A. Review of Alterations. Except as expressly provided in this chapter, no alteration of an exterior feature of a designated landmark may be performed and, if applicable, no building or other permits associated with such alterations may be issued until the Commission has completed its advisory review pursuant to this chapter. Application for advisory review shall be submitted to the Director on forms provided by the Village. If the proposed work requires a zoning variation or the issuance of a building or other permit, a completed application for such variation or permit shall accompany the application for advisory review. Upon the filing of a completed application for advisory review, the Director shall transmit such application to the Commission for its consideration. The Commission shall, as soon as practicable but within twenty (20) days of the date of filing of a complete application, fix a time for consideration of the application and give notice to the applicant; such consideration shall also be scheduled for a date within forty-five (45) days of the date of filing unless such time requirement shall be waived by the applicant. If consideration of an application by the Commission has not been initiated within forty-five (45) days, or having been initiated has not been concluded within forty-five (45) days following the submission by the applicant of additional evidence required by the Commission, the Director shall, if the plans are otherwise in compliance with applicable Village ordinances, issue the appropriate permits and approve the proposed alteration.
B. Consideration of Application; General Standards and Design Guidelines. The Commission shall consider the following general standards and design guidelines in its review of applications for advisory review:
1. General Standards.
a. Conformance with the Village Zoning Ordinance,
b. Reasonable effort shall be made to use the building, structure, object or site for its originally intended purpose or to provide a compatible use which requires minimal alteration, relocation or demolition,
c. The distinguishing original qualities or character of a building, structure, object or site should not be destroyed. The alteration, relocation or demolition of any historic material or distinctive architectural feature should be avoided except when necessary to assure an economically viable use of the property,
d. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, object or site should usually be maintained and preserved,
e. Deteriorated architectural features should whenever possible be repaired rather than replaced. If replacement is necessary, the new material should match as closely as practicable the material being replaced in composition, design, color, texture and other visual qualities. Repair or replacement of missing architectural features, where possible, should be based on accurate duplications of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings, structures, objects or sites,
f. The surface cleaning of buildings, structures, objects or sites should be undertaken with the gentlest means possible. Sandblasting and other cleaning methods which will damage the architectural or historic features and building material shall be discouraged,
g. New buildings and structures and the alterations and relocation of existing buildings or structures shall not be discouraged when such work does not destroy significant historical or architectural features and is compatible with the size, scale, color, material and character of the property or neighborhood,
h. Alterations, relocations and demolitions which do not affect any significant exterior architectural or historic features of the building, structure, object or site as viewed from a private street, a courtyard open to the public or a public street, place or way should generally be permitted,
i. Demolition of a designated landmark shall be discouraged if the building, structure or property, as the case may be, is economically viable and can yield reasonable return in its present condition or can be made economically viable and yield reasonable return after completion of appropriate alteration, relocation, renovation or restoration work;
2. Design Guidelines.
a. Height. The height of any proposed alteration should be compatible with the architectural style and character of the designated landmark.
b. Proportions of Windows and Doors. The proportions and relationships between doors and windows should be compatible with the architectural style and character of the designated landmark.
c. Roof Shape. The design of the roof should be compatible with the architectural style and character of the designated landmark.
d. Scale. The scale of the structure should be compatible with the architectural style and character of the designated landmark.
e. Directional Expression. The dominant horizontal or vertical expression of the facades should be compatible with the original architectural style or character of the designated landmark.
f. Architectural Details. Materials, textures, colors and architectural details should be compatible with the original architectural style or character of the designated landmark.
g. Appurtenances. Appurtenances including, but not limited to, signs, fences, accessory buildings or structures, permeable and impermeable surfaces should be compatible with the original architectural style or character of the designated landmark.
h. Other. In addition to the foregoing, the Commission may consider the Secretary of the Interior's Standards for Rehabilitation Guidelines for Rehabilitating Historic Buildings (Revised 1983), and any amendments to such standards.
C. Commission Determination. The Commission shall make its required comment on the proposed work at the conclusion of its meeting (or adjourned or continued meeting) or within ten (10) days after such meeting (Saturday, Sunday and legal holidays excluded). The Commission shall determine whether the proposed alteration will be appropriate or not appropriate to the preservation of the designated landmark.
D. Findings of Inappropriateness on the Application.
1. If the Commission determines that the proposed alteration is inappropriate, it shall make recommendations to the applicant concerning charges, if any, in the proposed alteration which would cause the Commission to reconsider its determination and shall confer with the applicant and attempt to resolve within thirty-five (35) days the difference(s) between the applicant and the Commission. If, at the completion of that period, the difference(s) between the applicant and the Commission have not been resolved, the Director shall, if the plans are otherwise in compliance with applicable Village ordinances, issue the appropriate permits and approve the proposed alteration.
2. If the Commission determines that the removal or demolition of a principal building or structure is inappropriate, it may request a conference with the applicant and extend the review process for a period not to exceed an additional ninety (90) days. Any delay by the applicant in complying with such a request for conference shall be added to the additional review period. During the extended review process the Commission shall attempt to reach a mutually satisfactory alternative to the proposed removal or demolition with the applicant. If, at the completion of that period, a mutually satisfactory alternative to the proposed removal or demolition has not been reached, the Director shall, if the removal or demolition is otherwise in compliance with applicable Village ordinances, issue the appropriate permits and approve the removal or demolition.
E. Alterations Requiring Action by the Zoning Board of Appeals. The Commission's determination on any alterations which requires a zoning variation or special use permit shall be made within forty-five (45) days of the filing of the application and shall promptly be forwarded to the Zoning Board of Appeals for its consideration in accordance with Section 3.44.010 of this code.
(Prior code § 20.06)