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HomeMy WebLinkAboutA004 - Council Action Form dated August 26, 1997 ITEM #: DATE: 08/26/97 COUNCIL ACTION FORM SUBJECT: MOTION TO APPROVE AN AMENDMENT TO THE MUNICIPAL CODE TO ALLOW FOR THE LIMITED USE OF NON-WOOD SIDING IN AN HISTORICAL PRESERVATION DISTRICT. ACTION FORM SUMMARY: The City Council has directed that an ordinance amendment be prepared that would allow vinyl siding for new construction when the new construction occurs after a previous structure has been destroyed by a catastrophe. The Historic Preservation Commission, Planning and Zoning Commission, and City staff recommend the proposed amendment be approved. BACKGROUND: For several months the City Council and the Historic Preservation Commission have been discussing the provision of the Historic Preservation Ordinance that requires that wood siding be used as the siding material for construction of alterations or new additions in the historic district. This requirement applies to existing structures that must meet design guidelines. The same requirement applies for totally new structures that are to be constructed in the Old Town Historic District. The property at 705 Clark Avenue, in the Old Town Historic District, has experienced a fire, which destroyed the portion of the structure that was of greatest historic significance. The property owners have applied to the Historic Preservation Commission for a Certificate of Appropriateness to reconstruct a new addition to the structure, and to install vinyl siding on the entire structure. The request for approval of vinyl siding material was not approved by the Commission. On appeal, the City Council affirmed the decision of the Commission. The applicant has continued to seek relief to this requirement, and the City Council has directed that an amendment to the Historic Preservation Ordinance be prepared that would allow vinyl siding on a limited basis where a property has been destroyed by a catastrophe. ANALYSIS: The Historic Preservation ordinance at Section 31.13.21 .(b) requires siding materials, to be installed in the alteration area, be consistent with the historic materials in size, design, composition, and texture. In most instances, the historic material was wood siding of some design. The Historic Preservation ordinance also contains a relief provision at Section 31.10 (6) where substitute materials may be used if: • The historic material is deteriorated and cannot be repaired. • Substitute materials can be installed and not irreversibly damage or obscure an architectural feature. • The substitute material is similar in size, design, composition, and texture. The ordinance has been administered consistently where the use of the word composition means the inherent material of which the architectural feature is made. Additionally, Section 31 .10 further clarifies this point by giving a specific example of using one type of wood to replace another type of wood. The proposed amendment to the ordinance would alter the siding standard by allowing vinyl siding on a very limited basis. A review of the proposed ordinance amendment would allow vinyl siding when all of the following conditions exists: 1 . A contributing or a compatible structure has experienced an expansion that doubled the size of the previously existing contributing or compatible structure. 2. The expansion must have occurred where the expansion is determined to be non-contributing with respect to the requirements of the Historic Preservation Ordinance. 3. The contributing or compatible portion of the structure is destroyed as a result of a catastrophic event beyond the control of the owner. In essence, the proposed amendment would relax the relief provisions that already exists in the ordinance by allowing vinyl siding where the previously listed conditions exist. This amendment would not allow the widespread use of vinyl siding for all types of alterations and new construction in the Historic District. Clearly, the amendment is proposed as an exception to the historic material standard when the conditions listed in the amendment exist. Comments by the State Historical Society of Iowa. Contact has also been made with staff from the State Historic Preservation Office regarding the use of synthetic siding materials. The fundamental point that is emphasized by the staff of the State Historic Preservation Office and the Secretary of the Interiors Standards for Rehabilitation, is to preserve the features that define the historic character. The defining character, as it relates to siding in the district, is wood siding. 2 In the situation at 705 Clark, the use of siding materials is important to preserving the historic character of the district and not the structure, since the historic portion of the structure no longer exists. Additionally, the staff member from the State Historic Preservation Office indicated that the best method to address the problems that result from an isolated incident, such as the fire at 705 Clark, is through a variance or exception procedure. In essence, the proposed amendment would create an exception that would allow the very narrow application of synthetic materials as a result of a catastrophe. The State Historical Society stated in a letter, dated August 7, 1997, that the proposed ordinance amendment is in compliance with the Secretary of Interior's Standards and Guidance for Rehabilitation. Passage of the ordinance will not adversely affect the City of Ames participation in the Certified Local Government Program. Action by the Historic Preservation Commission. On July 14, the Historic Preservation Commission reviewed the proposed ordinance and made the following changes: 1 . Allow synthetic siding in the limited instances articulated by the proposed ordinance to include: vinyl, aluminum, steel, hardy board, or other synthetic materials; 2. The synthetic siding shall be of a premium quality for that type of synthetic material; 3. Synthetic materials permissible in the historic district shall be only the "smooth sided" material; 4. The Commission desires that the proposed ordinance allow for the use of synthetic materials, in the instances specified by the ordinance, not withstanding the reference to clapboard siding as the required material in Section 31 .13(26). STAFF COMMENTS: The proposed amendment represents a provision in the ordinance that would allow vinyl siding, or a similar synthetic siding as an exception to the historic materials in very limited instances. As a result, staff believes that this will not alter the defining character of the Historic District. The recommendation by City staff is based on staff's assumption that the City Council wants the ordinance to address the particular situation that exists for the property at 705 Clark Avenue and be applicable to only other properties that have very similar circumstances. The proposed ordinance includes a statement that the structure had been at least doubled in size by a non-contributing addition. This statement is included to address the factual circumstances that exists on the property at 705 Clark Avenue. 3 PLANNING & ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission reviewed this request at their meeting of August 6, 1997 and recommend that the proposed ordinance amendment be approved with the stipulation that their recommendation is conditioned upon the approval by the State Historic Preservation Office. Note: The Commission's concern was that the City's status as a Certified Local Government not be adversely affected by the passage of this ordinance. The State has assured the City that the CLG status will not be adversely affected. ALTERNATIVES: 1 . The City Council can approve an amendment to Subsection 31 .10(6) to allow for the limited use of non-wood siding in an historical preservation district. 2. The City Council can deny approval of an amendment to Subsection 31 .10(6) to allow for the limited use of non-wood siding in an historical preservation district. 3. The City Council can approve an amendment to Subsection 31.10(6) to allow for the limited use of non-wood siding in an historical preservation district, with modifications. 4. Action on this request can be postponed and referred back to City staff and/or the applicant for additional information. RECOMMENDED ACTION: It is recommended that Alternative #1 be adopted. Alternative #1 is an approval of the change to Subsection 31 .10(6) to allow the limited use of non-wood siding in an historical preservation district. Attachment 4