HomeMy WebLinkAboutDept Report 11-27-01
CARMEL/CLAY PLAN COMMISSION
DEPARTMENT REPORT
November 27, 2001
lh. Docket No. 96-01 Z; Old Town Overlay District
Petitioner seeks a favorable recommendation for the establishment of the Old Town
Overlay District. The area affected is commonly known as Old Town.
Filed by the Department of Community Services for the Old Town Task Force.
Old Town is an important historical, commercial, and residential area to the City of Carmel and
Clay Township. In order to protect this important area, the proposed Overlay Zone was
developed to provide for consistent and coordinated treatment of the properties in Old Town by
establishing basic standards for structures, landscaping, and other improvements.
The proposed Overlay Zone seeks to:
* Foster rehabilitation and development in Old Town
* mcrease property values in Old Town
* Protect real estate investment in Old Town
* Retain Old Town neighborhood vitality
* Spur commercial activity in Old Town
* Attract new businesses to Old Town
This Ordinance was developed during a yearlong task force process in which every effort
was made to gather as much citizen input as possible. Please see the Task Force Summary
included in your packets for a more detailed description of this process and the issues that arose.
Also included in your packets are supporting materials such as a current v. proposed zoning
comparison, buildable area comparison, and relevant articles.
The Department recommends that this item be forwarded to the Special Studies Committee
on December 4th for further discussion.
1
Old Town District
Zoning Overlay District Ordinance Draft
October 15, 2001-FINAL
I. Purpose and Intent of OJ.d Town OverJ.ay Di.stri.ct
It is the purpose of the Old Town District (referred to in this Section ##A as the "District ") to promote and
protect the public health, safety, comfort, convenience and general welfare by providing for consistent and
coordinated treatment of the properties in the designated Old Town District in Clay Township, Hamilton County,
Indiana. The Commission and Council, in establishing this overlay zone, are relying on IC 36-7-4-600 et seq.
and IC 36-7-4-1400 et seq.
Old Town is an important historical commercial and residential area to the City of Cannel and Clay Township.
In order to protect this important area, this Overlay Zone has been developed to provide for. consistent and
coordinated treatment of the properties in Old Town by establishing basic standards for structures, landscaping
and other improvements.
Further, this Overlay Zone seeks to:
* Foster rehabilitation and development in Old Town
* Increase property values in Old Town
* Protect real estate investment in Old Town
* Retain Old Town neighborhood vitality
* Spur commercial activity in Old Town
* Attract new businesses to Old Town.
Within the Old Town District there are different parts and characteristics, therefore, the district is divided into
three Sub-Areas: a Character Sub-Area, a Historic Range Line Road Sub-Area, and Main Street Sub-Area.
Each Sub-Area will have separate guidelines that apply to it.
I. Old Town District Boundaries
The boundaries of the Old Town District. Beginning at the center line of Smokey Row Road (136th
Street) at the intersection of the Monon Trail; east to the rear lot line of properties on the east side of 1 st
Ave NE; south to 7th St. NE; east to the rear property line of properties on the east side of 2nd Ave NE;
south to 3rd St. NE; eaSt to 3rd Ave NE; south to 1st St. NE, east to 4th Ave NE, south crossing over
Main Street to the rear lot line of properties on the north side of Carmel View Drive; west to the rear lot
line of properties on 151 Avenue SE, south to 4th Street SE, west to the alley between 1 st Ave SE and
Range Line Road; north to 1st St. SE; west to 2nd Ave SW; south to 2nd St SW; west to
; north to the rear lot line of properties on the south side of Park Place; east to the
Monon Trail; and north to the beginning. Boundaries are further described by the map in Figure 1.
Within the District, land is further subdivided into Sub-Areas, which describe different land use and
design guidelines. The boundaries of the Sub-Areas are hereby established as shown on the Sub-Area
Map (Figure 2).
n. Application of Guidelines of the Overlay District
A. Buildings covered by the Guidelines
Any alteration, addition or new construction within the Old Town District that requires a
building permit must be reviewed for conformance with these guidelines. At the time of the
review by the Director, as the staff of the Plan Commission, in a public hearing, advanced
notification must be given to the current President of the Old Town Neighborhood
Association.
Draft 3.6/0ctober 15,2001
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B. Contributing buildings and Non-contributing buildings
1. Definition.
a) Contributing buildings are those that have certain characteristics that are in
keeping with historical construction in the Old Town District.
b) Non-contributing buildings, usually built later, do not have many of these
characteristics. The aim of the guidelines is to preserve or create contributing
characteristics where it is possible to do so.
2. Application of guidelines. Some of the guidelines are directed only at contributing
buildings and are not applicable to non-contributing buildings. Figure 3 designates the
contributing and non-contributing buildings. Such designation may be reviewed and
revised at any time by the Director, using the criteria established in III.C.
3. New construction. New buildings must be built with the characteristics of
contributing buildings.
4. Reconstruction. Redevelopment or reconstruction of a property where the existing
building has been demolished will be considered new construction, regardless of the
classification of buildings previously existing on that site, except as provided in
III.B.5.
5. Where a building has been demolished due to fire or other accident or disaster that is
customarily covered by insurance, the owner may reconstruct the property in
accordance with these guidelines, or, in substantially the same design as existed prior
to the accident.
C. Characteristics of contributing buildings
Buildings shall be considered "contributing", regardless of age, if they were originally built
with all of the following characteristics, or if they have been altered to conform with these
characteristics:
1. The following are characteristic of contributing buildings in the Character Sub-Area
and the Historic Range Line Road Sub-Area:
a) Small lots and small size houses, compared to Carmel's later subdivisions.
b) Narrow house fronts compared to length.
c) Hip or gabled roofs.
d) Wood clapboard materials and wood or brick details.
e) Narrow, rectangular wood windows.
f) Detached garages in the rear of the property.
g) Consistent setbacks from the street and narrow side yards.
h) Front porches (optional).
2. The following are characteristic elements of buildings in the Main Street Sub-Area:
a) Retail uses on the ground floor.
b) Transparent storefront glass for most of the length of the frontage.
c) Little or no setback from the sidewalk or ROW line.
d) Orientation and front door opens toward Main Street.
e) Parking in the rear or sides of building, not in the front.
f) Pedestrian scale details and variety in the signs, awnings, and storefronts.
g) Buildings at least two stories tall.
h) Walls faced in brick or wood, not concrete block or metal.
III. Guidelines
A. Historic Range Line Road Sub-Area
The Historic Range Line Road Sub-Area encompasses the houses and businesses north of
Main Street along Range Line Road. These buildings are generally larger than the others in the
Old Town area and are more architecturally distinctive. In addition, their high visibility
contributes greatly to the sense of Old Town as an historic area. Under these circumstances
more strict protection of these buildings is being called for, with demolition strongly
discouraged.
Draft 3.6/0ctober 15,2001
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Draft 3.610ctober 15,2001
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Renovations and Additions to All Existing Buildings
The following guidelines shall be applicable to all exterior renovations and additions
to existing buildings in the Historic Range Line Road Sub-Area, regardless of
whether the building is contributing or non-contributing.
a)
Lot dimensions and coverage
i) Existing lot dimensions as originally platted shall be acceptable.
ii) Minimum lot width shall be 50 feet for single family and 60 feet for
all other uses.
iii) The maximum lot coverage shall be 45% of the area of the lot for
single family uses and 70% of the area of the lot for all other uses.
iv) No lot may be created by subdivision or by joining which is greater
than 90 feet in width.
b)
Setbacks
i) Additions, except for open-air porches, may not be added to the
front of the building except where the building is set back more
than 20 feet from the setback line of its nearest two neighbors.
ii) A comer lot for a residential use is presumed to have a front yard
setback on both streets that it faces. For a non-residential use, the
front yard shall be Range Line Road (if the property is located on
Range Line Road) or the street with the greatest traffic.
iii) Side and rear yard setbacks shall be a minimum of 5' from the
property line.
c)
Materials. Additions and alterations to the exterior will use materials
consistent with those found on the building when it was originally built.
d)
Roof. Alterations that reduce the roof pitch of an existing building are not
allowed. Additions may have a shed, gable, or hip roof.
e)
Garages.
i) Attached garages may not be added to an existing building. All new
garage buildings must be detached and sited at least five (5) feet
behind the main building.
ii) New detached garages and other accessory buildings should use
exterior materials similar to the main building.
iii) Covered walkways attaching the garage to the main building are
allowed.
f)
Landscape and Lighting.
i) A paved walkway from the porch or front door to the front sidewalk
is required.
ii) The remaining front yard of all buildings will be maintained with a
groomed landscape of low shrubs, ground cover, trees, flowers
and/or grass.
iii) Exterior lighting is restricted to lamps mounted on the building,
seven-foot maximum-height pole-mounted decorative lights, and
low-wattage landscape lighting.
iv) Fences greater than 36" tall are not allowed in the front yard of the
property.
v) Chain link material is not allowed in the front yard.
vi) Dumpsters must be screened from view, where possible.
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g) Signs. Signage, where allowed, shall abide by the City of Carmel and Clay
Township Zoning Ordinance specified in Section 25.7.02-13.
h) Parking and driveways
i) Parking is not allowed in the front yard of any property, except on a
driveway leading to the garage.
ii) Driveways leading to the detached garage may not be wider than 12
feet, except within 30 feet of the front of the garage, where the
driveway may be up to 24 feet wide.
iii) Parking spaces required to be provided under the zoning ordinance
may be reduced by up to 50% in order to accommodate difficult site
conditions such as limited access, small lots, and/or existing mature
trees.
iv) New curb cuts on Range Line Road will not be permitted unless
there is no alternative access from a side street.
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in
the Historic Range Line Road Sub-Area
Alterations and additions to existing, contributing buildings in the Historic Range
Line Road Sub-Area shall be guided by the following:
Draft 3.6/0ctober 15,2001
a)
Demolition. No contributing building, or any part of it, may be demolished
in this district without the consent of the Director. The Director shall only
consider the following when determining whether a building or any part of it
may be demolished:
i) Structural conditions pose an imminent safety hazard.
ii) An advanced state of dilapidation or fIre damage would make it
unfeasible to repair the building for any reasonable economic use.
iii) The particular financial situation of the current owner or the current
owner's desired use for the property shall not be considered as
factors in determining consent for demolition.
b)
Building Use. Notwithstanding uses otherwise allowed by zoning, uses that
require substantial alteration or additions to the exterior of a contributing
building in order to accommodate the functional requirements will not be
allowed.
c)
Materials
i) Details such as porch railings, trim boards, fascia boards, and
cornices may not be removed from the building.
ii) Original materials of the building will be repaired rather than
replaced, when possible.
iii) Wood siding, when it cannot be repaired, may only be replaced with
wood siding of a similar dimension to the original.
iv) Windows must be replaced with wood or vinyl-clad wood of similar
dimensions and detailing to the original.
d)
Alterations
i) Alterations to the interior of the historic building are allowed if the
exterior of the building is not changed.
ii) No alterations are allowed that permanently change the massing,
character, window placement or details of the exterior of the
original building.
iii) Previous additions or alterations to the building that detract from or
conceal the character of the building may be removed and the
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building restored to a previous condition. In this process, no
attempt should be made to add "historic" features (e.g., bay
windows or gingerbread trim) not actually a part of the original
building.
e) Additions
i) Additions are allowed only in the rear of the building.
il) Additions may not be taller or wider than the existing building.
iii) Additions must be designed to complement, but not mimic, the
historic architecture.
iv) Additions must be built in such a way that they can be removed in
the future without damage to the original building.
3. New Construction
The following guidelines apply to all new buildings built within the boundaries of the
Historic Range Line Road.
Draft 3.6/0ctober 15,2001
a)
Building Mass.
i) Buildings are to be oriented parallel and perpendicular to the street.
il) Buildings will generally be longer than they are wide, with the
narrow dimension facing the street. Building widths may not exceed
45 feet, except where the lot is greater than 80 feet in width, in
which case the building may be up to 55 feet wide.
b)
Setbacks
i) New buildings must follow the dominant or average front yard set-
back dimension of existing buildings on the same block and on the
same side of the street, with a variation of up to three feet allowed.
c)
Materials.
i) All sides of the main and accessory buildings must be clad in wood,
brick, stone, or high-quality vinyl siding. The same material must
be used on all sides of the building.
il) New detached garages and other accessory buildings should use
exterior materials similar to the main building.
iii) Windows and trim must be framed in wood or vinyl-clad wood.
iv) Visible aluminum storm windows or doors are not allowed.
v) Chimneys are to be brick.
vi) Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
vii) Roofs are to be asphalt, wood or slate shingles.
viii) Foundations must be split-face block, stone veneer or poured in
place concrete.
d)
Windows, Doors.
i) Vertical, rectangular double-hung or casement windows are
required. These may be used in multiple sets to create larger
expanses of window area.
ii) Plate-glass picture windows, strip windows and arched windows are
not allowed on the front facade.
iii) Special windows are allowed (ovals, hexagon, etc.) as accents.
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e)
Roof
i)
The roof of the main building and accessory buildings shall be
gabled, multi-gabled, or hipped, with a minimum pitch of 8: 12.
A roof over a porch or bay window may be flat or pitched.
ii)
t) Porches.
i) Covered porches facing the street on the first or upper floor of the
structure are strongly encouraged but not required.
ii) Uncovered decks are not allowed in the front yard.
g) Building Height.
i) Minimum: 13 feet to the midpoint of the cornice and the ridgeline.
ii) Maximum: 30 feet to the midpoint of the cornice and the ridgeline,
except as provided in 7(c).
iii) Buildings may not exceed the height of the tallest dimension of the
nearest two contributing buildings by more than 7 feet.
B. Main Street District
Main Street west of Range Line Road is a relatively intact example of street front retail. The
emphasis is on encouraging new construction and renovations that conform to the desired
character and prohibiting changes that do not conform to the existing character.
Draft 3.610ctober 15,2001
This Sub-Area will be focal point of pedestrian commercial activity in the Old Town District.
All new construction, and alterations and additions to new buildings, will follow these
guidelines:
1.
Use. The underlying zoning in this district will prevail regarding permitted land uses,
with the following exceptions:
a) Only those uses allowed in B-1 zoning districts will be allowed on the
ground floor in areas that are designated as I-I zones;
b) No drive-through or drive-up facilities are allowed for any use, including
automotive, banking, or food sales.
c) Multi-family residential uses will be specifically allowed and encouraged on
the upper floors of all buildings.
2.
Building mass.
a) New buildings and renovations shall follow the general massing of a "Main
Street" commercial block, i.e., a rectangular building with a flat or slightly
sloped roof, oriented perpendicular to the street.
b) Building height is limited to three floors.
c) The first floor and all other floors will have a coordinated composition,
which will usually be indicated by the alignment of upper floor windows and
other features with openings and features of the first floor.
3.
Materials
a) The first floor and upper floors may be composed of different materials. The
fayade of the upper floors on any building that faces a public street may be
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Draft 3.6/0ctober 15,2001
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constructed of wood siding, brick, stucco, or other masonry units, and
trimmed in stone, contrasting brick, wood, or precast concrete.
b) The fIrst floor of a new or renovated building must be composed of
storefronts, which may be inserted into a masonry, wood, stone or concrete
panel frame which is coordinated with the upper floor. Storefronts will be a
lightweight material such as aluminum, glass, wood, tile, and panelized
composites.
c) The materials in the rear of the building must be coordinated with the front
fa~ade, although they may be different.
d) On the front fa~ade, at least 60% of the total area of the fIrst floor (up to the
line of the second floor) must be transparent vision glass.
e) Front and side fa~ades of buildings located on comer lots shall be of the
same materials and similarly detailed.
f) Exterior walks, steps, ramps and paving must be masonry or stone pavers, or
poured or precast concrete.
4. Windows, Doors.
a) A separate entrance facing a public street shall be provided to the upper
floors ofa building if the use differs from the one on the ground floor.
b) Each floor shall have windows.
5. Roof. Roofs must have a pitch ofless than 3/12 and will not be a substantially visible
part of the building.
6. Alterations and additions. Existing buildings may be substantially modified to
conform to these guidelines, except for designated historic structures.
7.
Details.
a)
b)
Cornices and other details of existing buildings may not be removed.
The fa~ade should have a flat front, with relief provided by windows and
surrounds, storefronts, doors, and features such as special brick coursing,
pilasters and lintels.
All new buildings will have an articulated cornice at the top of the fa~ade
wall.
c)
8.
Setbacks.
a) Front setback. The buildings must sit on the front property line except for
minor recesses for entrances and outdoor seating/dining.
b) Side setback. There are no minimum side setbacks; however, mid-block
pedestrian access to rear parking must be a minimum of six (6) feet wide.
9.
Entrances.
a) The principal entrance to all retail areas must face the public street.
b) Additional entrances may face the side of the building.
c) No rear entrances are allowed except for residential or office uses,
emergency exits, employees, loading and trash removal.
10.
Storefronts shall be internally illuminated with spots or other incandescent lighting, so
as to prominently, and attractively display the business or its products. Exterior
lighting may be affixed to the building.
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11. Permanents signs and awnings.
a) Maximum sign area: First floor occupants are allowed a total of one and a
half (1.5) square feet of sign for each linear foot of street frontage, except
that no single sign may exceed thirty-two (32) square feet in area.
b) Freestanding permanent signs are not allowed.
c) Building signs must fit within the horizontal and vertical elements of the
building and may not obscure details of the building.
d) Signs may be perpendicular or flat-mounted, including separately mounted
letters. Perpendicular signs may not extend more than five feet from the face
of the building.
e) No sign may extend above the cornice line of the building.
f) Allowable signs may also be painted in graphics in storefront or upper floor
windows. Signs may also be imprinted on awnings. All such signs will be
included in the calculations for maximum sign area.
g) Retractable or fixed fabric awnings are allowed, but these must fit within the
storefront glass area and may not obscure details of the building. Awnings
may only be supported with building-mounted hardware.
h) Individual tenants should strive for a unique graphic image, rather than be
required to conform to a single graphic style for the whole building.
12. Parking and Loading Requirements.
a) Parking lots may be located in the rear of the building only.
b) Parking shall be provided at the ratio of one space for every 1200 square feet
of gross area in the building. Where the total lot area is less than 3000 square
feet, the owner shall be exempt from parking requirements.
c) On street parking may not be used to fulfill parking requirements, however, a
reasonable share of a public lot may be assumed to fulfill these requirements.
d) Parking may be provided on-site or in a convenient remote lot not more than
400 feet from the property.
e) Parking requirements may be reduced if businesses with substantially
different peak hour requirements agree to share parking.
f) No new curb cuts are allowed on Main Street, and no parking lots or loading
areas may front on Main Street.
g) Screened loading and trash areas shall be provided for all businesses at the
rear of the building.
C. Character Sub-Area
Character Sub-Areas consist of the bulk of the residential areas in the Old Town district both
east and west of Range Line Road, and both residential and commercial properties facing
Range Line Road in the north end of the District There are many different styles of
architecture in this area; however, the consistency and character of the neighborhood is worth
protecting. The intent of these guidelines is to preserve the character of the neighborhood by
preserving certain building and siting characteristics, without requiring that specific buildings
or building elements be preserved.
1.
Renovations and Additions to Existing Buildings
The following guidelines shall be applicable to all exterior renovations and additions
to existing buildings in the Historic Range Line Road Sub-Area, regardless of
whether the building is contributing or non-contributing.
Draft 3.6/0ctober 15,2001
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Draft 3.6JOctober 15,2001
g)
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a)
Lot dimensions and coverages
i) Existing lot dimensions as originally platted shall be acceptable.
ii) Minimum lot width shall be 50 feet for single family and 60 feet for
all other uses.
iii) The maximum lot coverage shall be 45% of the area of the lot for
single family uses and 70% of the area of the lot for all other uses.
iv) No lot may be created by subdivision or by joining which is greater
than 90 feet in width.
b)
Setbacks
i) Additions, except for open-air porches, may not be added to the
front of the building except where the building is set back more
than 20 feet from the setback line of its nearest two neighbors.
ii) A comer lot for a residential use is presumed to have a front yard
setback on both streets that it faces. For a non-residential use, the
front yard shall be Range Line Road (if the property is located on
Range Line Road) or the street with the greatest traffic.
iii) Side and rear yard setbacks shall be a minimum of 5' from the
property line.
c)
Materials. Additions and alterations to the exterior must be clad in wood or
high quality vinyl siding.
d)
Roof. Alterations that reduce the roof pitch of an existing building are not
allowe~. Additions may have a shed, gable, or hip roof.
e)
Garages.
i) Attached garages may not be added to an existing building. All new
garage buildings must be detached and sited at least five (5) feet
behind the main building.
ii) New detached garages and other accessory buildings should use
exterior materials similar to the main building.
iii) Covered walkways attaching the garage to the main building are
allowed.
f)
Landscape and Lighting.
i) A paved walkway from the porch or front door to the front sidewalk
is required.
ii) The remaining front yard of all buildings will be maintained with a
groomed landscape oflow shrubs, ground cover, trees, flowers
and/or grass.
iii) Exterior lighting is restricted to lamps mounted on the building,
seven-foot maximum-height pole-mounted decorative lights, and
low-wattage landscape lighting.
iv) Fences greater than 36" tall are not allowed in the front yard of the
property.
v) Chain link material is not allowed in the front yard.
vi) Dumpsters must be screened from view, where possible.
Signs. Signage, where allowed, shall abide by the City of Carmel and Clay
Township Zoning Ordinance specified in Section 25.7.02-13.
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h) Parking and driveways
i) Parking is not allowed in the front yard of any property, except on a
driveway leading to the garage.
ii) Driveways leading to the detached garage may not be wider than 12
feet, except within 30 feet of the front of the garage, where the
driveway may be up to 24 feet wide.
iii) Parking spaces required to be provided under the zoning ordinance
may be reduced by up to 50% in order to accommodate difficult site
conditions such as limited access, small lots and/or existing mature
trees.
iv) New curb cuts on Range Line Road will not be permitted unless
there is no alternative access from a side street.
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in
Character Sub-Area.
Alterations or additions to existing, contributing buildings in the Character Sub-Area
shall be guided by the following guidelines. Nothing in these guidelines shall require
a change to a part of the building that is not otherwise affected by the proposed
alteration or addition.
Draft 3.610ctober 15,2001
a)
Materials.
i) All sides of the main and accessory buildings must be clad in wood,
or high-quality vinyl siding.
ii) Windows and trim must be framed in wood or vinyl-clad wood.
iii) Visible aluminum storm windows or doors are not allowed.
iv) Chimneys are to be brick.
v) Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
vi) Roofs are to be asphalt, wood or slate shingles.
vii) Foundations must be split-face block, stone veneer or poured in
place concrete.
b)
Where previous alterations have introduced inconsistent materials (simulated
stone, brick, metal, etc.) to a wood-clapboard house, a new addition or
alteration that affects this part of the structure will require removal of the
inconsistent material.
c)
Windows, Doors.
i) Vertical, rectangular double-hung or casement windows are
required. These may be used in multiple sets to create larger
expanses of window area.
ii) Plate-glass picture windows, strip windows and arched windows are
not allowed on the front facade.
iii) Special windows are allowed (ovals, hexagon, etc.) as accents.
iv) Existing windows may be moved or replaced with windows that are
similar to the original building windows.
v) If a window is covered over or removed, the material on the exterior
must match the pre-existing siding.
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d) Roof. Roofs shall be gabled, multi-gabled, or hipped, with a minimum pitch
of 8: 12. Porch roofs may be flat or pitched.
e) Porches.
i) Removal of existing porches is strongly discouraged.
ii) Covered porches on the ground floor and second floor facing the
street are strongly encouraged but not required.
iii) Existing porches may only be enclosed with transparent glass
windows.
iv) Uncovered decks are not allowed in the front yard.
f) Building Height. Additions to the existing building may not exceed the
height of the tallest dimension of the nearest contributing buildings by more
than 7 feet.
3. New Construction
The following guidelines apply to all new buildings built within the boundaries of the
Character Sub-Area.
Draft 3.6/0ctober 15,2001
a)
Building Mass.
i) Buildings are to be oriented parallel and perpendicular to the street.
ii) Buildings will generally be longer than they are wide, with the
narrow dimension facing the street. Building widths may not exceed
45 feet, except where the lot is greater than 80 feet in width, in
which case the building may be up to 55 feet wide.
b)
Setbacks
i) New buildings must follow the dominant or average front yard set-
back dimension of existing buildings on the same block and on the
same side of the street, with a variation of up to three feet allowed.
c)
Materials.
i) All sides of the main and accessory buildings must be clad in wood,
brick, stone, or high-quality vinyl siding. The same material must
be used on all sides of the building.
ii) New detached garages and other accessory buildings should use
exterior materials similar to the main building.
ill) Windows and trim must be framed in wood or vinyl-clad wood.
iv) Visible aluminum storm windows or doors are not allowed.
v) Chimneys are to be brick.
vi) Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
vii) Roofs are to be asphalt, wood or slate shingles.
viii) Foundations must be split-face block, stone veneer or poured in
place concrete.
d)
Windows, Doors.
i) Vertical, rectangular double-hung or casement windows are
required. These may be used in multiple sets to create larger
expanses of window area.
ii) Plate-glass picture windows, strip windows and arched windows are
not allowed on the front facade.
iii) Special windows are allowed (ovals, hexagon, etc.) as accents.
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e)
Roof
i)
ii)
The roof of the main building and accessory buildings shall be
gabled, multi-gabled, or hipped, with a minimum pitch of 8: 12.
A roof over a porch or bay window may be flat or pitched.
t) Porches
i) Covered porches facing the street on the first or upper floor of the
structure are strongly encouraged but not required.
ii) Uncovered decks are not allowed in the front yard.
g) Building Height
i) Minimum: 13 feet to the midpoint of the cornice and the ridgeline.
ii) Maximum: 30 feet to the midpoint of the cornice and the ridgeline,
except as provided in 7(c).
iii) Buildings may not exceed the height of the tallest dimension of the
nearest two contributing buildings by more than 7 feet.
IV Submittal Process! Application Procedure
A. Consultation with Director and Application.
Applicants shall meet with the Director to review the zoning classification of their site, review
the regulatory ordinances and materials, review the procedures and examine the proposed use
and development of the property. The Director shall aid and advise the applicant in preparing
his application and supporting documents as necessary.
1. The applicant shall submit:
a) two (2) copies of the written Site Plan and Design Review application form,
b) two (2) copies of the Existing Features & Site Analysis Plan including
adjacent zoning and land use,
c) two (2) copies of the proposed site plan and drainage plan, and/or
d) two (2) copies of the required information on architectural design,
landscaping, parking, signage, lighting and access, as well as
e) all necessary supporting documents and materials.
B. Review.
Review of the Application and Supporting Documents and Materials by the Director;
Following the receipt of the written application and required supporting information by the
Director, the Director shall review the materials for the sole purpose of determining whether
the application is complete and in technical compliance with all applicable ordinances, laws
and regulations.
If the materials submitted by the applicant are not complete or do not comply with the
necessary legal requirements, the Director shall inform the applicant of the deficiencies in said
materials.
1. Unless and until the Director formally accepts the application as complete and in legal
compliance, it shall not be considered as formally filed for the purpose of proceeding
to succeeding steps toward approval as hereinafter set forth.
2. Within ten (10) days of the formal acceptance of the application by the Director, he
shall formally approve, deny, or request additional information about the petition.
C. Approval or Denial of the Application by the Commission.
I. An approved Site Plan and Design Review petition shall be valid for two (2) years
from the date of approval. If construction of the building(s) has (have) not started at
Draft 3.6/0ctober IS, 2001
Scheer & Scheer, Ine
2.
3.
4.
Draft 3.610ctober 15,2001
13
the end of the two (2) year period, the Site Plan and Design Review request must be
re-submitted to the Director.
If an approved Site Plan and Design Review petition is (are) substantially altered, re-
submittal to the Director for approval is required.
If the petition is denied by the Director, the Director shall provide the applicant with a
copy of said reasons, if requested.
The applicant may appeal the decision of the Director, as specified in Chapter 30.0.
Scheer & Scheer, IDc