Loading...
HomeMy WebLinkAbout~Master - Revising Regulations Related to Historical Preservation District ORDINANCE NO. 3062 AN ORDINANCE TO AMEND THE MUNICIPAL CODE OF THE CITY OF AMES, IOWA, BY REPEALING SECTIONS 31.2 AND 31.12 THEREOF AND RE-ENACTING SAID SECTIONS FOR THE PURPOSE OF REVISING AND ADDING TO THE REGULATIONS PERTAINING TO AN HISTORICAL PRESERVATION DISTRICT; REPEALING ORDINANCES IN CONFLICT HEREWITH; PROVID- ING A PENALTY; AND ESTABLISHING AN EFFECTIVE DATE. BE IT ENACTED, by the City Council of the City of Ames, Iowa: Section One. The Municipal Code of the city of Ames, Iowa shall be and the same is hereby amended by repealing Sections 31.2 and 31.12 thereof and re-enacting said sections to read as follows: "Sec. 31.2. DEFINITIONS AND RULES OF CONSTRUCTION. For the purpose of this chapter, the following words, terms and phrases shall have the meanings set forth. Unless specifically defined, words, terms and phrases shall be con- strued so as to give them the same meaning as they have in common usage and so as to give this ordinance its most rea- sonable application. (1) Alteration: Any act or process that changes one or more of the exterior features of a structure. (2) Baluster: A post or upright supporting a handrail. (3) Balustrade: A railing with supporting balusters. (4) Certificate of Appropriateness: A certificate issued by the Historic Preservation Commission authorizing an alteration, new construction, demolition, or relocation. (5) Commission: The Ames Historic Preservation Commission. (6) Compatible: Capable of existing together in harmony. (7) Compatible Structures: Structures that have been too altered to be considered contributing yet are similar to the architectural styles of the district. Structures of a period other than the dominant period or periods repre- sented in the district, but which complete the streetscape in a harmonious way through similarity of size, scale, color, material, and architectural character of the structure. A building of the dominant period or periods represented is considered a compatible structure. To be considered compatible structures must be at least fifty (50) years old. (8) Consistent: That which is similar to, or nearly the same. (9) Contributing Structures: Structures establishing the architectural character of the area; structures may represent one architectural style or a broad range of architectural styles. To be considered contributing structures must be at least fifty (50) years old. (10) Demolition: Any act that destroys in whole or in part the exterior of a building or structure in a historic district. (11) Design Criteria: Standards for architectural elements characteristic of specific types of architecture for a particular designated historic district. (12) Design Guidelines: Regulations intended to preserve the historic and architectural character of the district. (13) District: Historic Preservation District. (14) Exterior Architectural Features: The exterior architec- tural character and general composition of a structure, including but not limited to the kind of texture of the building material and the type, design, and character of all windows, doors, light fixtures, signs, fences, gates and appurtenant elements. (15) Historic District: An area which includes or encompasses such historic sites, landmarks, buildings, structures, or objects as the Commission may determine to be appropri- ate for historical preservation. (16) Historic Landmark: Any building, structure, site, area or land of architectural, landscape architectural, his- torical, archaeological, or cultural importance or value, as may be designated for preservation by the City Coun- cil. (17) Historic Materials: Materials that are common to the period of significance for the architectural style of the structure. Other materials may be used as an acceptable alternative if: (a) The historic material on the structure is so deteri- orated or damaged that it cannot be repaired; (b) The substitute material can be installed without irreversibly damaging or obscuring the architectural features and trim of the building; and, 2 (c) The substitute material matches the historic materi- al in size, design, composition, and texture for the 'alteration area' and in size, design, and texture for the 'new construction area'. (18) Massing: The grouping of major architectural volumes. (19) Mullion: A vertical member that divides a window or separates one window from another. (20) Muntin Bar: A strip separating panes of glass in a sash. (21) New Construction: The erection of a new principal or accessory structure on a lot or property, or an addition to an existing structure. (22) Noncontributing Structures: Structures that are neither of an architectural style or time period representative of the preservation district. (23) Relocation: Any relocation of a structure on its site or to another site. (24) Repair: Any change that is not new construction, remov- al, or alteration. Furthermore, nothing in this defini- tion 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 the purposes of this ordinance, changes made in the color of the exterior surfaces of a building are considered to be ordinary maintenance and repair. (25) Sanborn Maps: The Sanborn Fire Insurance Maps. These maps were produced in the United States from 1867 to the 1950s. The maps show the size, shape and construction of buildings as well as street names and boundaries. (26) Sash: The portion of a window assembly that frames or holds the glass. In the case of operable windows the portion that moves. Sec. 31.12. STANDARDS FOR REVIEW, DESIGN GUIDELINES, DESIGN CRITERIA. In considering an application for a Certificate of Appro- priateness, the Commission shall be guided by the Design Guidelines, which shall pertain to all historic preservation districts; and, by the Design Criteria, which shall apply only to the particular historic district for which they are enacted. Said regulations are as follows: (1) Chimneys, Alteration area. 3 (a) Existing brick or stone chimneys shall be retained whenever possible. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. (c) Building and fire codes shall be met in regard to proper heights and other requirements. (d) Chimney construction shall be consistent with the architectural style. (2) Chimneys, New Construction Area. (a) Chimney construction shall be consistent with the architectural style. (b) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (3) Decks, Alteration Area. (a) Alterations to existing decks and patios shall be consistent with the architectural style of the dwelling. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. (c) Deck railings shall be consistent with the architec- tural style of the dwelling. (4) Decks, New Construction Area. (a) New decks and patios shall be located at the back or side outside the area subject to the criteria for alterations, shall be minimally visible from the street, shall have no major impact on the historic building and its character and shall be compatible with the architectural style. (b) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (c) Deck railings shall be consistent with the architec- tural style of the dwelling. (5) Dormers, Alteration Area. (a) Dormers shall be constructed of new materials con- sistent with the historic materials in size, design, composition, and texture. 4 (b) Dormers shall be constructed in the same shape, style, and scale as any historic dormer on the building, or in the same shape, style, and scale of dormers on houses of the same architectural style. (c) Dormers are not typical on certain styles of histor- ic architecture and adding them in this case shall not be permitted. (6) Dormers, New Construction Area. (a) Dormers shall be constructed of a design and scale that is consistent with the architectural style. (b) Dormers are not typical on certain styles of histor- ic architecture and using dormers on new construc- tion, in such cases, shall not be permitted. (c) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (7) Exits, Second and Third Story, Alteration Area. (a) Historic second and third story exits shall be retained whenever possible. (b) New material shall be consistent with the historic materials in size, design, composition, and texture. (c) Exit stairs located on the exterior shall be consis- tent with the architectural styles. (d) The stairs shall be constructed in the most compact form. (e) Exit stairs from upper level apartments shall be accommodated inside the existing building whenever possible. (f) Exterior exit stairs shall be placed where least visible, set as far back as possible from any side facing the street and run parallel to and against the wall of the building. (8) Exits, Second and Third Story, New Construction Area. (a) Exit stairs in the new construction area shall be accommodated inside the building whenever possible. (b) Exit stairs for newly constructed buildings shall be accommodated inside the building. 5 (c) New construction shall be consistent with the archi- tectural style. (d) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (e) Exterior exit stairs shall be placed where least visible, set as far back as possible from any side facing the street and run parallel to and against the wall of the building. (9) Fences and Retaining Walls, Alteration Area. (a) Historic retaining walls and perimeter historic fences shall be retained whenever possible. (b) Alterations to existing retaining walls and perime- ter fences shall be done with materials consistent with the historic materials in size, design, compo- sition, and texture. (10) Fences and Retaining Walls, New Construction Area. (a) New construction shall be consistent with the archi- tectural style. (b) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (11) Foundation, Alteration Area. (a) Existing foundations shall be retained whenever possible. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. (c) Historic door and window openings and storm cellar entrances in the foundation shall be retained. (d) The adjacent grade at a foundation shall not be raised to cover any part of the foundation that was historically exposed. Minimal grade changes neces- sary to solve destructive drainage problems shall be permitted when no reasonable alternative exists. (e) Masonry and concrete foundations which were never painted shall not be painted. (f) Historic brick, stone, and rusticated masonry foun- dations shall not be coated with cement plaster or stucco where exposed above grade. 6 (12) Foundation, New Construction Area. (a) New construction shall be consistent with the archi- tectural style. (b) New materials shall be compatible with the historic materials in size, design, and texture. (c) Brick used on foundations for additions shall be either reclaimed old brick or new brick which match- es in size, color, and texture as closely as possi- ble the brick used on the building. (d) The amount of exposed foundation on additions shall match that of the existing building. (e) Foundations using modern materials shall be permit- ted if the materials are veneered on the exterior with the appropriate historical materials above grade. (f) Openings in the foundation shall be consistent with the architectural style of the building being added to. (g) The height of the exposed foundation shall be con- sistent with that of the particular architectural style. (13) Garages and Outbuildings, Alteration Area. (a) Historic garages and outbuildings shall be retained whenever possible. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. (c) The placement, size, and shape of the historic windows in garages and other outbuildings shall be maintained. (d) Replacement of historic garage doors with compatible overhead doors shall be done with two single size doors rather than one double-wide type. (14) Garages and Outbuildings, New Construction Area. (a) New construction shall be consistent with the archi- tectural style. (b) New materials shall be compatible with the historic materials of the particular architectural style of the principal structure in size, design and texture. 7 (c) New garages or other outbuildings shall not exceed the height or bulk of the principal building. (d) Metal outbuildings are not permitted. (e) New outbuildings shall use window design and ma- terials that follow that of the principal structure. (f) Aluminum or steel garage doors may be used as a substitute for wood. (g) Double garages shall have two single doors rather than one double wide door. (h) The roof form of a garage or other outbuilding shall be similar to the roof form of the principal struc- ture. (i) A new outbuilding shall not attempt to mimic the house or look like a barn or other non-historic building. (15) Gutters and Downspouts, Alteration Area. (a) Built-in gutters and other historic drainage provi- sions such as wood gutters shall be retained when- ever possible. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. (c) Downspouts and gutters may be added if they have not previously existed. (d) Metal gutters and downspouts shall be permitted when dealing with a building where a water removal system never existed or where repair of the historic system is not possible. (e) Half-round gutters and round downspouts or Roman ogee (K-style) gutters and downspouts shall be permitted. (f) Downspouts shall be run vertically. Diagonals crossing roof planes and walls shall not be permit- ted. (16) Gutters and Downspouts, New Construction Area. (a) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. 8 (b) Downspouts shall be run vertically. Diagonals crossing roof planes and walls shall not be permit- ted. (c) Metal gutters and downspouts shall be permitted when dealing with a building where a water removal system never existed or where repair of the historic system is not possible. (17) Massing. (a) The height of new construction shall be consistent with the height of historic buildings of the same architectural style. (b) New construction shall be an appropriate height and massing when it is viewed in relation to historic buildings in the district. (c) Additions shall not exceed the height of the histor- ic building and shall be compatible with the massing of the historic building. (d) The floor-to-floor heights of new construction shall be consistent with the floor-to-floor heights of historic buildings of the same basic architectural style. (e) Additions shall have a floor-to-floor height the same as the historic building. (18) Moved Buildings. (a) Infill buildings shall be placed on a foundation exposed similarly to that of other buildings of the same architectural style. (b) Buildings moved into a district shall be consistent with the massing, architectural style, height, and materials of buildings in the district. (c) Historic porches, chimneys, or architectural fea- tures that were removed during the moving process shall be replaced when the building is at its new location. (19) Porches, Alteration Area. (a) Historic porches shall be retained whenever possi- ble. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. 9 (c) Enclosing a porch shall be permitted only if consis- tent with the architectural style. (d) Second or third story sun porches or balconies, historic in design, shall be retained. Doors lead- ing out to these shall also be retained. (e) Porch balustrades shall be constructed with materi- als of the same size, height, detailing, and baluster spacing consistent with the historic archi- tectural style. Note: It will be necessary to obtain authorization from the city Building Official prior to construct- ing a balustrade which does not meet the minimum requirements, as specified by the Uniform Building Code. When the lower and historically correct height of a porch rail cannot be considered to be life threaten- ing, the Historic Preservation Commission shall support the applicant's request for special consid- eration under Section 104(f) of the Building Code. (f) Handrails required on porch steps, if not of a historic design and materials, shall be a simple metal rail or similar to other balustrade elements on the porch. (20) Porches, New Construction Area. (a) A porch is required where it is necessary to meet the elements of the particular architectural style. (b) New materials shall be compatible with the historic materials of the particular architectural style in size, design and texture. (c) New construction shall be consistent with the archi- tectural style. (d) Porches shall have a connection to the interior by the use of windows and doors. (e) A porch addition is permitted on a particular struc- ture if the porch is consistent with the architec- tural style of the structure. (21) Roofs, Alteration Area. (a) The historic roof shape and roof features, including eaves, shall be maintained. 10 (b) Historic roofing materials and roof features shall be retained whenever possible. (c) Substitute materials shall be consistent with the historic materials in size, design, and texture. (d) Solar collectors shall not be permitted as altera- tions. (e) Skylights, roof windows, wind generators, and radio and tv reception equipment and other mechani- cal equipment shall not be permitted as alterations. (22) Roofs, New Construction Area. (a) Roof pitch and roof shape shall be the same as that of historic structures, repeating basic roof forms consistent with architectural styles in the dis- trict. (b) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (c) New construction shall be consistent with the archi- tectural style. (d) Elements of solar design either active collectors, trombe walls, or passive collectors shall be kept to the back or a side away from the street and incor- porated into the building design to result in site placement, massing, and roof forms which are con- sistent with the architectural styles in the dis- trict. (e) Solar collectors shall be mounted flush to the roof plane and at the same angle as the roof plane. (f) Mechanical systems and other devices which are roof mounted shall be designed in such a way that they are not visible from the street. (g) Additions shall have a roof pitch compatible with the building being added to. (h) The roofs of additions shall not interfere with the original roof form by changing its basic shape. (i) The roof of an addition shall not be higher than the main roof of the existing building. (23) Siding/Exterior Materials, Alteration Area. 11 (a) The historic exterior siding material shall be retained whenever possible. (b) New materials shall be consistent with the historic materials in size, design, composition, and texture. (c) Resurfacing the sides of a building with other than historic materials such as stone or brick veneer, cedar shakes, asphalt shingles, masonite, aluminum, steel, vinyl or diagonal wood or wide board lap siding shall not be permitted. (24) Siding/Exterior Materials, New Construction Area. (a) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (b) New construction shall be consistent with the archi- tectural style. (25) Site Relationships. (a) The general historical setback pattern for the design of historic building fronts shall be incorpo- rated into new construction of similar architectural styles. (b) Additions shall be placed on the sides or at the back of buildings, in the area subject to the crite- ria for 'new construction' as defined by Section 31.10 of the Municipal Code. (26) Windows and Doors, Alteration Area. (a) Historic windows and doors shall be retained when- ever possible. (b) New materials shall be consistent with the historic materials, in size, design, composition and texture. (c) New door and window openings shall follow the pattern of door and window openings of the historic architectural style. (d) The shape of historic window divisions shall not be changed. New muntin bars and mullions shall dupli- cate the original in size and profile shape. (e) Replacement frame profiles shall be consistent with those of the historic frame profiles. (f) New metallic frames shall be anodized or painted. 12 Combination aluminum, steel, or vinyl storms may be used as a substitute for wood. (g) Historic stained glass windows shall be retained. In the case where the window must be replaced, the replacement shall be complementary in design and ornamentation to the historic window. (h) The addition of stained glass windows into openings which did not historically have stained glass is not permitted. (i) Historic door and window openings shall not be blocked down to accommodate stock sizes. (j) Plastic or metal shutters shall not be permitted. (k) Plastic, metal, or wood awnings shall not be permit- ted. (27) Windows and Doors, New Construction Area. (a) New materials shall be compatible with the historic materials of the particular architectural style in size, design, and texture. (b) New construction shall be consistent with the archi- tectural style. (c) The windows and doors of new construction shall follow the rhythm (spacing pattern) and the size and shape of windows and door openings found in the walls of similar historic buildings. (d) Horizontal windows, small windows, and modern picture windows shall not be used when vertically oriented and larger windows are used on the historic structure. (e) Window trim elements shall be used in a manner similar to the architectural styles or in a simpli- fied contemporary version of this. (f) Large areas of solid blank wall shall not be created on any highly visible elevations in the historic district. (g) The use of smoked, mirrored, or tinted glass is not permitted in the district. (h) Exposed metallic frames shall be anodized or paint- ed. 13 (i) Combination aluminum, steel, or vinyl storms may be used as a substitute for wood. (28) Design Criteria for the 'Old Town' District. All new buildings in the "Old Town" Historic Preservation District shall be representative of one of the following architectural types and have the characteristics herein- after set out with respect to such architectural types. Alterations and new construction pertaining to an exist- ing building shall be of the same architectural type as said building (a) Italianate Design Criteria. Building Height Two or three stories. Roof Type Low pitched hipped roof with widely overhanging eaves usually with decorative brackets be- neath. Roof Pitch 8:12 or less Dormers None. Entry Off-centered door on front facade. Full or partial width porch. Simple, single story porch. Door with large glass panel in upper portion and applied trim below. Siding Stucco, brick, or narrow clapboard 2P to 4" with corner boards 4" to 6". Windows Double hung, tall and narrow with elaborated crowns, common- ly arched or curved above. Trim 4" to 611. Solid/Void Ratio 20-35% void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint Usually a square or rectangular box shape. May have bays. (b) Queen Anne Design Criteria. 14 Building Height Two to two and one half stories. Roof Type Irregular shape with dominant front facing gable. Hipped with lower cross gables. Gabled or cross-gabled. Roof Pitch 12:12, towers very steep. Dormers Wall dormers, Roof dormers. Gabled dormers. Entry Partial or full-width, one-story porch usually along front and one or both side walls. Door with decorative detailing and single large glass pane in upper portion. Off-centered door on front facade. Siding Avoid smooth walled appearance with patterned shingles, cutaway bay windows, and other devic- es. Narrow/medium clapboard 2J" to 6". Decorative siding shingles, especially in gables. Corner boards 4" to 6". Windows Vertical emphasis. Double hung. Window sash with single pane. Trim 4" to 6". Solid/Void Ratio 20-35 o void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint Most rooms articulated from the exterior with jogs in exterior walls, bays or roof form chang- es. Irregular form or perime- ter. (c) Colonial Revival Design Criteria. Building Height One and one half to two and one half stories. Roof Type Gabled with ridgeboard parallel to street. Gambrel roof. Roof Pitch 8:12 15 Dormers Wall or roof dormers. Pitch consistent with roof. Entry Accentuated front door with pediment. Door centered or off centered on front facade. Door with panels and glass. Small entry porch with decorative pediment or arch. Siding Medium clapboard 4" to 6" with 4" to 6" corner boards. Stucco. Shingled. Windows Symmetrically balanced door and window patterns. Double hung with multi-pane sash, frequently in pairs. Trim 4" to 6". Solid/Void Ratio 20-35 o void; solid/void ratio only includes area above the foundation and below the roof. Plan/Footprint Simple rectangular box with porch or entry having a sepa- rate roof. (d) Tudor Design Criteria. Building Height One and one half stories. Roof Type Side-gabled with dominating front cross gable. Dormers Wall dormers. Entry Centered, arched door on front facade. Small, partial width entry porch. Siding Decorative half-timbering. Stucco. Decorative chimney. Windows Tall and narrow. Double hung with multi-pane glazing and casement windows. Trim 4" to 611. Solid/Void Ratio 20-35 o void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint L-shaped plan. 16 (e) Prairie School/Craftsman/Bungalow Design Criteria Building Height One and one half to two and one half stories. Roof Type Low pitched, hipped. Front gabled. Cross-gabled. Side gabled. Dormers Gabled dormers. Hipped dormers. Shed dormers. Entry one story porches or wings. Porch either full or partial width. Massive, square porch supports. Door on front facade with panels and glass. Centered door for Prairie School. Siding Narrow clapboard 2P to 4" with corner boards 4" to 6". Shin- gled. Stucco. Windows Double hung, grouped and/or banded. Trim 4" to 6". Multi- paned upper sash. Solid/Void Ratio 20-35 o void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint Prairie School--simple square or rectangular plan with one story wings or porch subordinate to principal two story mass. Craftsman/Bungalow--rectangul- ar or T-shaped with one story porch. (f) Hipped Cottage (Type I) Design Criteria Building Height One and one half to two stories. Roof Type Hipped. Roof Pitch Dormers Hipped or gabled front dor mer. Optional side dormers. Entry Off-center entry on front facade. Porch shape varies from 17 small entry porch to full width of front facade. Siding Narrow clapboard 21" to 4". Corner boards 4" to 6". Often with Prairie School/Craftsman and/or Colonial details. Windows Double hung. Trim 4" to 6". Solid/Void Ratio 20-35 o void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint Square or rectangular plan. (g) Gabled Cottage (Type II) Design Criteria. Building Height One and one half to two and one half stories. Roof Type Gabled roof with ridgeboard perpendicular to street with wide overhang. Roof Pitch Dormers Shed, gabled or hipped dormers on side facades. Entry Centered or off centered door on front facade. Porch shape varies from full width of front facade to small entry porch. Siding Narrow clapboard 2j" to 4" is principle cladding with brick or stucco as secondary. May have Craftman detailing such as brackets, exposed rafter tails, window bands, fish-scale shin- gles. Windows Double hung. Trim 4" to 6". Solid/Void Ratio 20-35 o void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint Rectangular plan. Two or three bay width. 18 (h) Gabled-Ell Cottage (Type III) Design Criteria. Building Height Two stories. Roof Type Intersecting gable roof. Hipped with intersecting gables. Roof Pitch Dormers Gabled dormers. Entry Off center entry on front facade. Porch shape ranges from small entry porch to wrapped porch across front and around corner. Siding Narrow clapboard 2j" to 4". Windows Double hung. Trim 4" to 6". Solid/Void Ratio 20-35 o void; solid/void ratio only includes the wall area above the foundation and below the roof. Plan/Footprint L or T shaped plan. (i) Colonial Cottage (Type IV) Design Criteria. Building Height One and one half to two stories. Roof Type Side gable with ridgeboard parallel to the street. Roof Pitch Dormers Gabled dormers. Entry Centered or off centered entry on front facade. Porch varies from full width to small entry porch. Siding Narrow clapboard 21" to 411. Windows Double hung. Trim 4" to 611. Solid/Void Ratio 20-35% void; solid/void ratio only includes the wall area above the foundation and below the roof. 19 Plan/Footprint Rectangular or T-shaped plan." Section Two. Violation of the provisions of this ordinance shall be Punishable as a municipal infraction as set out in Section 31.15 of the Municipal Code. Section Three. All ordinances or parts of ordinances in conflict here- with are hereby repealed to the extent of such conflict, if any. Section Four. This ordinance shall be in full force and effect from and after its passage and publication as required by law. Passed this loth day of October 1989. 01 Nancy Dionig' City Clerk 0102 Paul Goodland, Mayor 20