(a) Meetings and Recordkeeping. In addition to the meeting procedures specified in Section 1105.11
of the Planning and Zoning Code, the Historic Preservation Board shall compile a written annual report of activities, cases, decisions, special projects and qualifications of members specifically related to historic preservation issues and this report shall be kept on file and available for public inspection. Rules of procedure adopted by the Board shall also be kept on file and available for public inspection in the Community Development office.
No construction, reconstruction, alteration or demolition of any structure or significant exterior architectural feature thereof in any designated Historic Overlay District or of any listed property shall be undertaken prior to obtaining a certificate of appropriateness from the Historic Preservation Board and all proper permits from the City Code Enforcement Department. No permit shall be issued for the construction, reconstruction, alteration or demolition of any area, place, site, building, structure, object or work of art within a designated Historic District or listed property, except in cases corning under the exclusions in this chapter, unless the application for such permit is approved by the Historic Preservation Board through the issuance of a certificate of appropriateness in the manner prescribed.
(b) Certificate of Appropriateness.
(1) Purpose. To assure that environmental changes affecting historic properties are consistent with the purposes of the HO District, the Historic Preservation Board shall review applications for certificates of appropriateness.
(2) When required. A certificate of appropriateness shall be required for any property in an HO District prior to:
A. The issuance of any building permit, demolition permit, certificate of compliance, or sign permit for such property, or
B. The removal of any tree on or abutting such property, or
C. Any action causing, in the judgment of the Zoning Administrator, a material change in, addition to or removal of:
1. The external architectural features of any structure on such property, including the kind, color and texture of exterior building materials and the type, character and design of doors, windows, signs, light fixtures, moldings, railings and other appurtenance, or
2. The landscaping, fencing, parking facilities, accessory uses or street furniture on or abutting such property, whether or not such action requires any other certificate or permit hereunder.
D. No certificate shall be required for:
1. Routine maintenance and repair that does not involve structural change or significant change, in the judgment of the Zoning Administrator, to material, design, texture, color or other aspects of the outer appearance of a property, or
2. Any construction, alteration or demolition which in the judgment of the Zoning Administrator is required for public safety because of imminent peril to life, health or property.
(3) Approval process. An application for a certificate shall be filed with the Zoning Administrator, who shall refer the application to the Historic Preservation Board. The Board shall review and within sixty days of its receipt either approve, conditionally approve or deny the application based on the applicable approval criteria in subsection (c) hereof. If no finding by the Zoning Administrator or the Historic Preservation Board is made within the specified period, the application shall automatically be denied. The Board may call upon technical personnel within or outside the City government to assist in the review of the application.
(4) Existing certificates. Any lawful certificate of appropriateness previously granted to any lawful use existing on the adoption of this Code, or any applicable amendment thereto that requires a certificate, shall be considered a lawful certificate thereunder without need for approval of a new certificate.
(5) Expansion or alteration. Any change of, expansion of, addition to, or alteration of a use holding a certificate of appropriateness shall require the approval of an additional certificate by the Zoning Administrator.
(6) Appeal. An applicant or other party may appeal the Board's decision to the Board of Zoning Appeals in accordance with the provisions on appeals in Section 1353.07
.
No appeal of an application that has been denied shall be taken until a period of thirty days, or forty-five days for any application involving demolition, has elapsed beginning with the date of the denial by the Historic Preservation Board. During such period, the Historic Preservation Board shall attempt to work out an alternative plan with the applicant that is acceptable to both the applicant and the Board.
(c) Approval Criteria for Certificates of Appropriateness.
(1) In granting approval or conditional approval of a certificate of appropriateness, the Historic Preservation Board shall prepare written findings of fact that the proposed alteration or change is compatible, as applicable, with the character of:
A. The existing property being altered, and
B. Surrounding properties, and
C. Adjacent public ways, and
D. The historic district, if any, in which the property is located.
(2) Such compatibility shall be judged with respect to the following elements of design:
A. Height and scale.
B. Proportions of windows, doors, sign lettering and other design features.
C. Shape of roof.
D. Materials, textures and colors.
E. Directional expression, or the horizontal or vertical character of the structure.
F. Open space, including setbacks and spacing between structures or signs.
G. Landscaping.
It is not the intent of these criteria to prohibit such contemporary design or architectural styles as may be compatible with a historic environment.
For approval of a certificate, the Board shall require only such degree of compatibility as can be achieved without depriving the property owner of reasonable use of and a reasonable economic return from his property.
(Ord. 18-91. Passed 9-24-18.)