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Home My WebLink AboutA002 - Map of Historic District To: Mayor and City Council From: Lee Poague and Sharon Wirth Old Town Neighborhood Association Date: October 21 , 1986 This packet of material has been prepared to provide information concerning the agenda item requesting consideration to draw up a local historic district ordinance and designate the Old Town area a local historic district. W ask that such an ordinance be drawn up because the city ' s e d to be preserved Protecting and architectural heritage needs . preserving landmarks and architecturally significant Structures would contribute to the community ' s sense and understanding of wou that the cultural and historic heritage of its history and ensure a generations through a Ames can be imparted to present and future genera visual , educational medium. The architectural fabric found in z ' f Ames is an important cultural the early platted areas of hi t rically and architecturally resource. preservation o stoibute to the characteer of the significant structuresfcanfconirhin neighborhoods. It town and the quality o life within it contributes to the beauty and livability of the commun y. Some key issues a local historic district ordinance would address re: (l ) setting up a process for designation of landmarks and a districts and (2) ensuring that future construction or historic 'tibl with the existing architectural fabric alteration is compatible It does not to preserve the historic character of an area. be address the density or zoning issue. An ordinance should with state and national requirements. This is coordinatedl if a structure or area were to be listed important , for example,on the National Register o s f Historic places' t local ordinances o benefit from must meet certain qualifications for owners specified tax provisions. A local historic district ordinance is different from being designated an historic district according to the National Register of Historic Places. The National Register o+aces Historic and Places listing provides a certain recognition of significance imparts certain tax benefits. It does require a specific review d process for properties listed if state or e ed within listed districts or proper-ties.feral funds are to be A local historic used d listing on the National Register of district ordinance an a together effectively to provide for Historic Places can work hit ctural and/or historical preservation of a city ' s arc hit heritage. For about 2 1 /2 years the Central Ames Historic Preservation Project has been working to prepare an application to the National Register of Historic Places for an area north of downtown This area includes the majority of the remaining l � fabric from the city ' s first two plats, the original residentialpec Town and Blair 's Addition . specific boundaries for the Central , "~ . � .=. Ames Residential Historic District can be found on page 2 of the enclosed booklet , "Homes of the Past Meeting the Challenge of the Future, Historic Home Tour. " An application to the National Register of Historic Places involves a certain amount of time, effort , and expense. The first step in the process is a preliminary application. This obligates the State Historic Preservation Office to rule as to the eligibility of the proposed nomination. As such it constitutes a screening process, separating properties which may be eligible from those the State Historic Preservation Office feels are not eligible for nomination to the National Register of Historic Places. In February, 1985 we received official notice that our neighborhood district is eligible for nomination (see accompanying letter , p. 4-5) . Once preliminary eligibility is determined , the actual application must be prepared. The application includes: l . A 2 page form (site sheet) to be completed for each lot (our district includes 155 lots) . A sample form is included with this packet (see p. 6-7) . 2. A 5 x 7 photograph of each structure. 3. A document detailing the significance of the district. This includes historical background of the area, architectural classification and description of all structures within the district , legal descriptions, historic photos, and discussion of the significance (in this case architectural ) within a framework of local and national trends. Currently we are working on the final editing of our application It must then be submitted to the State National Register ^ Committee for review. If approved , it is sent to the federal level for review and if approved there, the district would be listed on the National Register of Historic Places. We have committed ourselves to this project because we feel this area is worthy of preservation; it represents the architectural heritage of Ames. As a group , the structures within the Central Ames Residential Historic District illustrate the history of housing within Ames from the late 1870 's through the mid-1930 's. The State Historic Preservation Office (correspondence of 2/85, p. 4-5) states this area "contains locally significant examples of major architectural styles like Italianate, Queen Anne, Neoclassical , etc. " From paragraph 6: "these structures constitute the largest and best preserved concentration of the late 19th and early 20th century residential architecture in Ames. " Also the last sentence of page l : "there is no other concentration of domestic architecture like this one in town. " Many others also feel this is an historic part of town. Recently the Central Ames Historic Preservation Project , the Octagon Center for the Arts, and the Old Town Neighborhood Association sponsored an Historic Home Tour as part of the Ames Homecoming '86 activities. The response was tremendous, with over 300 � , people attending. More information about the home tour can be found in the home tour guide booklet and the newspaper articles included with this packet (see p. 8-12) . The Ames Heritage Association has offered their support for our project and has made a financial contribution toward our expenses (see p. 13) . The idea that this area contains architecturally significant structures was not originated by our group. The Central Iowa Regional Association of Local Governments (CIRALG) in conjunction with the Iowa Division of Historic Preservation surveyed the city of Ames in 1979 for significant structures. As a result , ten buildings were identified as being eligible individually for the National Register of Historic Places. By 1984, one of the ten was demolished and another had undergone extensive exterior remodeling. A cluster of buildings in the neighborhood north of the downtown business district was identified as architecturally significant including 4 of the now remaining 8 judged as being eligible individually for the National Register of Historic Places, The CIRALG survey evaluated buildings only; no attempt was made to suggest an historic district within the city. Newspaper clippings concerning this survey work have been included in this packet (see p. 14-17) . Additionally, a book , Historicall Si ifi t Architecture in Ames, was printed ~ e survey by the city 's Department of of Community Development. About this same time, CIRALG and the Iowa Division of Historic Preservation , produced a book , Hometown Architecture hn in Central Iowa Towns Towns and F��, d-------'n regzon. H house at 903 Burnett is cited asa catalog -(mail-order) house house (see p. 18) . Also cited are some commercial structures in downtown Ames. We feel this evidence supports the idea that this area should be an historic district. Therefore, we are asking to have a local historic district ordinance drawn up. The architectural fabric found within this area reflects the city ' s rich and unique history. The structures are important cultural resources for Ames and , as such , they need the planning and protection offered by an historic district ordinance. Such an ordinance would implement a process to protect the city 's architectural heritage and preserve it for generations to come. These buildings enrich our lives with beauty and meaning and are an important part of the townscape. They provide variety and contrast in design material and ornament achieving the neighborhood 's architectural continuity. The visual character of the neighborhood needs to be protected; change within the neighborhood should be controlled and directed to the public good through an historic district ordinance. � 00 f C • The Secretary of the Interior's STANDARDS FOR HISTORIC PRESERVATION PROJECTS with Guidelines for Applying the Standards Developed by W. Brown Morton III • Gary L. Hume U.S. Department of the Interit,r ' Heritage Conservation and Recreation Selvice Technical Preservation Services Division Washington. D. C. 1979 ,p, H gw MYr'E' __ F; J`K x-a i �� -:r�::• �� -.-.ram �=rrai. .i.s- :Y�,. �c�� i f.4. � '.Y. I 6 � 3�t I �\ I�e�rC\�..�:.. ��a _ 7. _ e—_ •I _ � S t..o.�,..� _:I __ Lj CYYYY}ICY •'apm"``r.=.�r.._" � .�. 74 Ilk w• v J �:�„ �_ 'f i •rZ'.� `�. T,� is t _ti'. .-.�� t�' `. -- t, v t T f • Guidelines for Applying STANDARDS FOR ACQUISITION l�ec onlnu ndc>d Not /Wc'ommended The Environment 1)ev.lupin3. cc hene�, r possible. plans for the preser- ,atiun. m,inicnanc e. lind compatible use of the prop- el1V prior t,) IRUCIt-� of the property. Ac(iuirinc; sufficient I)rOperty or easements to protect Purchasing a Structwe with the intent of moving it ill, IliIt')!'!c 1�'�)KIrC,' ,"Ild its ,_'ll\'1millnent. from tiff (Wigill.11 site 1-1111CSS It 113S bCC11 Clearly cicino n- strated that flit' only feasible way to save if)(? structure is by I11(.)V!llg it Building Site Insuring that all the property to be purchased is included in the property's boundaries as defined in the National Register of Historic Places. establishing the market value by having the property appraised by an independent appraiser. recognized by the American Institute of Appraisers. Properties over `10 000 Should receive tWO appraisals. Insuring in the purchase of an arch,ological site that Sufficient property is aryuired to inrlud;' all significant aspeCts ()f I)e �trch,',.)I,n;ic al IOM)UrC e. • ti C • Guidelines for Applying STANDARDS FOR PROTECTION Recommended Not Reconlrrtrrided Tile Environment Protecting distinctive features such as the size. scale. mass. color. and materials of buildings (including roofs. porches, and stairways) that give a neighborhood its distinguishing character. Introducing security lighting. fencing, cc-alkwilvs. and Introducing security lighting. fencing, and ptiving nla street signs that are compatible with the character of teriilk that 11V (flit of scale or hmppropnati• it) the the neighborhood or provide it minimum intrusion on neighborhood. it--,sin. kale. material. and color. Archeological Sites and Features Retaining archeological resources intact. whenever Causing ground disturbances Without evaluating the possible. archeological potential of an area. • Failing to properly monitor all ground disturbances on a property for possible archeological data that could provide information relating to the history or interpre- tation of the property. Minimizing disturbance of terrain around the propert, liltr(AILICing heavy machinert,, or equipment into areas thus reducing the possibility of destroying unknown v.-here their presence may disturb archeological re archeological resources. sour02s. Installing underground utilities. pavements. and othu irloderir feauuvs that disturb archeolugical resources. Undertaking archeological investigations in accordance Undertaking an archeological investigation without with the Recovery of Scientific. Prehistoric. and Arche- professional guidance. or without utilizing professional ological Data: Methods. Standards. and Reporting curatorial techniques. Requirements (36 Cf=R 1210. formerly 30 CFR 66 Proposed Guidelines IMblished in the federal Register. Vol. 42. N1. 19. Friday, Januaiv 2S. 1977). E3uildinc; Site Protecting plants. trees. fencings. walkways. outbuild- Making changes to the appearance of the site such as ings. and other elements that might be an important removing trees. walls. fencing. and other elements part of the propertv*s history and development. unless these elements pose it threat to the physical ronditicnl or environment of a property which could • cause further deterioration. c� Protection • Recommelide(I Not Recommended Building Site continued L1siilg il,millst.lric proiecim., fcaTtlreS Sl1C h as sk'CUritV -twill link fmcinbl. or other iolnis "A cordoning that are of a T,2n)p0ra V WAILAV. aad imply future. Mort' C'o111i)iitlble S0I1.16)11S tO seCLInTV problems. f11'ooding propel slit and ruuf drainage to asSU!" Thai :valor dogs no' splash i1g, -1 building l�r follllCfilt(�Il nor drain Tllkkard the building. Building: Structural Systems Recognizing the special problems inherent in the Disturbing existing fOUndatiOl?S with new excavations • structural systems of historic buildings. especially that undt rmine the structural stability of the building. where there are visible signs of cracking, deflection. or failure. Building: Exterior Features Roofs and Roofing Retaining the Onginal roofing material. whenever ix)s- sible. Si1fCgUarCfillg bV prOteCtiVV measul'es all Removing. dimiaging, or altcriilg ill-C!IiWCtlll'ill Tr<ITII!""iS W-ChlteCtUral featUres that give the roof its essential that give tiie roof its essvmiai charBCtcr \then appll'111g character, such as dormer windows. cupolas. cornices. teilli')Oi'a11% protective measures. brackets. Chirnn, vs. cresting. weather vanes. gutters. (Jownspout;, and lightning rods. Utilizing temporary roofing such as plastic. tar paper. inappropriate shingles. etc.. to temix)rarily protect the extant roof and the structure from darnage by water. wind. or animal intrusion. This treatment implies it future more permanent. compatible treatme rrt. • Ill f Protection [ , l • Recommended Not Rec'ornme clod I�uilcling.- Exterior Features continued I Windows and Doors j 1 Installing storm or insulating windows that protect important historic fabric such as carved or panelled l doors. antique glass. or art glass in such a manner as { to cause minimal Intrusion on the kvindows or doors. Installing inappropriate new window or door features such as aluminum storm and screen window cotTlbl- I nations that require the rennovai of original win(lokk-s and doors. I� i New Construction • New Construction is riot an appropriate undertaking in a protection proiect. Mechanical Systems: Heating. Air Conditioning, Electrical. Plumbing. Fire Protection Causing unnecessary damage to the appearance of the building when correcting deficient electrical or mechanical systems or installing temporary protective systems. Installing temporary security anti fire pr>teCtion sys- tems in such a manner that no damage is caused to the historic fabric. Repairing or installing temporary electrical service to prevent damage from hazardous conditions such as faulty wires. • ii • Guidelines for Applying STANDARDS FOR STABILIZATION Recommended Not Recommended The Environment Retit;ning distinctive features such as the size, scale, Introducing new structural systems, buttresses, or mass, color, and materials of buildings (including steel frames that are incompatible with the character roots, porches, and stairways) that give a neighbor- of the district because of size, scale, color, and hood its distinguishing character. materials. Archeological Sites and Features Retaining archeological resources intact, whenever Causing ground disturbances without evaluating the possible, archeological potential of an area. Failing to properly monitor all ground disturbances on a property for possible archeological data that could provide information relating to the history of the property. • Minimizing disturbances of terrain around the Introducing heavy machinery or equipment into areas structure, thus reducing the possibility of destroying where their presence may disturb archeological unknown archeological resources. resources. Installing underground utilities,pavements,and other modern features that disturb archeological resources. Arranging for an archeological survey of all terrain that Undertaking an archeological investigation without must be disturbed by the project. if the survey reveals professional guidance, or without utilizing profession- sites or features that might be adversely affected, the al curatorial techniques. area should be avoided or an archeological investigation conducted in accordance with the Recovery of Scientific, Prehistoric,and Archeological Data: Methods, Standards, and Reporting Require- ments (36 CFR 1210,formerly 36 CFR 66 Proposed Guidelines published in the Federal Register, Vol. 42, No. 19, Friday, January 28, 1977). Building Site Retaining plants, trees, fencings, walkways, street Making changes to the appearance of the site by lights, signs, and benches that reflect the property's removing old trees,wall fencings,walkways,and other history and development. elements unless these elements endanger the building's structural stability. • 12 Stabilization • r 6 Recommended Not Recommended Buildinq: Structural Svstems Recognizing the special problems inherent in the Disturbing existing foundations with new excavations I structural systems of historic buildings, especially that undermine the structural stability of the building. where there are visible signs of cracking,deflection,or failure. Undertaking stabilization and repair of weakened Leaving known structural problems untreated that will structural members and systems. cause continuing deterioration and will shorten the hfe f of the structure. f e Supplementing existing structural systems when damaged or inadequate. Replace historically impor- tant structural members only when necessary. • Building: Exterior Features i Masonry: Adobe, brick, stone, terra Gotta, concrete, stucco, and mortar Retaining original masonry and mortar, whenever Applying waterproof or water repellent coatings or possible, without the application of any surface other treatments unless required to solve a specific treatment. technical problem that has been studied and identified. Coatings are frequently unnecessary. +) expensive,and do not stabilize masonry by preventing j further deterioration. Duplicating old mortar in composition, color, and Repointing with mortar of high Portland cement texture. content, thus creating a bond that can often be stronger than the building material. This can cause l! deterioration as a result of the differing coefficient of I' expansion and the differing porosity of the material yy and the mortar. Duplicating old mortar in joint size, method of Repointing with mortar joints of a differing size or joint application, and joint profile. profile, texture, or color. 1 Repairing stucco with a stucco mixture that duplicates the original as closely as possible in appearance and texture. n 13 Stabilization • Recommended Not /Zeconirncrnded BLJIldinc;: Exterior Features Masonry: Adobe, brick, stone, terra Gotta, concrete, stucco. and mortar ( onlinue d Cleaning masonry only when necessary to stabilize Sandblasting brick or stone surfaces; this method of the brickwork by haltingdeterioration.Always use the cleaning should never be considered when the gentlest method possible, such as low pressure water objective is the stabilization of a masonry surface. and soft natural bristle brushes.* Sandblasting erodes the surface of the material and accelerates deterioration. Using chemical products that could have an adverse chemical reaction whit the masonry materials. Le., acid on limestone or marble. Repairing deteriorated material with new material that Using visible new material, which is inappropriate or clupiicates the old as closely as possible. was unavailable when the luilding was constructed, such as artificial brick siding, artificial cast stone, or brick veneer. •Retaining the original or early color and texture of Removing paint from masonry surfaces indiscrim- masonry surfaces, wherever possible. Brick or stone inately. ibis may subject the building to damage and surfaces may have been painted or whitewashed for change its historical appearance. praciical and aesthetic reasons. Wood: Clapboard, weatherboard, shingles, and other wooden siding Retaining original material, whenever possible. Repairing or replacing,when necessary,to reestal1lish Resurfacing frame buildings with new material,which structural stability of deteriorated material with new is inappropriate or was unavailable when the building material thal dLIpl)CateJ in size, shape, texture, and was constructed.silch as artificial stone,brick veneer. appearance of the old. asbestos or asphalt shingles,and plastic or aluminum siding. Such material can also contribute to the deterioration and eventual structural failure of building material resulting from moisture and insects. 0For more information consult Preservation Briefs: I."1},e Cleaning and Waierprool Cooling of Masonry Buildings"and Preservaiion Bricfs:2, Repointing Moll.!: Jomts m Histom Brick 13u:idmys."faith,irc avadoble from l ethnical Pretw:Vanon 5elvices Division,I ivritoge Cone rvarion .:nd Rec reation tie:~:li e, Woshingion, U.C. 20243 14 • �IAUII1LAl1UIl • Recommended Not Recommended BUIldinq: Exterior Features cow limed �! - r G Architectural Metals: Cast iron, steel, pressed tin, alunlinunl, zinc f W Retaining original material, whenever possible. Removing architectural features that are all essentwl part of a building's character and Appearance all(]:"Ws- illustrate the continuity of growth and change. (leaning. when necessary, with the appropriate Exposing metals originally intended to be protected ! nlethud t�.; prr:vent deteroratian leadinS3 to structural from the eIlVlC011ille111 and flues encouri:ging strut- failure. Cast iron and steei ilre usually nut affected by tural failure. Do not use cleaning methods tilat teller mec}lanicA': cleaning methodis while pressed tin, zinc, the color or IeXtUre of the metal. and a1u111;nun1 shouid be cleaned by the gentlest method possible. j i Roofs and Roofing i • Preserving the original roof shape when introducing Changing the original roof shape or adding features structural reinforcement. inappropriate to the essential character of the roof as a part of reestablishing structural stability. Retaining the original roofing material, whenever possible. when reestablishing structural stability. Replacin�j deteriorated roof coverings with new Replacing deteriorated roof coverings with new nlateria! mat Ina tc ties the old in composition, size, materials that differ to Such all e\tent from the old in shape. color, and ieXllll-e alter reestablishing the composition, size, shape, color, and texture -,hat the structural stability of tilt roof. appearance of the buitd:ilg Is altered,after the roof has been stabilized. Windows and Doors Retaining existing window And door openings Using inappropriate new windows or doors such as 1nCILIdli19 window sash,glass,lintels,sills,architraves, alumillLltll storm and screen lVlndow combinations shutters. doors, pedirlents. hoods, steps, and all when the removal of original windows and doors is hardware that may be affected In reestablishing required as a part of reestablishing the structural sti'ucturai stability. stability of the wall. i Duplicating the material, design, and the hardware of ii the older window sash and doors if new sash and ti doors are required after structurai repairs are completed. iE I! �I I� ! P 15 Stabilization • Recontnrended Not Recommended Building: Exterior Features continued Entrances. Porches, Porte-cocheres, and Steps Retaining and reestablishing Tile structural stability of Removing or altering porches and steps when they >orches and steps that are appropriate to the building become structurally unstable. rnd its development. Porches or additions reflecting , ter architectural styles are often important to the Building's historical integrity and, wherever possible, should be retained. Zepalringor replacing.tvhert, necessary,deteriorated Stripping porches and steps of original material and wooden members and architectural features of wood, architectural features, such as handrails, balusters, -on, cast iron, terra costa, tile, and brick when they columns, brackets, and roof decorations of wood, )egin to fail structurally as a result of age or iron,cast iron, terra costa, tile,and brick,or replacing ieterioration. structurally deteriorated members such as porch columns with inappropriate new material such as aluminum or wrought iron. • Building: Exterior Finishes preserving existing paint color and finishes, or Removing existing paint color and finishes. 'epainting to match existing conditions. Building: Interior Features Zetaining original material,architectural features,and Removing original material, architectural features, tardware, whenever possible, such as stairs, and hardware, except where essential to reestablish elevators, handrails, balusters, ornamental columns, structurally safe conditions. -ornices, baseboards, doors. doorways, windows, nantel pieces, paneling,lighting fixtures,and parquet )r mosaic flooring that may be affected when eestablishing structural stability. 'Zepairing or replacing,where necessary,deteriorated material with new material that duplicates the old as -lonely as possible. Retaining original plaster, whenever possible. Destroying original plaster except where necessary to reestablish structurally safe conditions. • .6 Stabilization C I Recommended Not Recommended I Building: Interior Features continued Retaining the basic plan of a building and the Altering the basic plan of a building by introducing new relationship and size of rooms, corridors, and other load bearing walls or partitions. spaces when adding structural reinforcement. i I Building: Interior Finishes Retaining and protecting original paint colors,finishes, wallpapers, and over decorative motifs or, where necessary, replacing them with colors, wallpapers,or decorative mo:lfs based on the original. Ili New Construction i It Keeping required structural work to a minimum, III • making it compatible in scale, building materials, and II! texture. Designing required structural work to be compatible Designing new work required for structural stability in materials, size. scale, color, and texture with the that is incompatible with the other buildings in the III other buildings in the neighborhood. neighborhood in materials, size, scale, and texture. Protecting architecrcttal details and features that !f!' contribute to the building's character, when under- taking required structural work. Safety and Code Requirements Installing adequate fire prevention equipment in a manner that does n»nimal damage to the appearance b,j or structure of a property. I, � j I � it • �t i 17 Guidelines for Applying STANDARDS FOR PRESERVATION HeconIrIwI (0 Not Recommended the EmJronnlent Rei<1!Illllg dlStlnCtlV(' featlll"CS SLICh i1S tilt SI%(', SCiile, mass, color, and materials of buildings (including roofs, porches, and stairways) that give it nei(;hbor- hood its (!isiinguI) nq character. Reta!lllllg t\IM11 ll(;ht tlXllll"CS and devices, signs, R'CnloV111g signs, wire„ .fill S11"Cei IilCllQUre (Ml', 1(,;Wphone poles, and other street furniture thin dilly pOS5CSD OSSOCIIII WC Vi:llle \4it11 the li!sloYlc: SCCIII'. pOSSe55 aSSOI:;MVC Vit]UC Witil Ii1C h1Siorlc SCi:11e- R£'t�11I1111g ialldSCitpC tealill'CS such as parks, gardens, street lights,signs,benches,walkways,streets,alleys, and building set-backs that have traditionally linked buildings to their environment. • Archeological Sites and Features Retaining archeological resources intact, whenever Causing ground disturbances without evaluating the possible. archeological potential of an area. Failing to properly monitor all ground disturbances on a propel"ty !i,r ;)()ssible an,heologil,al data tiva coned provid information relating to the history or intert.lretation of the property. I1lIlllLlllg disturbance O{ terl"ills ilr OUIId the Ill,.,ocillcing heavy lnachincr y oi-equlpl"Relit IlliLi aCC a$ property, thus reducing the possibility of destroying where their presence May, disturb archeological unkrxnlIn al"c heological resources. rc soulcta. !Ilstalling underground utiiilies,p3vCnlCll11s,and other modern features that disturb archeological resources. Undertaking archeological Ii vestlgatlolls in accol-d- Undertaking all archeological invest!gatlol, without ante with the Recovery of Scientific, Prehistoric.,and professional guidance, or without utilizing profes- Archeologicai Data:Methods,Standards,and Report- signal curatorial techniques. ing Requirements (36 CFR 1210, for rleriy 36 CFR 66 Proposed Guidelines published in the Federal Register, Vol. 42, No. 19, Friday, January 28, 1977). • 1ti Preservation • 1 r M,commended Not Recolmnende(I Buildin<; Site _ t Identifying plants, trees, fencings, walkways, out- buildings, and other elements that might be an important part of the property's history and development. l Retaining plants, trees, fencings, walkways, street Making changes to the appearance of the site by lights, signs, and benches that reflect the property's removing old plants, trees, fencings, walkways, history and development. outbuildings, and other elements before evaluating their importance in the property's history and development. Providing proper site and roof drainage to assure that water does not splash against building or foundation walls, nor drain toward the building. I Building: Structural Systems Recognizing the special problems inherent in the Disturbing existing foundations with new excavations structural systems of historic buildings, especially that undermine the structural stability of the building. where there are visible signs of cracking,deflection,or failure. Undertaking stabilization and repair of weakened Leaving known structural problems untreated that will structural members and systems. cause continuing deterioration and will shorten the life of the structure. f Supplementing existing structural systems when damaged or inadequate. Replace historically impor- tant structural members only when necessary. Building: Exterior Features Masonry: Adobe, brick, stone, terra col la, concrete, stucco, and mortar Retaining existing masonry and mortar, whenever Applying waterproof or water repellent coatings or possible, without the application of any surface other treatments unless required to solve a specific treatment. technical problem that has been studied and identified. Coatings are frequently unnecessary, expensive, and can accelerate deterioration of the • masonry. 19 Preservation • E3uilding: Exterior Features Masonrv: Adobe, brick, stone, terra Gotta, concrete, stucco, and mortar rowlntwd Repointing mortar Joints that do not need repointing. Repointing only tho,e moron" joints where there is 1 g evidence of moisn;r(> problems or when suf(ici(>nt Using electric saws and hanrn?ers to remove mortar mortar 1J r??Istilrtt 10 allolti'water to Stand in the mortar Can Ser10(tSly dalrag e the adjacent brick. jolt?!. Duplicating old morIM" in composition, color, and Repointing kvi!h mortar of high Portland cement texture. content, thus creating a bond that can often be stror]ger than the building naterial. this can eau,( deterioration as a result of the differing coefficient of expansion and the differing porosity of the material and the mortar. Repairing stucco with a stucco mixture that duplicates the original as closely as possible in appearance and •texture. Cleaning masonry only when necessary to halt Sandblasting, including dry and wet grit and other deterioration and always with the gentlest method abrasives, brick, or stone surfaces; this method of possible, such as low pressure water and soft natural cleaning erodes the surface of the material and bristle brushes.* accelerates deterioration. Do not use chemical cleaning products that would have an adverse chemical reaction with the masonry materials, i.e., -]cid on lines )ne or marble. Repairing or replacing,where necessary,deteriorated Applying new material, which is inappropriate or ,vaz- t??aterial with new material that duplicates the old as unavailable when the building was constructed. such closely as possible. as artificial brick siding, artificial cast stone. or brick veneer. Replacing missing architectural features, such as Removing architectural features such as cornices, cornices, brackets, railings, and shutters. brackets. railings, shutters, window architraves, and doorway pediments. Retaining the extant or early color and texture of Removing paint from masonry surfaces indisc:rin?- masonry surfaces, wherever possible. Brick or stone irately. l nis may subject the building to damage and surfaces may have been painted or whitewashed for may change its historical appearance. practical and aestnetic reasons. {For more information consult Preservation Briefs: i,"The Cleaning and Waterproof Coatingof Masonry Buildings and Preservation Niels:2, "Repointing Mortar Joints in Historic Brick Buildings.'Both are available from technical Pre;en•ation Services Division,Heritage Conservation and Recreation Service, Washington, D.C. 20243. • 20 Ii fiec-on III urnded Not Recoin m Tided Buildit1q: Exterior Features continued Wood: Clapboard, %veatllerboard, shingles, and other wooden siding I Retaining existing material whenever possible. Removing architectural features such as siding, � cornices, brackets,window architraves,and doorway pediments. These aria,in most cases,all essential part of a building's character and appearance that Illustrates the continuity of growth Mid change. I� ii Repairintj or replacing,will, < necessary,deteriorated Resurfacing Emile buildings With new material,lvhich ! !! material with new material that duplicates in size, is inappropriate or was unavailable when the building shal.le, and texture the old its closely as possible. was constructed,such asartificial stone,brick veneer, asbestos or asphalt shingles, and plastic or aluminum siding. Such material can also contribute to the i deterioration of the structure from moisture and 'I insects. !I • Architectural Metals: Cast iron, steel, pressed tin, aluminum, zinc Removing architectural features that are an essential part of a building's character and appearance and thus illustrate the continuity of growth and change. Cleaning, when necessary, with the appropriate Exposing metals that Were intended to be protected method. Cast iron and steel are usually not affected by from the environment. Do not use cleaning methods r-reChanical cleaning methods while pressed tin, zinc, that alter the color or texture of the metal aid alunlinunl shoulid be cleaned by the gentlest illethod possible. j is i`. Roofs '111d Roofinq I� Preserving the existing roof shape. l l Retaining the existing roofing material, whenever Applying new roofing material that is inappropriate to j possible. the style and period of the building and neighborhood. l Replacing deteriorated roof coverings with new Replacing deteriorated roof coverings with new material that matches the old in composition, size, materials that differ to such an extent from the old in shape, color, and texture. composition, size, shape, color, and texture that the ; appearance of the building is altered. • l 21 , • Ro(onume'nded Not Recommended ended Buildinq: Exterior Features Hoofs and Roofing -continued Preserving or replacing, where necessary, all Stripping the roof of architectural features important architectural features that give the roof its essential to its character. character, such as dormer windows, cupolas, cornices, brackets, chimneys, cresting, and weather vanes, gutters, dOwnspouts, and lightning rods. Windotvs and Doors Retaining existing window and door openings, including window sash,glass, lintels,sills,architraves, shutters, doors, pediments, hoods, steps, and all hardware. �istallitig storm or insulating windows when old glass, Altering the size of window panes or sash. Such rt glass, or fragile sash require protection from the changes destroy the scale and proportion of the weather. Protective windows should be as unobtru- building. sive as possible and should be removable without damaging original fabric_ Installing inappropriate new window or door features such as aluminum storm and screen window combinations that require the removal of or cause damage to original windows and doors. Using existing doors and door hardware when they Discarding original doors and door hardware when can be repaired and used in place. they can be repaired and reused in place. Entrances, Porches, Porte-cocheres, and Steps Retaining porches and steps that are appropriate to Removing or altering porches and steps that are the building and its development.Porches oradditlons appropriate to the building's development and style. reflecting later architectural styles are often important to the building's historical integrity and, wherever possible, should be retained. • 22 Preservation °t • t Re>cofmIlended Not Recommended Buildim Exterior features ri Entrances, Porches, Porte-cocheres, and Steps -continued Repairing or replacing,where necessary,deteriorated Stripping porches and steps of original material such architectural features of wood, iron, cast iron, terra as handrails, balusters, columns, brackets, and roof coati, tile, and brick. decorations of wood, iron, cast iron, terra costa, tile, and brick. Enclosing porches and steps in a rnanner that destroys their intended appearance. I Building: Exterior Finishes Preserving existing paint color and finishes, or Removing existing paint color and finishes. repainting to match existing conditions. Building: Interior Features + Retaining existing material,architectural features,and Removing existing material, architectural features, i hardware, whenever possible, such as stairs, and hardware, except where essential for safety or elevators, handrails, balusters, ornamental columns, efficiency. cornices. baseboards, doors, doorways, windows, mantel pieces, paneling, lighting fixtures,and parquet t Or t-r:osaic flooring. Repairing or replacing,where necessary,deteriorated material-with new material that duplicates the old as closely as possible. Retaining existing plaster, whenever possible. Destroying original plaster, except where necessary for safety and efficiency. Buildinq: Interior Finishes ;'II i Preserving and retaining existing paint colors,finishes, wallpapers, and other decorative motifs or, where necessary, replacing them with colors,wallpapers,or decorative motifs that duplicate the existing decora- tive scheme. • I i i 23 Preservation • Recormrtc,rtded Not Recommended New Construction NCw ConatrER-tion is not an appropriate undertaking in u preservation prviect. Mechanical Systc,nls: I Ic atind. Air Conditioninc;. Electrical, Plunlbin(;. I-iI-V 1)" "'ctio>n Installing new mechanical systems or additional Causing unnecessary damage to the pion, materials, mechanical services in areas and spaces that wil! and appearance of the building when installing new require the least possible alteration to the plan, mechanical systems or additional mechanical services plillerrals, and appearance to the building. that are required to preserve rrllportilnt historic fabric. Selecting suitable mechanical systems and the most sensitive method of installation in order to preserve important interior and exterior architectural features. •Rewiring early electrical lighting fixtures. Installing exterior electrical and telephone cables Attaching exterior electrical and telephone cables to underground, unless they were part of the historical the principal elevations of the building. setting. Safety and Code Requirements Complying with code requirements ir. such a planner that the essential character of a building is preserved intact. Investigating variances for historic properties Afforded under some local codes. Installing adequate fire prevention equipment in a manner that does minimal damage to the appearance or fabric of a property. Providing access for the handicapped without damaging the essential character of a property. • 24 al. Guidelines for Applying STANDARDS FOR REHABILITATION i , I Recommended Not Recommended The Environment Retaining distinctive features such as the size. scale. Introducing new construction into neighborhoods that mass. color. and materials of buildings. including roofs. is incompatible with the character of the district porches. and stairways that give a neighborhood its because of size, scale. color. and materials. distinguishing character. Retaining landscape features such as parks. gardens. Destroving the relationship of buildings and their street lights. signs. benches. walkways. streets. allevs. environment by widening existing streets. changing and building set-backs that have traditionally linked paving material. or by introducing inappropriately buildings to their environment. located nevc streets and parking lots that are inco�m- � patible with the character of the neighborhood. Using new plant materials. fencings. walkways, street Introducing signs. street lighting. benches. new plant lights. signs. and benches that are compatible with the materials. fencings. walkways. and paving materials i character of the neighborhood in size. scale. material. that are out of scale or inappropriate to the neighbor- i and color. hood. �f I I, Archeological Sites and Features �1 Retaining archeological resources intact. whenever Causing ground disturbances without evaluating the possible. archeological potential of an area. Failing to properly monitor all ground disturbances on a property for possible archeological data that could provide information relating to the history of the property. MinimizhIg disturbances of terrain around the struc- Introducing heavy machinery or equipment into areas tore. thus reducing the possibility of destroying un- where their presence may disturb archeological re- known archeological resources. sources. Installing underground utilities. pavements. and other modern features that disturb archeological resources. Arranging for an archeological survev of all terrain that Undertaking an archeological investigation without I must be disturbed by the project. If the survey reveals professional guidance. or without utilizing professional j sites or features that might be adversely affected. the curatorial techniques. area should be avoided or an archeological investiga- tion conducted in accordance with the Recovery of l Scientific. Prehistoric. and Archeological Data: Meth- i ods. Standards. and Reporting Requirements (36 CFR 1210. formerly 36 CFR 66 Proposed Guidelines • published in the Federal Register Vol. 42. No. 19. Friday. January 28. 1977). 25 fkehabilitatic)n C • Recommended Nor HOL-01710-1 1CIt'd Building Site l(ientiti,im; plants. tree;. fencintgs. \Lt<IH:.\'sty,. mitbuild 1!ltgs. and )tht.'t !'la'illenlj (hal Illl,gill be all important )2'talll hart Of the nropert\ s history and devel.)pmcnt. flt'tilllliiltj l)lalll�. li'ei'J. ft'ililil�s, lvall�l\'ales. 5trcct Making chalilgcs to the :lppt.'ilrilllle Uf till' site i)\' !gill>, tiia{i'1?. .tllal i)i'11Ch1.'i fh.11 lefll-'l'! thi.' f%rC1(-X'!"tl,' willi)ylil(� t)I(t i)IiSI1tJ. trt'eti. tellCill(3ti, walk,,vays. 011l- hi�t(Nv i n'd h di l'ei )pillt'nI i iildings. ail(! Other e lenlents before i Vakliltill(l their inli-x;nance in th.' propert\:s itiaO!"1; and devLlOpinent. Rztsing decisions if - Ile\\' sity work on actu-a1 lrl'tLL'l 11,�avltlg plaid materials and tre's in close pro xiMitl' 10 edge of the pas( iipj)eal"8I1Ce of the pl"O1�'IlV loured in the bi ildillg that iml be causing i�i'tel"iC)1"at1012 of flit' photographs. drawings. newspapers. and tax records. historic fabric. If changes are inade. they should be carefully evalu- ated in light of the past al.)pearance of the site. • Providing proper site and roof drainage to assure that Lvater does not splash against building or foundation walls, nor drain toward the building. Building: Structural Systems Recognizing the special problems inherent in the Disturbing existing foundations With new excavations structural syste!hhs of historic buildings. especially that undermine the structural stability of the building. where titre are visible signs Of cracking. deflectxrn. O1 falIL,re. Undertakii-ig stabilization and repair of weakeiled strut Leaving known structural problems untreated that \will rural menlbersatid systems. cause continuing deterioration and \will shcn-ten the life Of the structure. Supplementing existing structural systems when datrl- aged or inadequate. Replace historically iniportant structural members only when necessary. • 26 Rehabilitation i I� Recommended Not Recommemleel f Building: Exterior Features i �1�+son► : �clubr. brick, stone, terra costa, concrete, stucco, and mortar Retaining original masonry and mortar. whenever Applying waterproof or water repellent coatings or i possible• without the application of anv surface treat- surface consolidation treatments unless required tO ment• solve a specific technical probl •nl that nag been Ij studied and identified. Coatings are frequenilV thrice- essary. expensive. and can arceleratt, deterioration of I� the masonm,. 1 i Repointing only those mortar joints where there Is Repointing mortar loint�s that do !l()t 11ee(I rc,,I-)i ltt'1<;. I evidence of moisture problems or when sufficient Using electric saws and hammers to remove mortar mortar is missing to allow water to stand in the mortar can seriously damage the adjacent brick. joint. i Duplicating old mortar in composition, color. and Repointing with mortar of high Portland cement texture. content. thus creating a bond that can often be I • stronger than the building material. This can cause j deterioration as a result of the differing coefficient of expansion and the differing porosity of the material j and the mortar. Duplicating old mortar in joint size. method of appli- Repointing with mortar joints of a differing size or joint i cation. and joint profile. profile. texture. or color. Repairing stucco with a Stucco illiXtUre that dupiicates the original as cioseiy as possible in appearance and texture. i i Cleaning masonry only when necessary to halt deteri- Sandblasting. including dry and wet grit and other oration or to remove graffiti and stains and always abrasives, brick. or stone surfaces: this method of with the gentlest method possible. such as low pros- cleaning erodes the surface of the material and sure water and soft natural bristle brushes.' accelerates deterioration. Do not use chemical cleaning products that would have an adverse chemical reac- tion with the masonry materials, i.e.. acid on limestone or marble. I I For more information consult Preservation Briefs: 1. "The Cleanitiq and Water)roof Coating of Mastinry Building,' I! 1 3 q.•" and i'rek•rvahon 8riets 2. Repointing Mortar Joints In Historic Brick Buildings.— Both are availamc from Technical Preservation Setv!ces Division. Heritage Gmservation and Recreation Serv:.c. wosli (p4m. D.0 211743 27 kehabilitation • Reco!?III 1en ded Not Recommerided Buildinq: Exterior Features Nlasonr�.: Adobe, brick. Stone, terra coli0, cuncre'te, stucco, and mortal conlinued Repairing or replacing. where necessary. deteriorated Applying new material. which is inappropriate or was material kvilh new material that duplicates the old as unavailable when the building kvas constructed, such closely as possible as artificial brick siding. artificial cast stone, or brick veneer. tZeplacillg nll>;Illg bigl?Ificaili dre'niieciural features. Removing architectural features such as cornices. Stich ill Ci tr+liCL's, illld shuti."rs. brackets. railings. shutters. window architraves. and doorway pediments. Retaining the original or early color and texture of Removing paint from masonry surfaces indiscrimi- masonry surfaces. including early signage, wherever nately. This may subject the building to damage and possible. Brick or stone surfaces may have been change its appearance. painted or whitewashed for practical and aesthetic • reasons. Wood: Clapboard, weatherboard, shingles, and other wooden siding Retaining and preserving significant architectural fea- Removing architectural features such as siding, corn- tures. whenever possible. ices. brackets, window architraves. and doorway pedi- ments. These are. in most cases. an essential part of a building's character and appearance that illustrates the continuity of growth and change. Repairing or replacing, where necessary. deteriorated Resurfacing frame buildings with new material. which material that duplicates in sire. shape. and texture the is inappropriate or was unavailable when the building old as closely as possible. was constructed. such as artificial stone. brick veneer, asbestos or asphalt shingles. and plastic or aluminum siding. Such material can also contribute to the deterioration of the structure from moisture and in- sects. Architectural Metals: Cast iron, steel, pressed tin, alunlinunl, zinc Retaining original material_ whenever possible Removing architectural features that are an essential part of a building's character and appearance and thus illustrate the continuity of growth and change. • Cleaning, when necessary. with the appropriate Exposing metals that were intended to be protected method. Metals should be cleaned by methods that from the environment. Do not use cleaning methods do not abrade the surface. which alter the color or texture of the metal. 28 Rehabilitation i Recotmmencled Not Reconunencled Building: Exterior Features continued Roofs and Roofing I I Preserving the original roof shape. Changing the essential character of the roof by adding ` inappropriate features such as dormer windrn.rs. vt,ntc. or skylights. + i I Retaining the original roofing material. whenever pos- Applying new roofing material that is inappropriate to sible the style and period of the building and neighborhood. is + Providing adequate roof drainage and insuring that the roofing materials provide a weathertight covering i, for the structure. . `I Replacing deteriorated roof coverings with new mate- Replacing deteriorated roof coverings with new mate- .i rial that matches the old in composition. size. shape, rials that differ to such an extent from the old in i color. and texture. composition. size. shape. color. and texture that the j • appearance of the building is altered. Preserving or replacing, where necessary. all architec- Stripping the roof of architectural features important to tural features that give the roof its essential character. its character. such as dormer windows. cupolas. cornices. brackets. chimneys. cresting. weather vanes. gutters. clown- Spouts. and lightning rods. Windows and Doors Retaining and repairing existing window and door Introducing new window and door openings into the Openings. including window sash, glass, lintels. sills. principal elevations. or enlarging or reducing window architraves. shutters. doors. pediments. hoods, steps. or door openings to fit new stock window sash or new and all hardware. stock door sizes. j Altering the size of window panes or sash. Such ;{ changes destroy the scale and proportion of the I building. i Duplicating the material, design. and hardware of the Installing inappropriate new window or door features older window sash and doors if new sash and doors such as aluminum storm and screen window insulating i are used. glass combinations that require the removal of original windows and doors or the installation of plastic. j canvas, o: metal strip awnings or fake shutters that detract from the character and appearance of the • building. I I 4 29 Rehabilitation • Recornmerided Not Recommended BUIldin(;: Exterior Features Windows and Doors -continued Installing vi>rrallV unobtrusive storm windows and floors that do not damage existing frames and that can he renewed in the future. Using original doors and door hardware when they Discarding original doors and door hardware tviien call be repaired and reused in place. they can be repaired and reused in place. Entrances. Porches. Porte-cocheres. and Steps Retaining porches and steps that are appropriate to Removing or altering porches and steps that are the building and its development. Porches or additions inappropriate to the Buildings development and style. reflecting later architectural stvles are often important • to the building's historical integrity and. wherever possible. should be retained. Repairing or replacing. where necessary. deteriorated Stripping porches and steps of original material and architectural features of wood, iron. cast iron. terra architectural features such as handrails, balusters. costa. tile, and brick. columns. bracken. and roof decorations of wood, iron. cast iron. terra Gotta, tile. and btick. Enclosing porches and steps in a planner that destroys their intended appearance. 131,111ding: Exterior Finishes Discovering the historic paint colors and finishes of the Removing paint and finishes down to the bare surface. structure and repainting with those colors to illustrate strong paint strippers. whether chemical or mechanical. the distinctive character of the property. can permanently damage the surface. Also. stripping obliterates evidence of the historical paint finishes. Repainting with colors that cannot be documented through research and investigation to be appropriate to the building and neighborhood. • 30 Rehabilitation i Recorttnu>ndecl Not Recommended Building. Interior Features Retaining original material, architectural features, and Removing original material, architectural features. and hardware, whenever possible, such as stairs. elevators. hardware. except where essential for safety or effi- handrails. balusters. ornamental columns. cornices. ciency. baseboards. doors, doorways. tvindows. mantel pieces, paneling, lighting fixtures. parquet, or mosaic flooring. Replacing interior doors and transoms without investi- gating alternative fire protection measures or possible code variances. Repairing or replacing, where necessary. deteriorated installing new decorative material and paneling, which material with new material that duplicates the old as destroys significant architectural features or was un- closely as possible. available when the building was constructed. such as ' vinyl, plastic• or imitation wood wall and floor cover- • ings. except in utility areas such as bathrooms and ii kitchens. 1 i ! i Retaining original plaster, whenever possible. Removing plaster to expose brick to give the wall an appearance it never had. Enclosing an important interior stairway. where re- Enclosing important stairways with ordinary fire-rated quired by code. in such a way as to retain its construction which destroys the architectural character j character. In manv cases. glazed fire-rated walls may of the stair and the spr.:e. be used. i Retaining the basic plan of a building. the relationship Altering the basic plan of a building by demolishing and size of rooms. corridors. and trther spaces. principal walls. partitions. and stairways. 13n1ldin,;: Interior Finishes Discovering and retaining original paint colors. finishes. Changing the tex•ure and patina of exposed wooden wallpapers, and other decorative motifs or. where architectural features (including structural members) Necessary, replacing them with colors. wallpapers, or and masonry surfaces through sandblasting or use of decorative motifs based on the original. other abrasive techniques to remove paint. discolora- tion, and plaster, except in certain industrial and warehouse buildings where the interior masonry or plaster surfaces do not have significant design, detail- ing. tooling. or finish: and where wooden architectural features are not finished. molded. beaded, or worked • by hand." In uses where atna>nvr rleanut,t 1> iontemplrted. it is strunyly reionurtended that prior wino•al be obtained f!„m the O S lhpartment of tite Interior if the rehabilnah.,,n utvolee>ant, Federal Lund:ur\l'here ttte owner intends to apply for the tax r,enettts for rehabilitation work under the Tax ax RrGnm A,t;,f 11r7t, 31 Rehabilitation • Recommended Not Recommended BLilldinq: Inieriot- Finishes Continued Removing paint from wooden architectural features that were never intended to be exposed. Ne,,.- C011StrUC61011 Ke"ping lww additions and adlaCellt n('.lV ConslrUCtl(hll Iu tllllliil)tllll. nlaklllg thefll compiAble in scale. building nult,"ials, and texture:. Designing new work to be compatible in materials. Designing new work which is incompatible wish the size. scale. color, and texture with the other buildings other buildings in the neighborhood in materials. size. in the neighborhood. scale. and texture. Using contemporary designs compatible with the char- Imitating an earlier style or period of architecture in �cter and mood of the building or the neighborhood. new additions, except in rare cases where a contem- porary design would detract from the architectural unity of an ensemble or group. Especially avoid imitating an earlier style of architecture in ne\v addi- tions that have a completely contemporary function such as a drive-in bank or garage. Adding new height to the building that changes the scald and character of the building. Additions in height should not be visible when viewing the principal facades. Adding new floors or removing Existing flo(,r; that destroy important architectural details. feaILEVS. and spaces of the building. Protecting architectural details and features that con- tribute to the character of the building. Placing television antennae and mechanical equip- Placing television antennae and mechanical equip- ment. such as air conditioners. in an inconspicuous ment. such as air conditioners. where they Can be location. seen from the street. • :32 Rehabilitation l I � Recommended Not Recommended I Mechanical Systems: Heating. Air Conditioning. Electrical. Plumbing, Fire Protection lnl talling Ilecessary Inechallical -Vstellb ill .lrctls and Causing Unnecessary damage to the plan. inatelials. x spr:ces that will require the least Ilssil?le alteration ul and appearance of the building when installing nn the snuctural integrity, and physical appearance of the chanical systems. buiiclill3. Utilizing early mechanical system;. including plunlbilig Attaching exterior electrical and telephone cables to and earl lighting fixtures, where possible, the principal elevations of the building. Installiny the Vertical run: cif duct;. pile•;, and cables Installing vertical runs of ducts. pipes, and cables in In Ch1seG. service rooms. and Nall cavities. places where they will be a Visual Intrusion. Concealing or "making invisible" mechanical equip- I ment in historic walls or ceilings. Frequently. this concealment requires the removal of historic fabric. i • Installing "dropped' acoustical ceilings to hide me- chanical equipment. This destroys the proportions and character of the rooms. Insuring adequate ventilation of attics. crawlspaces. and cellars to prevent moisture problems. Installing thermal insulation in attics and in unheated Installing foam. glass fiber. or cellulose insulation into cellars and crawlspaces to conserve energy. wall cavities of either wooden or masonry construction. This has been found, to cause moisture problems when there is no adequate moisture barrier. c Safety and Coda Requirements Complying with code requirements in such a manner 01,11 the essential character of a building is preserved intact. Working with local code officials to investigate alterna- tive life safety measures that preserve the architectural integrity of the building. Investigating variances for historic properties allowed wider some local codes. • Rehabilitation • Safety and Coda Requirements continued Installing adecluaie fire Ineventhln equipment in a manner that d(lez. minimal damage to the appearance Or fabric of a propeM Adding new smAvays and elevatows that do rml ulcer Adding imv stahows and elevators Hho alter elming eXlvina emi WOW or cmher inlporlant ai'Cilitc'Clural exit facilities or Ii11Imant architectural features and feanlres and spaces of the huilding. Spacc S c,f the building. • • 34 Guidelines for Applying STANDARDS FOR RESTORATION Recommended Not Recornrnerule(I The Environment Retaining distinctive feature; su::h a; the size. scale. Removing lighting devices. telephone pales. painted mass, color. and materials of huiidings. including roofs, signs. or other street furniture that may be imponant porches. and stairways that give a neighborhood i!s to the historic setting. distinguishing character. Retaining early lanterns. light standards. telephone Poles. utility poles. painted signs. and other street furniture that may be imlxortant to the historic setting. Retaining landscape features such as parks. gardens. street lights. signs. trenches. walkways. streets. alleys. and building set-backs that have traditionally linked buildings to their environment. • Archeological Sites and Features Retaining archeological resources intact, whenever Causing ground disturbances without evaluating the possible archeological potential of an area. Failing to properly monitor all uroitnd disturbances on a property for possible archeological data that could provide information relating to the history of the property. Minimizing disturbances of terrain around the struc- Introducing heavy machinery or equipment into areas tire, thus reducing the pegs;ibiliry ��f destr�>yin(; tut- where their presence may disturb archeological re- knoevn archeological resources. sources. Installing underground utilities. pavements. and other modern features that disturb archeological resources. Arranging for an archeological survey of all terrain that Undertaking an archeological investigation without MUM be disturbed by the project. If the Survey reveals professional guidance• or without utilizing professional sites or features that might be adversely affected. the curatorial techniques. area should be avoided or an archeological investiga- tion conducted in accordance with the Recovery of Scientific. Prehistoric. and Archeological Data: Meth- ods, Standards, and Reporting Requirements (36 CFR 1210. formerly 36 CFR 66 Proposed Guidelines published in the Federal Register. Vol. 42. No. 11). • Friday. January 28, 1977). J-� Restoration • He(()nunended Not Recommended f3uilclinc; �itc' I(JentifvjI)q plants. trees, k-m-ings. walkways. outbuild- ings. and ()ther elements that might be an important part of t1w propertv's hist-rry and development. Retaininq plants. trees. fencings. walkways. street Making changes to the appearance of the site bti' lights. signs and benches that reflect the property's removing clld plants. trees. fencings- walkways. out- histo,v and developnlc'llt. buildings. and.other elements before evaluating their irl,portance in the property's history and development. Basing decrsic>Ils for neLL' site \vork oil actual knowl- Giving the Site all appearance It (lever had. edge of the past appearance of the property found in photographs. drawings. newspapers. and tax records. If changes are made. they should be carefully evalu- ated in light of the past appearance of the site. • Providing proper site and roof drainage to assure that water does not splash against building or foundation walls, nor drain toward the building. Building: Structural Systems Recognizing the spcciai problems inherent in the Disturbing existing foLlnd ition'; With new excavations titl'i1CtLir<.I .�l'StClll�; �>{ hlsTCY-iC hllllding>. (2 Cldlly that Underillirli? the' till-LICtUrill stability of the building. Ll'ilere there' are visible signs of Cracking. deflection, oh failure. Urdertakmn; stabilization anti repair of weakened strut- Leaving known structural prnblenls untreated that will tural rllenlherS and systems. caLlsc> Contllluiilil cieteriolatioln and will shorten the life of the structure. Supplementing existing structural SllStenls when danl- aged or inadequate. Replace historically important structural members ot)ly LL,hen necessary. • 36 • Restoration r I Recommended Not Recornmernded Building: Exterior Features Masonrv: Adobe, brick, stone, terra costa, concrete, stucco, and mortar Retaining original masonry and mortar. whenever Applying waterproof or water repellent coatings or possible. l,ithout the application Of any surface treat- other treatments unless required to solve a specific ment. technical problem that has been studied and identified. Coatings are frequently unnecessary, expensive. and can accelerate deterioration of the masonry. j Repointing onli.. those mortar joints where there is Repointing mortar joints that do not need repointing. evidence Of nl0isILl:V problems or when sufficient Using electric saws and hammers to remove mortar mortar is missing to allow water to stand in the mortar can seriously damage the adjacent brick. Joints. 1 Duplicating old mortar in composition, color, and Repointing with mortar of high Portland cement texture. content, thus creating a bond that can often be stronger than the building material. This can cause • deterioration as a result of the differing coefficient of expansion and the differing porosity of the material and the mortar. 1 Duplicating old mortar in joint size, method of appli- Repointing with mortar joints of a differing size of joint cation. and joint profile. profile, texture, or color. I Repairing stucco with a stucco mixture that duplicates the original as closely as possible in appearance, color, j and texture. Cleaning masonm? only when necessary to halt deteri- Sandblasting, including dry and tvet grit and other I oration and always with the gentlest method possible. abrasives. brick. or stone surfaces: this method of such as low pressure water and soft bristle brushes.* cleaning erodes the surface of the material and accelerates deterioration. Do not use chemical cleaning products that would have an adverse chemical reac- tion with the masonry materials, i.e., acid on limestone I or marble. i Repairing or replacing, where necessary, deteriorated Applying new material which is inappropriate or was material with new material that duplicates tine old as unavailable when tine building was constructed. such closely as possible in bond, pattern, shape, and as artificial brick siding, artificial stone, or brick veneer coursing. to simulate a historic appearance. • For m rr.- ini mnatr n i arsuIt I'reser vat ion Iirirts I. "nit. Cleaning and w,trrpr()nf Coating 'f Mdsnnn,• Budding;s' and Pwservaurm Brief, 2 "Rep mtt;ny Murar .Rants in I Itstoric Brick Buildings,— Both are availabl.• frmn Technrral I'n•servation bervic,., Division. lirrita�;e Conservation and Recreation I ervire. Washington. 1)C 202,13. f 37 Restoration �.. ` F . • Recommended Not Recommended f31,111dinq: Exterior Features ,%lasonrv: Adobe, brick, Moll( terra ecru.►, eonrrele, :,Its(-co, and mortar continued fteplilClllg missing archlt<CtL:r"`I features, AlCh as Corn Removing arelllti_'CIUYdI fi'atUres SUCK dS Co'.'111Ce.s. Ices. brackets. and railings, brackets. railings. kvindoke architraves. and doorkvav pediments. Retaining the original or wady color and teXtLlre of Removing paint from masonry surfaces indiscrinli- Ina"Otlrl.' surfaces. wherever possible. Brick or stone nately. This may subject the building to damage and su-faCe's 111av have been painted of whlte\reshed for may change Its appearance. practical and aesthetic reasons. Wood: Clapboard, weatherboard, shingles. and other wooden siding Retaining original material. whenever possible. Removing architectural features such as siding. corn- ices. brackets. window architraves. and doorway pedi- ments. These are. in most cases, an essential par, of a building's character and appearance that illustrates the continuity of growth and change. Repairing or replacing, where necessary. deteriorated Resurfacing frame buildings with new material. which material with nevc material that duplicates in size. is inappropriate or Was unavailable when the buiiding shape. and t,xture the old as closely as possible. was construCied, such as artificial stone. brick veneer. asbestos or asphalt shingles. and plastic or aluminum siding. SLICK material can also contribute 10 the deterioration of the sh"uctUw from nloistLlre aild in- sects. Architectural Metals: Cast iron. steel, pressed tin, aluminum. zinc Retaining original material. whenever possible Removing architectural features that are an essential part of a buildings character and appearance and thus illustrate the Continuity of growth alld change. Cleaning. when necessary. with the appropriate Exposing metals which were intended to be protected method. Cast iron and steel.are normally not affected from the environment. Do not use cleaning methods by mechanical cleaning methods while pressed tin. which alter the color or texture of the metal. zinc. and aluminum should be cleaned by the gentlest method possible. 0 { / f Restoration • Recommended Not Recommended Building: Exterior Features continued Roofs and Roofing Preserving the original roof shape. Retaining the original roofing material. whenever pos- sible. Replacing deteriorated roof coverings with new mate- Replacing deteriorated roof coverings with new mate- rial that matches the old in composition, size, shape. rials which differ to such an extent from the old in color. and texture. composition, size, shape, color, and texture that the appearance of the building is altered. Preserving or replacing, where necessary. all architec- Stripping the roof of architectural features important to tural features which give the roof its essential character, its character. such as dormer windows, cupolas, cornices. brackets. chimneys. cresting, weather vanes, gutters. down- spouts. and lightning rods. Windows and Doors Retaining existing window and door openings, includ- ing w-indow sash, glass. lintels, sills, architraves. shut- ters. doors. pediments. hoods. steps, and all hardware. Installing storm or insulating vvindows when old glass. i art glass. or fragile sash rec.luire protection from the weather. Protective windows should be removable ke'ith(-)ut damaging original fabric. Duplicating the material, design, and the hardware: of Installing inappropriate new window or door features the older window sash and doors, if new sash and such as aluminum storm and screen window combi- doors are used. nations that require the removal of original windows and doors. l Using original doors and door hardware when they Discarding original doors and door hardware when C can be repaired and reused in place. they can be repaired and reused in place. • 39 a Restoration • Recommmended Not Recommended Building: Exterior Features—continued Entrances, Porches, Porte-cocheres, and Steps Retaining steps and porches that are appropriate to Removing or altering porches and steps that are the building and its development. Porches or additions inappropriate to the buildings development and stvle. reflecting later architectural styles are often impotlant to the building's historical integrity and. wherever possible.-should be retained. Repairing or replacing, where necessary. deteriorated Stripping porches and steps of original material and architectural features of wood. iron, cast iron, terra architectural features such as handrails. balusters. Gotta. tile. and brick. columns. brackets, and roof decorations of wood, iron. cast iron. terra Gotta. tile. and brick. Building: Exterior Finishes Discovering original paint colors and finishes: repaint- Stripping down to the bare surface without sorne ing with colors based on the original. when appropri- evidence of original exterior surface. ate. to illustrate the distinctive character of the prop- e rty. Repainting with colors that cannot be documented through research and investigation to be appropriate to the building and the neighborhood. Building: interior Features Retaining original material. architectural features, and hardware, whenever possible, such as stairs, elevators. handrails. balusters, ornamental columns, cornices, baseboards, doors, doorways. windows, mantel pieces. paneling. lighting fixtures. and parquet or mosaic flooring. Repairing or replacing, where necessary. deteriorated Installing new decorative material that is inappropriate material with new material that duplicates the old as or was unavailable when the building was constructed. closely as possible. such as vinyl, plastic, or imitation wood wall and floor coverings. Retaining original plaster, whenever possible. Destroying original plaster except where necessary for • Retaining the basic plan of a building, the relationship safety. and size of rooms. corridors, and other spaces. 40 Restoration • I Recommended Not Recommended Building: Interior Finishes Discovering and retaining original paint colors. finishes. wallpapers, and other decorative motifs or. where I necessary, replacing them with colors. wallpapers or decorative rnotifs based on the original_ i New Construction i �I Neu ConstrllCtion is not on appropriate: undertaking in a r��storotion project. Mechanical Systems: Heating, Air Conditioning, Electrical. Plumbing, Fire Protection �) Installing necessary building services in areas and Causing unnecessary damage to the plan, materials. spaces that will require the least possible alteration to and appearance of the building when installing me- the plan. materials. and appearance of the building. chanical systems that are required to preserve impor- tant historic fabric. Selecting mechanical systems that best suit the re- installing heat pumps, compressors. etc., so that they stored building and are as inconspicuous as possible. intrude upon the historic appearance of the resource. Rewiring early lighting fixtures to comply with safety codes. Installing exterior electrical and telephone cables un- Attaching exterior electrical and telephone cables to derground to preserve the historic selling. unless they the principal elevations of the building. unless they j were part of the historic scene. were part of the historic scene. Safetv and Code Requirements Complying with code requirements in such a manner that the essential character of a building is preserved intact. I Investigating variances for historic properties allowed under some local codes. lnstaliing adequate fire prevention equipment in a manner that does minimal damage to the appearance or fabric of a property. Providing access for the handicapped without damag- ing the essential character of a property. 41 • Guidelines for Applying STANDARDS FOR RECONSTRUCTION Recommended Not Recommenele d he 1_n61ronnlc tit Retilllllllg 1c1111.1j1(ll)e feiltelris such as parks. gaide.'lls. street ilgilts. slgils. benches, \\'i11)<U'd1's, stt'eets, alleys. and building set-backs mAlich have traditionally linked buildings to their environment. Archeological Sites and Feature -s Retaining archeological resources intact. \\"never CauSing around disturbances Withnut .evaluating the possible. all heologlc al pclte'npal of ail area. Failing to properly monitor all ground disturbances on it propt'rtti for possible archeological data that could provide information relating to the history of the • property. Minimizing disturbance of terrain around the structure. introducing heavy machinery or equipment into areas thus reducing the possibility of destroying unknown where their presence may disturb archeological re- archeological resources. sources. Installing underground utilities. pavements. and other modern features that disturb archeological resources. Undertaking archeological investigations in accordance.' Undertaking an arcFleolo3ical inveStigaticm without with the R(2covcry of Scientific. Prehistoric. and Arche- professional guidance. or Without utilising professional ological Data: Methods. Standards. and Reporting curatorial techniques. RequirementS f:36 CFR 1210. formerly :36 CFR 66 Proposed Gt idelines published in the Federal Rcgister. Vol. 42, No. 19. Friday, January 2S. 1977). Builcling Site Identifying plants, trees. fencings. walkways. outbuild- ings. and other elements that might be an important part of the property's history and development. Retaining plants. trees. fencings. walkways. street Making changes to the appearance of the site by lights. utility poles. signs. and benches that reflect the removing old plants. trees. fencings. walkways. out- property's history and development. buildings. and other elements before evaluating their importance in the property's history and development- • 42 • Rcr(.onunenc/c'd Not Reconlmen(led I Building Site continued Basing diclslons for reCOnStrllCting the Site ()Il aCtual diving the site all appearance it never had. knowledge of the past app,2arance of the property found in photographs. drawings. newspapers. and tax records. Providing proper site and roof drainage to assure that seater does not splash against building or fi)undation walls. nor drain toward the building. I Plan Reproducing the basic plan of a building. the relation- Altering the basic plan of a building by failing to ship and size of rooms. corridors. and other spaces. reconstruct principal walls. partitions. and stairways. Building: Exterior Features • Masonry: Adobe, brick, stone, terra cotta, concrete, stucco, and mortar Duplicating the original mortar in composition. color. Reconstructing with mortar of high Portland cement and texture. content. thus creating a bond that can often be stronger than the new building material. This can cause deterioration as a result of the differing coeffi- cient of expansion and the differing porosity of the material and the mortar. Duplicating old mortar in joint size. rnutho d of appli Repainting with mortar joints of a differing size of ,uinl cation. and joint profile. profiler. texture or color. ReconstruCting StUCCO with a S►UCCo IllixtUre' that t duplicates the original as closely as possible- in appear- ance. texture. and color. Replacing. Where necessary. missing material with new Utilizing new materials for reconstruction. which are material that duplicates the old as closely as possible inappropriate or were unavailable when the building in size. color. and texture. was constructed. such as artificial brick siding. artificial stone. or brick veneer. Replacing missing architectural features. such as cor- nices. brackets. and railings. Duplicating the original or early color and texture of Applying waterproofing or water repellent coatings. masonry surfaces. wherever possible. Brick or stone They are frequently unnecessary. expensive. and can surfaces may have been painted or whitewashed for accelerate deterioration of new masonry. • practical and aesthetic reasons. 4:> Reconstruction Recornmended Not Recommended Building: Exterior Features-- contirlue(I Wood: Clapboard, weatherboard, shingles. and other (kr<1 )(ien sidinct Duplicating original material. \Whenever possible. Reconstructing missing material with new material that dUpllCateS In Size. patA'r11. Shape, 1111d t('XtUrP the Old as closely as possible. Architectural Metals: Cast iron, steel, pressed tin. aluminum, zinc Reproducing the original form. design. and texture of the missing element. wherever possible. Roofs and Roofing •Reconstructing the original roof shape. Changing the original roof shape or adding features inappropriate to the essential character of the roof such as oversized dormer windows or picture win- dows. Applying new roofing material that is inappropriate to the style and period of the building and neighborhood. Replacing missing ror>f coverings with new material Replacing missing roof coverings with new materials i that matches the old in composition. size. pattern. which differ to such an extent from the old in shape. color. and texture. composition. size. shape. Color. and texture that the appearance of the building is altered. Reproducing. where neceSSary. all architectural fea- Omitting architectural features important to the char- tures that give the roof its essential character such as acter of a reconstructed building. dormer %vindows. cupolaS. cornices. brackets. chim- neys. cresting. weather vanes. gutters. downspouts. and lightning rods. Windows and Doors Reproducing original window and door openings. Reproducing new window and door openings in the including window sash. glass, lintels. sills, architraves. principal elevations which are inaccurate in size or shutters. doors. pediments. hoods. steps. and all shape, or enlarging or reducing window or door hardware. openings to fit new stock window sash or new stock idoor sizes. 44 Reconstruction • Recommended Not Recommended Windows and Doors---continued Altering the size of the original window panes or sash. Such changes destroy the scale and proportion of the building. DU13licating the material, design, and hardware of the Using inappropriate designs for new window or door older windcnr sash and doors in the new sash and features such as aluminum storm and screen windoty door;. combinations- I Entrances. Porches. Porte-cocheres, and Steps Reproducing porches and steps that are appropriate to Omitting or altering the design of porches and steps the building and its development. that are appropriate to the building's style. Replacing missing architectural features of wood. iron. Omitting porches and steps and other architectural cast iron, terra cotta. tile, and brick. features such as handrails. balusters, columns. brack- ets, and roof decorations of wood, iron, cast iron, terra cotta, tile, and brick from the reconstruction. Building: Exterior Finishes Discovering original paint colors and finishes. Repro- ducing the colors based on the original evidence. when appropriate, to illustrate the distinctive character 2 of the property. Painting with colors that cannot be documented through research and investigation to be appropriate to the building and neighborhood or using nondocu- mented finishes other than paint. Building: Interior Features Reproducing original material, architectural features, and hardware. whenever possible, such as stairs. elevators. handrails. balusters. ornamental columns, cornices, baseboards. doors, doorways, windows, mantel pieces, panelings. lighting fixtures, and parquet or mosaic flooring. • 4 Li R;Gconstruction Ft C • liefommended Not Recommended i Building: Interior Features---continued j Replacing missing material with new material that Installing new decorativw niaterial that is Inappr(_rpr:i le ! duplicates the old as closely as possible. or- was unavailable when the building kk'aS corn-,tttrc 0(1. such as vinyl. plastic. or imitation wood wall floor coverings. Duplicating original plaster. whenever possible. Building: Interior Finishes Discovering and reproducing original paint colors. finishes. graining. wallpapers. and other decorative motifs where necessary. Mechanical Systems: Heating. Air Conditioning, Electrical, Plumbing. Fire Protection Installing necessary building systems in areas and Causing unnecessary damage to the plan and appear- i •spaces that will require the least possible alteration to ante of the building when installing mechanical serv- the plan, materials, and appearance of the building. ices. i I Installing the vertical runs of ducts, pipes. and cables Installing verticai runs of ducts, pipes, and cables in in closets. service rooms. and wall cavities. places where they will be a visual intrusion. Selecting mechanical systems that best suit the building and are as inconspicuous as possible. Installing exterior electrical and telephone cables un- Attaching exterior electrical and telephone cable, to derground. unless they were pail of the historic scene. the principal elevations of the building. Safety and Code Requirements Complying with code requirements in such a manner that the essential character of a building is preserved intact. Investigating variances for historic properties allowed } under some local codes. Installing adequate fire prevention equipment in a manner that does minimal damage to the appearance or fabric of a property. Providing access for the handicapped without damag- ing the essential character of a property. 46 ;;I I.S.GCY(RNMI NI PP.INI ING Cr I ICE t97't Appendix E. An Ordinance Providing for the Preservation of Structures or Areas of Historic or Architectural Significance • Liberty, Missouri* WHEREAS, movements and shifts of population and the 4. Protecting and enhancing the attractiveness of the changes in residential, commercial, and industrial uses city to home buyers, tourists, visitors, and shop- and customs threaten the destruction of areas, places, pers, and thereby supporting and promoting structures, works of art, and other objects having special business, commerce, industr and historic, community, architectural, or aesthetic im or- Y. providing tance, interest, or value and whose preservation and economic benefit to the city; con- tinued utilization are necessary and desirable for the en- 5. Fostering and encouraging preservation, restora- joyment and beauty of the city of Liberty and for the tion, and rehabilitation of structures, areas, and welfare of the citizens of Liberty; and neighborhoods and thereby preventing future ur- WHEREAS, the city of Liberty contains many structures ban blight. and areas that embody a sense of time and place unique B. Definitions to the city, or which exemplify or reflect the cultural, Unless specifically defined below, words or phrases social, economic, political, or architectural history of the in this ordinance shall be interpreted so as to give nation, the state of Missouri, or the city; and them the same meaning as they have in common WHEREAS, the protection of the historic and architec- usage and so as to give this ordinance its most tural character and resources of the city of Liberty is reasonable application. necessary for the promotion of its economic development; 1. Alteration—Any act or process that changes one and or more of the exterior architectural features of WHEREAS, Sections 20 and 40 of Chapter 89 of the a structure, including, but not limited to, the erec- Missouri Cities,Towns,and Villages Act authorizes estab- tion, construction, reconstruction, or removal of lishment of a comprehensive program for the designation any structure. and protection of features of historic significance; 2. Area—A specific geographic division of the city NOW, THEREFORE, BE IT ORDAINED BY THE CITY of Liberty. • COUNCIL OF THE CITY OF LIBERTY, CLAY COUN- 3. Certificate of Appropriateness—A certificate TY, MISSOURI: issued by the Preservation Commission in- SECTION ONE: dicating its approval of plans for alteration, con- That "The Zoning Ordinance of the city of Liberty of struction, removal, or demolition of a landmark 1971," as amended, shall be further amended by or of a structure within a historic district. renumbering Section XXXI through Section XXXIX in- 4. Certificate of Economic Hardship—A certificate clusive as Section XXXII through Section XL respective- issued by the Preservation Commission authoriz- ly, and by adding thereto a new section, numbered Sec- ing an alteration, construction, removal, or tion XXXI and entitled "Historic Preservation"; so that demolition, even though a Certificate of Ap- hereafter the said Section XXXI shall be and read as propriateness has previously been denied. follows: 5. Commissioners—Members of the Liberty Historic Preservation Historic Preservation Commission. A. Purpose The purpose of this ordinance is to promote the 6. Construction—The act of adding an addition to educational, cultural, economic, and general welfare an existing structure or the erection of a new prin- of the community by: cipal or accessory structure on a lot or property. 1. Providing a mechanism to identify and preserve 7. Council—The City Council of the city of Liberty. the distinctive historic and architectural 8. Demolition—Any act or process that destroys in characteristics of Liberty which represent part or in whole a landmark or a structure within elements of the city's cultural, social, economic, a historic district. political, and architectural history; 9. Design Guideline—A standard of appropriate ac- t. Fostering civic pride in the beauty and noble ac- tivity that will preserve the historic and architec- complishments of the past as represented in Liber- tural character of a structure or area. ty's Landmarks and historic districts; 10. Exterior Architectural Appearance—The ar- t. Conserving and improving the value of proper- chitectural character and general composition of • ty designated as landmarks or within historic the exterior of a structure, including but not districts; limited to the kind, color, and texture of the 'February 8. 1983. draft. building material and the type, design, and 38 character of all windows, doors, light fixtures, of or the disqualification of the regular members. Csigns, and appurtenant elements. Vacancies shall be filled for the unexpired term only. 11. Historic District—An area designated as a Members may be removed for cause by the Mayor• "historic district"by ordinance of the City Coun- and City Council upon written charges and after cil and which may contain within definable public hearing. geographic boundaries one or more landmarks E. Officers and which may have within its boundaries other Officers shall consist of a chairman, a vice-chairman, properties or structures that, while not of such historic and/or architectural significance to be and a secretary elected by the Preservation Commis- Sion who shall each serve a term of one(1) year and Commis- designated as landmarks, nevertheless contribute shall be eligible for re-election; but no member shall to the overall visual characteristics of the land-mark or landmarks located within the historic serve as chairman for more than two(2)consecutive ears. The chairman shall district. Y preside over meetings. In the absence of the chairman, the vice-chairman shall 12. Landmark—A property or structure designated perform the duties of the chairman. If both are ab- as a "landmark"by ordinance of the City Coun- sent,a temporary chairman shall be elected by those cil, pursuant to procedures prescribed herein, that present. The secretary to the Preservation Commis- is worthy of rehabilitation, restoration, and sion shall have the following duties: preservation because of its historic and/or ar- 1. Take minutes of each Preservation Commission chitectural significance to the city of Liberty. meeting; 13. Owner of Record—The person, corporation, or 2. Be responsible for publication and distribution other legal entity listed as owner on the records of the County Recorder of Deeds. of copies of the minutes, reports, and decisions of the Preservation Commission to the members 14. Preservation Commission—The Liberty Historic of the Preservation Commission; Preservation Commission. 3. Give notice as provided herein or by law for all 15. Rernoval—Any relocation of a structure on its public hearings conducted by the Preservation site or to another site. Commission; r 16. Repair—Any change that is not construction, 4. Advise the mayor of vacancies on the Preserva- removal, or alteration. tion Commission and expiring terms of members;• 17. Structure—Anything constructed or erected, the and use of which requires permanent or temporary 5. Prepare and submit to the City Council a com- location on or in the ground, including, but plete record of the proceedings before the Preser- without limiting the generality of the foregoing, vation Commission on any matter requiring buildings, fences, gazebos, advertising signs, Council consideration. billboards, backstops for tennis courts, radio and television antennae, including supporting towers, F. Meetings and swimming pools. A quorum shall consist of a majority of the members_ All decisions or actions of the Preservation Commis- C. Composition of Historic Preservation Commission sion shall be made by a majority vote of those The Liberty Historic Preservation Commission shall members present and voting at any meeting where consist of seven(7)members, residents of Liberty, all a quorum exists. Meetings shall be held at regularly of whom shall be appointed by the Mayor and ap- scheduled times to be established by resolution of the proved by the City Council. The Mayor shall make Preservation Commission at the beginning of each every reasonable effort to appoint persons with a calendar year or at any time upon the call of the demonstrated interest in the history or architecture Chairman. No member of the Preservation Commis- of the city of Liberty, and at least one (1) member sion shall vote on any matter that may materially or of the Preservation Commission shall be a Missouri- apparently affect the property, income, or business registered architect, one(1)an attorney, and one(1) interest of that member. No action shall be taken by a person experienced in real estate. the Commission that could in any manner deprive or restrict the owner of a property in its use, modifica- D. Terms tion, maintenance, disposition, or demolition until The term of office of the members of the Preserva- such owner shall first have had the opportunity to tion Commission shall be for five years,excepting that be heard at public meeting of the Preservation Com- the membership of the first Preservation Commission mission, as provided herein. The chairman, and in appointed shall serve respectively for terms of one for his absence the acting chairman, may administer one year;one for two years;one for three years;one oaths and compel the attendance of witnesses. All for four years;and one for five years.A member may meetings of the Preservation Commission shall be • serve only two consecutive terms. Three alternate open to the public. The Preservation Commission members shall be appointed to serve in the absence shall keep minutes of its proceedings, showing the 39 * such action- .pplicants may be required to sub- vote, indicating such fact, and ..all keep records of its examinations and other official actions, all of mit plans, drawings, elevations, specifications, f which shall be immediately filed in the office of the and other information as may be necessary to make decisions; • Preservation Commission and shall be a public record. 11. To consider applications for Certificates of Economic Hardship that would allow the perfor- G. Powers and Duties mane of work for which a Certificate of Ap- The Preservation Commission shall have the follow- propriateness has been denied; ing powers and duties: 12. To develop specific design guidelines for the 1. To adopt its own procedural regulations; alteration, construction,or removal of landmarks or property and structures within historic 2. To conduct an ongoing survey to identify districts. historically and architecturally significant proper- ties, structures, and areas that exemplify the 13. To review proposed zoning amendments, ap- cultural,social, economic, political, or architec- plications for special use permits,or applications tural history of the nation, state, or city; for zoning variances that affect proposed or designated landmarks and historic districts. The 3. To investigate and recommend to the Planning Director of Community Development shall send and Zoning Commission and to the City Coun- applications for special use or zoning variations cil the adoption of ordinances designating prop- to the Preservation Commission for comment ernes or structures having special historic, com- prior to the date of the hearing by the Planning munity, or architectural value as "landmarks." and Zoning Commission or Board of Zoning 4. To investigate and recommend to the Planning Adjustment; and Zoning Commission and to the City Coun- 14. To administer on behalf of the city of Liberty any cil the adoption of ordinances designating areas property or full or partial interest in real proper- as having special historic, community, or ar- ty, including easements, that the city of Liberty chitectural value as "historic districts"; may have or accept as a gift or otherwise, upon 5. To keep a register of all properties and structures authorization and approval by the City Council; that have been designated as landmarks or 15. To accept and administer on behalf of the city f� historic districts, including all information re- of Liberty such gifts, grants, and money as may • quired for each designation; be appropriate for the purposes of this ordinance. 6. To determine an appropriate system of markers Such money may be expended for publishing and make recommendations for the design and maps and brochures or for hiring staff persons implementation of specific markings of the streets or consultants or performing other appropriate and routes leading from one landmark or historic functions for the purpose of carrying out the district to another; duties and powers of the Preservation Commis- 7. To advise and assist owners of landmarks and sion and the purposes of this ordinance; property or structures within historic districts on 16. To call upon available city staff members as well physical and financial aspects of preservation, as other experts for technical advice; renovation, rehabilitation, and reuse, and on 17. To retain such specialists or consultants or to ap- procedures for inclusion on the National Register point such citizen advisory committees as may of Historic Places; be required from time to time; 8. To nominate landmarks and historic districts to 18_ To testify before all boards and commissions, in- the National Register of Historic Places, and to eluding the Planning and Zoning Commission review and comment on any National Register and the Board of Zoning Adjustments, on any nominations submitted to the Preservation Com- matter affecting historically and architecturally mission upon request of the Mayor or City significant property, structures, and areas; Council; 9. To inform and educate the citizens of Liberty con- 19. To confer recognition upon the owners of land- cerning the historic and architectural heritage of marks or property or structures within historic districts by means of certificates, plaques, or the city by publishing appropriate maps, newslet- markers; ters, brochures, and pamphlets, and by holding programs and seminars; 20. To develop a preservation component in the General Plan of the city of Liberty and to recom- 10. To hold public hearings and to review applica- mend it to the Planning and Zoning Commission E lions for construction, alteration, removal, or and to the City Council; • demolition affecting proposed or designated land- marks or structures within historic districts and 21. To periodically review the Liberty Zoning Or- issue or deny Certificates of Appropriateness for dinance and to recommend to the Planning and 40 Zoning Commission ar>l ie City Council any ty, state`- national event; amendments appropriate for the protection and continued use of landmarks or property and 3. Its identification with a person or persons who structures within historic districts; and significantly contributed to the development of 22. To undertake any other action or activity the community, county, state, or country; necessary or appropriate to the implementation 4. Its embodiment of distinguishing characteristics • of its powers and duties or to implementation of of an architectural style valuable for the study the purpose of this ordinance. of a period, type, method of construction, or use of indigenous materials; H. Surveys and Research 5. Its identification as the work of a master builder, The Preservation Commission shall undertake an ongoing survey and research effort in the tit f designer, architect, or landscape architect whose o individual work has influenced the develoment Liberty to identify neighborhoods, areas,sites,struc- p tures, and objects that have historic, community, ar- of the community, county, state, or country; chitectural,or aesthetic importance, interest,or value. 6. Its embodiment of elements of design,detailing, As part of the survey, the Preservation Commission materials, or craftsmanship that render it ar- shall review and evaluate any prior surveys and chitecturally significant; studies by any unit of government or private 7. Its embodiment of design elements that make it organization and compile appropriate descriptions, facts, and photographs. Before the Preservation Com- missionshall on its own initiative nominate any land- 8. Its unique location or singular physical mark for designation, it shall first develop a plan and characteristics that make it an established or schedule for completion of a survey of the city of familiar visual feature; Liberty to identify potential landmarks. The Preser- vation Commission shall then systematically identify 9. Its character as a particularly fine or unique ex- potential landmarks and adopt procedures to ample of a utilitarian structure, including, but not nominate them in groups based upon the following limited to farmhouses,gas stations, or other com- criteria: mercial structures, with a high level of integrity or architectural significance; and/or t 1. The potential landmarks in one identifiable 10. Its suitability for preservation or restoration. neighborhood or distinct geographical area of the city of Liberty; Any structure, property, or area that meets one or 2. The potential landmarks associated with a par- more of the above criteria shall also have sufficient • titular person, event, or historical period; integrity of location,design, materials,and workman- ship to make it worthy of preservation or restoration. 3. The potential landmarks of a particular architec- tural style or school, or of a particular architect, K. Report and Recommendation of Preservation engineer, builder, designer, or craftsman; Commission 4. Such other criteria as may be adopted by the The Preservation Commission shall within forty-five (45)days from receipt of a completed nomination in Preservation Commission to assure systematic survey and nomination of all potential landmarks Proper form adopt by resolution a recommendation Liberty. that the nominated landmark or historic district does within the city n or does not meet the criteria for designation in I Nomination of Landmarks and Historic Districts Paragraph J of this ordinance. The resolution shall Nominations shall be made to the Preservation Com- be accompanied by a report to the Planning and Zon- mission on a form prepared by it and may be sub- ing Commission containing the following mitted by a member of the Preservation Commission, information: owner of record of the nominated property or strut- 1. Explanation of the significance or lack of ture, the City Council, or any other person or significance of the nominated landmark or organization. historic district as it relates to the criteria for designation; J., Criteria for Consideration of Nomination The Preservation Commission shall, upon such in- 2. Explanation of the integrity or lack of integrity vestigation as it deems necessary, make a determina- of the nominated landmark or historic district; tion as to whether a nominated property,structures, 3. In the case of a nominated landmark found to or area meets one or more of the following criteria: meet the criteria for designation: 1. Its character, interest, or value as part of the a. The significant exterior architectural features development, heritage, or cultural characteristics of the nominated landmark that should be of the community, county, state, or country; protected; 2. Its location as a site of a significant local, coun- b. The types of construction, alteration,demoli- • 41 'r tion, and removal, other than those requir- The relationship of a structure within a historic • ing a building or demolition permit, that district to the open space between it and adjoin- should be reviewed for appropriateness pur- ing structures should be compatible. suant to the provisions of Paragraphs V 4. Roof Shape—The design of the roof should be through Z of this ordinance. compatible with the architectural style and character of the landmark and surrounding struc- 4. In the case of a nominated historic district found tures in a historic district. to meet the criteria for designation: 5. Landscaping—Landscaping should be compati- a. The types of significant exterior architectural ble with the architectural character and ap- features of the structures within the nominated pearance of the landmark and of surrounding historic district that should be protected; structures and landscapes in historic districts. b. The types of alterations and demolitions that 6. Scale—The scale of the structure after alteration, should be reviewed for appropriateness pur- construction, or partial demolition should be suant to the provisions of Paragraphs V compatible with its architectural style and through Z of this ordinance. character and with surrounding structures in a historic district. 5. Proposed design guidelines for applying the criteria for review of Certificates of Ap- 7. Directional Expression —Facades in historic propriateness to the nominated landmark or districts should blend with other structures with historic district. regard to directional expression. Structures in a historic district should be compatible with the 6. The relationship of the nominated landmark or dominant horizontal or vertical expression of sur- historic district to the ongoing effort of the rounding structures. The directional expression Preservation Commission to identify and of a landmark after alteration, construction, or nominate all potential areas and structures that partial demolition should be compatible with its meet the criteria for designation. original architectural style and character. 7. Recommendations as to appropriate permitted 8. Architectural Details—Architectural details in- uses, special uses, height and area regulations, eluding materials, colors, and textures should be minimum dwelling size, floor area, sign regula- treated so as to make a landmark compatible with tions, and parking regulations necessary or ap- its original architectural style and character and propriate to the preservation of the nominated to preserve and enhance the architectural style landmark or historic district. or character of a landmark or historic district. 8. A map showing the location of the nominated M. Notification of Nomination landmark and the boundaries of the nominated The Planning and Zoning Commission shall schedule historic district. a public hearing on the nomination within thirty(30) The recommendations and report of the Preservation days following receipt of a report and recommenda- tion from the Preservation Commission that a Commission shall be sent to the Planning and Zon- nominated landmark or historic district does or does ing Commission within seven (7)days following the not meet the criteria for designation. Notice of the vote on the resolution and shall be available to the date, time, place, and purpose of the public hearing public in the offices of the Preservation Commission. and a copy of the completed nomination form shall be sent by regular mail to the owner(s)of record and L. Design Guidelines to the nominators, as well as to property owners ad- Design guidelines for applying the criteria for review joiningthe nominated landmark or historic district of Certificates of Appropriateness shall, at a at least fifteen(15)days prior to the date of the hear- minimum, consider the following architectural ing. Notice shall also be published in a newspaper criteria: having general circulation in the city of Liberty. The 1. Height—The height of any proposed alteration notice shall state the street address and legal descrip- or construction should be compatible with the tion of a nominated landmark and the boundaries of style and character of the landmark and with sur- a nominated historic district. rounding structures in a historic district. N. Public Hearing 2. Proportions of Windows and Doors—The pro- Oral or written testimony concerning the significance portions and relationships between doors and of the nominated landmark or historic district shall • windows should be compatible with the architec- be taken at the public hearing from any person con- tural style and character of the landmark and cerning the nomination. The Preservation Commis- with surrounding structures within a historic sion may present expert testimony or present its own district. evidence regarding the compliance of the nominated 3. Relationship of Building Masses and Spaces— landmark or historic district with the criteria for con- 42 sideration of a nomination met forth in Paragraph J testimony in the same manner as provided in of this ordinance.The owner of any nominated land- Paragraphs M and N of this ordinance. Any resolu- mark or of any property within a nominated preser- tion or ordinance shall be accompanied by a written vation district shall be allowed reasonable opportuni- statement explaining the reasons for the action of Cl th�ty to present evidence regarding significance and shall Council.The City Clerk shall provide written notifica- be afforded the right of representation by counsel and tion of the action of the Council by regular mail to the reasonable opportunity to cross-examine expert nominator,the appellant,and the owner(s)of record witnesses. The hearing shall be closed upon comple- of the nominated landmark or of all property within tion of testimony. a nominated historic district.The notice shall include a copy of the designation ordinance or resolution O. Determination by Planning and Zoning Commission passed by the Council and shall be sent within seven Within thirty (30)days following close of the public (7)days of the Council action.A copy of each designa- hearing, the Planning and Zoning Commission shall tion ordinance shall be sent to the Preservation Com- make a determination upon the evidence whether the mission, the Planning and Zoning Commission, and nominated landmark or historic district does or does the Building Department. not meet the criteria for designation. Such a deter- mination shall be passed by resolution of the Plan- S. The Designation Ordinance ning and Zoning Commission and shall be accom- Upon designation, the landmark or historic district panied by a report stating the findings of the Plan- shall be classified as a "District H—Historic District," ning and Zoning Commission concerning the relation- and the designating ordinance shall prescribe the ship between the criteria for designation in Paragraph significant exterior architectural features; the types J of this ordinance and the nominated landmark or of construction, alteration, demolition, and removal, historic district and all other information required by other than those requiring a building or demolition Paragraph K of this ordinance. permit that should be reviewed for appropriateness; P. Notification of Determination the design guidelines for applying the criteria for Notice of the determination of the Planning and Zon- review of appropriateness; permitted uses; special ing Commission, including a copy of the report, shall uses; height and area regulations; minimum dwell- ing size; floor area; sign regulation; and parking be sent by regular mail to the owner of record of a regulations. The official zoning map of the city of nominated landmark and of all property within a Liberty shall be amended to show the location of the nominated historic district and to the nominator "District H—Historic District." within seven (7) days following adoption of the • resolution. Within seven (7) days following a deter- T. interim Control mination by the Planning and Zoning Commission No building permit shall be issued by the Building that the nominated landmark or historic district does Department for alteration, construction,demolition, meet the criteria for designation, a copy of the resolu- or removal of a nominated landmark or of any prop- tion and report accompanied by a recommendation erty or structure within a nominated historic district that the nominated landmark or historic district be from the date of the meeting of the Preservation Com- designated shall be sent,to the Council. mission at which a nomination form is first presented until the final disposition of the nomination by the Q. Appeal City Council unless such alteration, removal, or A determination by the Planning and Zoning Com- demolition is authorized by formal resolution of the mission that the nominated landmark or historic City Council as necessary for public health, welfare, district does not meet the criteria for designation shall or safety. In no event shall the delay be for more than be a final administrative decision reviewable under the one hundred eighty (180) days. Missouri Administrative Procedure and Review Act provided,however,that the nominator or any owner U. Amendment and Rescission of Designation of the nominated landmark or of property within the Designation may be amended or rescinded upon peti- nominated historic district may within thirty(30)days tion to the Preservation Commission and compliance after the postmarked date of the notice of the deter- with the same procedure and according to the same mination file with-the City Clerk a written appeal to criteria set forth herein for designation. the Council. V. Certificate of Appropriateness R. Action by City Council A Certificate of Appropriateness shall be required The Council shall, within sixty(60)days after receiv- before the following actions affecting the exterior ar- ing the recommendation that the nominated landmark chitectural appearance of any landmark or property or historic district be designated or receiving a writ- within a historic district may be undertaken: r ten appeal,either reject the recommendation or writ- 1. Any construction, alteration, or removal requir- 1 ten appeal by formal resolution or designate the land- �g a building permit from the city of Liberty; mirk or historic district by an ordinance.The Coun- cil may hold a public hearing before enacting the 2. Any demolition in whole or in part requiring a • resolution or ordinance and provide notice and take permit from the city of Liberty; 43 3. Any construction, alteration, demolition, or or reapply for a building or demolition permit that removal affecting a significant exterior architec- takes into consideration the recommendations of the . tural feature as specified in the ordinance Preservation Commission. designating the landmark or historic district. Z. Standards for Review W. Applications for Certificates of Appropriateness In considering an application for a building or demoli- Every application for a demolition permit or a tion permit or for a Certificate of Appropriateness, building permit, including the accompanying plans the Preservation Commission shall be guided by the and specifications, affecting the exterior architectural following general standards in addition to any design appearance of a designated landmark or of a proper- guidelines in the ordinance designating the landmark ty within a designated historic district shall be for- or historic district. warded by the Building Department to the Preserva- 1. Every reasonable effort shall be made to pro- tion Commission within seven (7) days following vide a compatible use for a property that re- receipt of the application by the Building Department. quires minimal alteration of the building, struc- The Building Department shall not issue the building ture, or site and its environment, or to use a or demolition permit until a Certificate of Ap- property for its originally intended purpose. propriateness has been issued by the Preservation Commission. Any applicant may request a meeting 2. The distinguishing original qualities or with the Preservation Commission before the applica- character of a building, structure, o site and its environment Lion is sent by the Building Department to the Preser- nt shall not be destroyed. The vation Commission or during the review of the ap- removal or alteration of any historic material plication. Application for review of construction, a distinctive architectural feature should be alteration, demolition, or removal not requiring a avoided when possible. building permit for which a Certificate of Ap- 3. All buildings, structures, and sites shall be propriateness is required shall be made on a form recognized as products of their own time. prepared by the Preservation Commission and Alterations that have no historical basis and available at the office of the Preservation Commis- that seek to create an earlier appearance shall sion.The Preservation Commission shall consider the be discouraged. completed application at its next regular meeting. The Preservation Commission may establish a subcom- mittee of five of its members to review routine ap- course of time are evidence of the history and plications for a Certificate of Appropriateness when development of a building, structure, or site delay to the next regular meeting would create an un- and its environment. These changes may have necessary inconvenience to the applicant. A Cer- acquired significance in their own right, and tificate of Appropriateness may be issued prior to the this significance shall be recognized and next regular meeting upon the signatures of four of respected. the members of.the subcommittee. 5. Distinctive stylistic features or examples of X. Determination by Preservation Commission skilled craftsmanship that characterize a The Preservation Commission shall review the ap- building, structure, or site shall be treated with plication for a building or demolition permit or for sensitivity. a Certificate of Appropriateness and issue or deny the 6. Deteriorated architectural features shall be Certificate of Appropriateness within forty-five (45) repaired rather than replaced, wherever possi- days of receipt of the application. Written notice of ble. In the event replacement is necessary, the the approval or denial of the application for a Cer- new material should match the material being tificate of Appropriateness shall be provided the ap- replaced in composition, design, color, texture, plicant and the Building Department within seven(7) and other visual qualities. Repair or replace- days following the determination and shall be accom- ment of missing architectural features should panied by a Certificate of Appropriateness in the case be based on accurate duplication of features, of an approval. substantiated by historic, physical, or pictorial evidence, rather than on conjectural designs or Y. Denial of a Certificate of Appropriateness the availability of different architectural A denial of a Certificate of Appropriateness shall be elements from other buildings or structures. accompanied by a statement of the reasons for the denial. The Preservation Commission shall make 7. The surface cleaning of structures shall be recommendations to the applicant concerning undertaken with the gentlest means possible. Sandblasting and other cleaning methods that changes, if any, in the proposed action that would cause the Preservation Commission to reconsider its will damage the historic building materials shall • denial and shall confer with the applicant and attempt not be undertaken. to resolve as quickly as possible the differences be- 8. Every reasonable effort shall be made to pro- tween the owner and the Preservation Commission. tect and preserve archaeological resources af- The applicant may resubmit an amended application fected by, or adjacent to, any project. 44 9. Contemporary design' ur alterations and addi- two years; itemized operating and maintenance tions to existing properties shall not be discour- expenses for the previous two years; and aged when such alterations and additions do depreciation deduction and annual cash flow not destroy significant historical, architectural, before and after debt service, if any,during the• or cultural material, and such design is com- same period; patible with the size, scale, color, material, and 7. Remaining balance on any mortgage or other character of the property, neighborhood, or financing secured by the property and annual environment. debt service, if any, for the previous two years; AA. Certificate of Economic Hardship 8. All appraisals obtained within the previous two Application for a Certificate of Economic Hardship years by the owner or applicant in connection shall be made on a form prepared by the Preserva- with the purchase, financing, or ownership of tion Commission. The Preservation Commission the property; shall schedule a public hearing concerning the ap- 9. Any listing of the property for sale or rent, price plication and provide notice in the same manner as asked and offers received, if any, within the in Paragraph M of this ordinance, and any person previous two years: may testify at the hearing concerning economic 10. Assessed value of the property according to the hardship in the same manner as provided by two most recent assessments; Paragraph N of this ordinance. The Preservation Commission may solicit expert 11. Real estate taxes for the previous two years; testimony or require that the applicant for a Cer- 12. Form of ownership or operation of the proper- tificate of Economic Hardship make submissions ty, whether sole proprietorship, for-profit or concerning any or all of the following information not-for-profit corporation, limited partnership, before it makes a determination on the application: joint venture, or other. 1. Estimate of the cost of the proposed construc- 13. Any other information, including the income tion, alteration, demolition, or removal and an tax bracket of the owner, applicant, or prin- `, estimate of any additional cost that would be cipal investors in the property considered incurred to comply with the recommendations necessary by the Preservation Commission to iof the Preservation Commission for changes a determination as to whether the property does necessary for the issuance of a Certificate of yield or may yield a reasonable return to the • Appropriateness; owners. 2. A report from a licensed engineer or architect gg Determination of Economic Hardship with experience in rehabilitation as to the struc- The Preservation Commission shall review all the tural soundness of any structures on the prop- evidence and information required of an applicant erty and their suitability for rehabilitation; for a Certificate of Economic Hardship and make 3. Estimated market value of the property in its a determination within forty-five (45) days of current condition; after completion of the pro- receipt of the application whether the denial of a posed construction, alteration, demolition, or Certificate of Appropriateness has deprived, or will removal; after any changes recommended by deprive, the owner of the property of reasonable the Preservation Commission; and, in the case use of, or economic return on, the property. Writ- of a proposed demolition, after renovation of ten notice of the determination shall be provided the existing property for continued use. in the same manner as required by Paragraph X. 4. In the case of a proposed demolition, an CC. Appeals estimate from an architect, developer, real A determination by the Preservation Commission estate consultant,appraiser, or other real estate that an application for a Certificate of Ap- professional experienced in rehabilitiation as to propriateness or for a Certificate of Economic Hard- the economic feasibility of rehabilitation or ship be denied shall be a final administrative decision reuse of the existing structure on the property. reviewable under the Missouri Administrative Pro- 5. Amount paid for the property, the date of pur- cedure and Review Act, and any appeal from a chase,and the party from whom purchased, in- denial shall be to the circuit court as provided cluding a description of the relationship, if any, therein. between the owner of record or applicant and DD. Fees and Penalties the person from whom the property was pur- The preservation Commission may establish an ap- r chased, and any terms of financing between the propriate system of processing fees for the review l seller and buyer; of nominations, Certificates of Appropriateness, 6. If the property is income-producing, the annual and Certificates of Economic Hardship. Any per- • gross income from the property for the previous son who undertakes or causes an alteration, con- 45 • PLANNING §27-81 adaptation to such national policy. (Ord. No. 77-2829, § V, 4-5-77) Sec. 27-78. Annual report. The commission created by this article shall at least an- nually transmit to the city council a report of its activities. (Ord. No. 77-2829, §V,4-5-77) Secs. 27-79,27-80. Reserved. ARTICLE V. HISTORIC PRESERVATION" Sec. 27-81. Purpose and intent. The purpose of this article is to: (a) Promote the educational, cultural, economic and general welfare of the public through the protection,enhancement, and perpetuation of districts and historic and cultural sig- nificance located in the city, • (b) Safeguard the city's historic, aesthetic, and cultural heri- tage by preserving districts of historical, architectural, and a cultural significance, (c) Stabilize and improve property values by conservation of historic properties, (d) Foster civic pride in the legacy of beauty and achieve- ments of the past, (e) Protect and enhance the city's attractions to tourists and visitors and the support and stimulus to business thereby provided, (f) Strengthen the economy of the city, and *Editor's note—While Ord. No. 84-3204, adopted Sept. 25, 1984, did not ex- pressly amend the Code,the city has directed that its provisions be codified in Ch. 27 as Art. V. Therefore, the editor has included H 1-10 as §§ 27-81-27-90, replacing former H 27-81-27-85, which derived from §§ 3-5, 9 and 10 of Ord. No.82-3098,adopted Dec. 13, 1982. Supp.No.23 1853 • • 6 27-81 V IOWA CITY CODE i (g) Promote the use of districts of historic and cultural signifi- cance as sites for the education, pleasure and welfare of the people of the city. (Ord. No. 84-3204, § 1, 9-25-84) Sec. 27-82. Definitions. [As used-in this article, the following terms shall have the meanings ascribed to them herein, unless the context requires otherwise:] Applicant: The party making application for a certificate of appropriateness from the Iowa City Historic Preservation Commission. Application: A written request by a property owner or other party to the Iowa City Historic Preservation Commission for a certificate of appropriateness. Certificate of appropriateness: The document, evidencing ap- proval by the historic preservation commission of a proposal to • make a change in appearance, which must be obtained before a regulated permit may be issued. Certificate of no material effect- The document, issued in lieu of a certificate of appropriateness before a regulated permit is is- sued, which signifies that the work contemplated in the applica- tion will have no effect on any significant architectural features of the building or on the historic district. The certificate of no material effect evidences approval by the historic preservation commission and the department of planning and program devel- opment of a proposal to make a change in appearance. Change in appearance: Any change or alteration of the exterior features of a building or change or alteration of the appearance of a property within an historic district. This definition shall per- tain only to changes in appearance which are visible from the public way or from adjacent properties, and for which a building, demolition, house moving or other regulated permit is required for compliance with applicable city codes. Furthermore, nothing in this definition shall be construed to prohibit or limit normal repairs or maintenance which do not involve alterations or changes in the exterior features of a building, for which no regulated permit is required. For the purposes of this article,changes made Supp.No.23 1854 • • PLANNING §27-82 in the color of the exterior surfaces of a building are considered to be ordinary maintenance and repair. Change or alteration: The erection of a building on a site, the movement of a building from or to a site, the demolition of a building, the reconstruction or restoration of a building, or any action to change, modify, reconstruct, remove or demolish any exterior feature of an existing building. Commission:The Iowa City Historic Preservation Commission, as established by this article. Exterior features. The architectural style, general design and arrangement of the exterior of a building, including the kind and texture of the building material and type and style of all win- dows, doors, light fixtures, signs and other appurtenant fixtures. Historic district*: An area that contains contiguous pieces of property under diverse ownership which: (1) Are significant to American history, architecture, archae- ology and culture or Iowa City history, architecture, ar- chaeology and culture, (2) Possess integrity of location,design,setting,materials and workmanship, (3) Are associated with events that have made a significant contribution to the broad patterns of our history, or (4) Are associated with the lives of persons significant in our past or (5) Embody the distinctive characteristics of a type, period, method of construction; represent the work of a master; possess high artistic values; represent a significant and distinguishable entity whose components may lack indi- vidual distinction, (6) Have yielded,or may be likely to yield, information impor- tant in prehistory or history. 'Editor's note—In the zoning ordinance,Ch.36,historic districts are referred to as historic preservation overlay zones(OHP). Supp.No.23 1855 • §27-82 IOWA CITY CODE Property owner. An individual or group of individuals,corpora- tion, partnership, association, or any entity, including state and local governments and agencies, which is the owner of real estate. Regulated permit. A permit issued by the building official, or other official of the city according to the provisions of(1)building code, (2) sign regulations, (3) house movers' ordinance, or (4) fire code. (Ord. No. 84-3204, § 2, 9-25-84) Cross references—Building code, § 8-16 et seq.;house moving, §8-58 et seq.; fire code, § 12-16 et seq.;sign regulations, § 36-60 et seq. Sec. 27-83. Historic preservation commission. (a) An Iowa City Historic Preservation Commission is hereby established. The commission shall initially consist of seven (7) members who shall be residents of the City of Iowa City. (b) Members of the commission shall be appointed by the city council.At least one resident of each designated area of historical significance shall be appointed to the commission. Other mem- bers shall be chosen at large from any part of the city and shall • have some expertise in history, urban planning, architecture, archaeology, law, sociology, or other closely related field, or shall demonstrate interest in the area of historic preservation. At least three(3)of the members shall hold appointments at large. Should the number of officially designated city historic districts exceed four(4) in number, a new member shall be added to the commis- sion for each new district in excess of four (4) districts. No more than one-third of the members of the commission shall belong to the city's planning and zoning commission. (c) The original appointment of the members of the commis- sion shall be two (2) for one year, two (2) for two (2) years, and three (3) for three (3) years. The members appointed from desig- nated historic districts shall serve three-year terms. After the initial appointment of members, the term for each member shall be three(3)years. (d) Vacancies occurring in the commission, other than by expi- ration of term of office,shall be filled only for the unexpired term. (e) Members may serve for more than one term and each mem- ber shall serve until the appointment of a successor. Supp.No.23 1856 • PLANNING 4 2784 i \ (f) Members shall serve without compensation. (g) A simple majority of the commission shall constitute a quorum for the transaction of business. (Ord. No. 84-3204, § 3, 9-25-84) Charter reference—Boards,commissions and committees,§§5.01-5.03. Cross references—General requirements for boards and commissions, §§ 2-100-2-103:plan commission to act as zoning commission, §27.17. Sec. 27-84. Rules of the commission. (a) The historic preservation commission shall elect from its membership a chairperson and vice-chairperson whose term of office shall be one year. The chairperson and vice-chairperson may serve for more than one term.The chairperson shall preside over the commission and have the right to vote.The vice-chairperson shall, in cases of absence or disability of the chairperson,perform the duties of the chairperson. (b) The city manager shall designate a person to serve as sec- retary to the commission. The secretary shall keep a record of all applications for certificates of appropriateness, resolutions, pro- ceedings, and actions of the historic preservation commission. (c) The commission shall recommend rules or by-laws for the transaction of its regular business to the city council for adop- tion. The commission shall have the authority to adopt rules of procedure in connection with the approval or disapproval of certificates of appropriateness subject to approval of the city council. (d) The commission shall keep a record, which shall be open to public view, of its resolutions, proceedings and actions. The vote or failure to vote of each member shall be recorded. The concur- ring affirmative vote of a majority of those members present shall be sufficient for a certificate of appropriateness to be grant- ed,or for the adoption of any resolution, motion or other action of the commission. The commission shall submit a report on its activities to the council and may make such recommendations to the council as it deems necessary to carry out the principles of this article. (Ord. No. 84-3204, § 4, 9-25-84) Supp. No. 27 1857 • • 1 27-85 IOWA CITY CODE I Sec. 27-85. Powers of the commission. (a) The commission shall be authorized to conduct studies for the identification and designation of historic districts meeting j the definitions established by this article. The commission may iproceed at its own initiative or upon a petition from any person, j group or association. (b) The commission shall make a recommendation to the office ! of historic preservation of the Iowa State Historical Department i for the listing of a historical district or site in the National Register of Historic Places and shall conduct a public hearing thereon. (c) The commission shall review and act upon all applications for certificates of appropriateness, pursuant to section 27-87. (d) The commission shall cooperate with property owners and city agencies pursuant to the provisions of section 27-88. (e) The commission shall further the efforts of historic preser- vation in the city by making recommendations to the city council • and city commissions and boards on preservation issues when appropriate, by encouraging the protection and enhancement of structures with historical, architectural or cultural value, and by encouraging persons and organizations to become involved in preservation activities. (fl T}..e commission shall not obligate itself or the City of Iowa City in any financial undertaking unless authorized to do so by the city council. (Ord. No. 84-3204, § 5,9.25-84; Ord. No. 85-3268. § 1, 12-17-851 Sec. 27-86. Procedures for the designation of historic districts. (a) The commission may make a report recommending that an area be designated an historic district. Before any report or rec- ommendation is submitted to the planning and zoning commis- sion for review, the commission shall hold a public hearing on any proposal to designate an area as an historic district. The commission shall give prior notice of the time, date, place, and subject matter of such hearing. Such notice shall be served by ordinary mail addressed to each property owner of land included Supp. No. 27 1858 i • • I PLANNING §27-86 I within such proposed district at his or her last known address. If the address of any property owner is unknown, such notice shall be served by ordinary mail addressed to "owner" at the street address of the property in question. The city clerk shall file an affidavit of mailing setting forth the names, addresses, and date of mailing of all property owners notified pursuant to this sec- tion..Such affidavit shall be filed with the clerk in the records of • Supp. No. 27 1858.1 • PLANNING §27-86 i i his/her office. After this public hearing the commission shall submit its report to the planning and zoning commission and shall include a proposed ordinance establishing such district and describing the boundary thereof. A copy of the report shall also be submitted to the office of historic preservation of the Iowa State Historical Department for review and recommendations concerning the proposed area. Com ments from the office of historic preservation regarding the pro- posed area shall be received by the city prior to the date of any action taken by the planning and zoning commission which sets forth recommendations to the city council on an ordinance estab- lishing the proposed area as an historic district. (b) Within sixty (60) days of the receipt of the report, of rec- ommendations from the Iowa City Historic Preservation Com- mission and the office of historic preservation of the Iowa State Historical Department, and of the proposed ordinance, the plan- ning and zoning commission shall submit its recommendations to the city council with respect to the relation of such designation to the comprehensive plan, zoning ordinance, proposed public im- provements and other plans for the renewal of the area involved. The planning and zoning commission shall recommend approval, disapproval or modification of the proposed historic district. Upon submission of the report of the planning and zoning commission, or upon the expiration of the sixty-day period,the matter shall be transmitted to the city council. The historic preservation com- mission shall be advised of any modifications to the proposed historic district which are recommended by the planning and zoning commission. (c) If the area of the proposed historic district as approved by the historic preservation commission is altered by the planning and zoning commission, the city council shall submit a descrip- tion of the altered proposed area of historical significance or the petition describing the area, to the office of historic preservation of the Iowa State Historical Department for review and recom- mendations concerning the proposed area. (d) The recommendations from the office of historic preserva- tion concerning the proposed area or altered proposed area shall be received by the city prior to setting a public hearing conducted Supp.No.23 1859 • i ! 4 27.86 IOWA CITY CODE by the city council on an ordinance establishing an historic dis- trict. Any recommendations made by the office of historic preser- vation shall be made available by the city to the public for view- ing during normal working hours at a city government place of public access. Upon receiving the recommendations of the office of historic preservation on the proposed area and/or altered proposed area, the city council shall provide notice of such hearing as provided by law and conduct a public hearing on the ordinance establish- ing an historic district. The council may adopt or reject the ordi- nance or may refer the historic district designation to the historic preservation commission for modification. If the council refers the historic district designation to the historic preservation com- mission for modification, the procedures described in paragraphs (a) through (d) of this section shall be followed, with the excep- tions that, unless substantial modifications are proposed, the public hearing requirement described in paragraph (a) may be waived, and only property owners affected by the council's pro- posed modification shall be notified by mail of the modification prior to action by the historic preservation commission. (Ord. No. 84-3204, § 6, 9-25-84) Sec. 27-87. Applications for certificates of appropriateness. (a) After adoption of this article, no individual or corporation shall undertake a change in appearance of a building or site within a designated historic district for which a regulated permit is required, nor shall the building official issue a regulated per- mit for a change in appearance of a building or site, unless a certificate of appropriateness or a certificate of no material effect has been granted. (b) The chair of the historic preservation commission and the secretary of the historic preservation commission, or their desig- nees, may issue a certificate of no material effect if the work contemplated in the application will have no effect on any signif- icant architectural features of the building or on the historic district. (c) Application for a certificate of appropriateness shall be made to the building official. The application should include drawings, Supp.No.23 1860 • • i PLANNING 6 27-87 photographs, sketches and other exhibits portraying the work to be accomplished which will aid the historic preservation commis- sion in the consideration of the application. (d) Upon the filing of such application, the building official shall immediately notify the historic preservation commission of the receipt of such application and shall transmit it together with accompanying plans and other information to the commission, unless the application pertains solely to the interior of the structure. (e) All applications received before the closing date, to be es- tablished by the commission, shall be considered by the commis- sion at its next regularly scheduled meeting. The commission shall review the application according to the duties and powers specified herein. In reviewing the application the commission may confer with the applicant or the applicant's authorized rep- resentative. In acting upon an application the commission shall consider whether the change in appearance to a building or site proposed by the application conforms to standards set forth in the January, 1979, revised edition of the secretary of the interior's "Standards for Rehabilitation." The commission may use the secretary of interior's "Guidelines for Rehabilitating Historic • Buildings" or other guidelines adopted by the commission to aid in determining whether the proposed change in appearance to a building or site conforms to the secretary of interior's"Standards for Rehabilitation." (f) The commission shall approve, modify, or disapprove the application. The findings of the commission on each application shall be contained in a written resolution setting forth the full reason for its decision and the vote of each member participating therein. Such resolution shall be placed on file for public inspec- tion in the office of the city clerk within five (5) business days after the meeting at which the application was acted upon. There- after, a copy of the resolution shall be sent to the applicant by ordinary mail. If the application is approved or approved with modifications acceptable to the applicant, a certificate of appro- priateness will be issued, signed by the chairperson, and imme- diately transmitted along with the application to the building official. If the application is disapproved, it will be immediately transmitted, along with the written resolution of the commis- sion's findings, to the building official. Supp.No.23 1861 • §27-87 IOWA CITY CODE (g) Any applicant aggrieved by any decision of the commission i may appeal the action to the city council.Such an appeal must be in writing and must be filed with the city clerk no later than ten (10)business days after the filing of the above-mentioned resolu- tion. The city council shall, within a reasonable time, hold a public hearing on the appeal,give public notice thereof as well as notice to the applicant and to the appellant, if different from the applicant, and decide the appeal within a reasonable time. In deciding such appeal, the city council shall consider whether the commission has exercised its powers and follow the guidelines established by law and this article, and whether the commis- sion's action was patently arbitrary or capricious. In exercising the above-mentioned powers the city council may, in conformity with the provisions of this article, reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or deter- mination appealed from and may make such order, requirement, decision, or determination as ought to be made, and to that end shall have the powers of the commission from whom the appeal is taken. (h) If not satisfied with the decision of the city council, the • appellant may appeal to the Johnson County district court within sixty(60)days after the council's decision. (i) Certificates of appropriateness issued on the basis of ap- proved applications authorize only changes in appearance set forth in such approved applications and no other changes in appearance. It shall be the duty of the building official or his/her designee to inspect from time to time any work performed pursu- ant to such a certificate to ensure compliance with the require- ments of such certificate. If it is found that such work is not being carried out in accordance with the certificate, the building offi- cial shall issue a stop-work order. Any change in appearance at variance with that authorized by the certificate shall be deemed a violation of these regulations and shall be punishable as pro- vided in section 27-90. (Ord. No. 84-3204, § 7, 9-25-84) Sec. 27-88. Remedy of dangerous conditions. (a) Except for emergencies as determined by the building offi- cial pursuant to the ordinances of the city, city enforcement Supp.No.23 1862 • . f • PLANNING §27-90 agencies and departments shall give the historic preservation commission at least thirty(30)days' notice of any proposed order which may affect the exterior features of any building for reme- dying conditions determined to be dangerous to life, health or property. (b) The commission shall have the power to require that changes or alterations not adversely affect the exterior features of a build- ing in cases where the danger to life, health or property may be abated without detracting from the exterior features of the build- ing. In such cases, it shall be the responsibility of the commission and the city agency or department to cooperate with the property owner in an attempt to achieve a preservation solution whereby the dangerous conditions will be corrected with minimal adverse impact on exterior features. Such plan shall be approved by the commission and shall be signed by the chair of the commission, the property owner,and the head of the city agency or department. (c) If a reservation solution acceptable to the commission, the city agency or department, and the property owner cannot be • reached within thirty (30) days or a period of time acceptable to the city agency or department, the agency or department shall proceed to issue and enforce its proposed order.(Ord.No.84-3204, § 8, 9-25-84) Cross reference—Provisions similar to paragraph(a), §8-34. Sec. 27-89. Compatibility with existing zoning regulations. Any new building shall conform to all setback requirements of the zone in which it is to be built or moved. If a building which has lost one hundred(100) per cent or more of its assessed value due to fire or other natural disasters is to be reconstructed as near as possible to the original exterior design, it may be placed upon its original foundation or the site of the original foundation. (Ord. No. 84-3204, § 9, 9-25-84) Cross references—Requirements and exceptions for established setbacks, § 36-69;restoration of nonconforming structures, §36-81. Sec. 27-90. Enforcement,violations and penalties. (a) It shall be the duty of the building official to enforce these regulations and to bring to the attention of the city council any violations or lack of compliance herewith. 3upp.No.23 1863 • • 27 90 IOWA CITY CODE (b) Any person who violates, disobeys, omits, neglects or re- fuses to comply with any provision of this article shall be charged with a simple misdemeanor to be prosecuted in a court of appro- priate jurisdiction in Johnson County, Iowa. (c) Violations of section 27-87 and 27-88 are deemed and de- clared to be a nuisance, and as such may be subject to summary abatement by means of a restraining order or injunction issued by the district court. (Ord. No. 84-3204, § 10, 9-25-84) • Supp.No.23 1864 [The next page is 19031 •