chimneys; and the size, color, and patterning of the roofing material can be extremely important in defining the building’s overall character. Roof profiles contribute strongly to the character of a street, and new construction shall relate to the predominant roof shape and pitch of existing adjacent buildings. Where flat roofs appear historically, they almost always project beyond the facade line and are frequently supported by brackets. New roofs should follow the traditional types: gabled, gambrel, hipped, and mansard. Roofing material shall be unobtrusive and not call attention to itself, except on buildings where pattern is a part of the overall design. Asphalt shingle is acceptable, provided it is a relatively dark shade. Random mingling of shingle shapes and colors should not be permitted, and consideration should be given to whether there is stylistic justification for the use of shaped shingles at all.
(6) The proportion, size, and detailing of windows in new construction should relate to that of existing adjacent buildings. Most windows in the city’s historic districts have a vertical orientation. Also, wooden, double-hung windows are traditional in the city’s historic districts. The use of large picture windows shall not be permitted in domestic structures, nor should any window that is basically horizontal in orientation. Reflective glass is prohibited. Projecting bay windows with a polygonal plan are appropriate. If a bay window is added, a projecting bay window is preferable to a curving bow window.
(7) Window type and materials shall be compatible with the front facade and the historic and architectural character of the buildings. Exterior storm windows and doors should be visually unobtrusive. Aluminum shall be painted in an appropriate manner.
(8) Stylistic trim using cornices, scrollwork, and the like is encouraged. Shutters are appropriate for new structures. Shutters should be paneled or louvered. Plank or board and batten shutters shall not be permitted. Shutters shall not be pierced with sawn initials or other motifs. Shutters shall be dimensioned to cover the window opening. The height of shutters shall be equal to the distance from the sill to the lintel, and the width of each unit shall be half the width of the frame, all measured on the exterior. Attachment of shutters to the building with hinges is preferable to an immovable mounting.
(9) Exterior materials are to be natural in appearance. For siding of new structures, diagonal and vertical siding are generally unacceptable. Siding of new structures shall have the same directional emphasis as the siding on original structures. Clapboard is the preferred siding material of new buildings. Materials which imitate natural materials may be acceptable. Imitative materials such as asphalt siding, wood-textured metal siding or artificial siding stone or brick should not be used. Four-inch metal siding, when installed and carefully detailed, may be acceptable.
(10) Paint color for a privately-owned building is essentially a personal choice. Several books have been published regarding historic paint colors at various periods in American architectural history (including Century of Color, published by the American Life Foundation in 1981); these should be consulted prior to choosing a color. Colors should be compatible with the historic district’s atmosphere and typical of the period from which the architectural style was developed.
(Ord. passed 6-3-2019)