Title
AN ORDINANCE AMENDING APPENDIX D, "ARCHITECTURAL AND DESIGN STANDARDS", OF THE LAND DEVELOPMENT CODE AT SECTION III-2b.
Executive Summary: The amendment would generally permit the use of modern or so-called substitute materials on historic structures when repair is not feasible.
Body
Legislative History
The Architectural and Design Standards were adopted in Ordinance No. 99-58 on July 7, 1999. The subject section of the standards was significantly amended in Ordinance No. 05-143 adopted by Council November 16, 2005.
Purpose & Explanation
According to the Architectural and Design Standards the Architectural and Historic Board of Review (AHBR) uses the U.S. Secretary of the Interior’s Standards for Historic Rehabilitation and the National Park Service Preservation Brief 16: The Use of Substitute Materials on Historic Buildings in the review of projects in the Historic District. Several of the relevant standards are quoted here:
1. The removal of historic materials … that characterize a property shall be avoided.
2. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials.
3. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property.
In 2005 the City adopted additional standards that clarified the City’s interpretation of the standards that required wood or other historic materials in most situations. This is a higher standard than the Secretary of Interior’s standards.
At the request of the City and AHBR, Cleveland Restoration Society (CRS) completed a review of the City’s design review process and certain standards in early 2014. One of CRS’s recommendations was for the City to review its historic materials standards. The AHBR began this review in October 2014. After several meetings devoted to this topic AHBR is recommending amendments that would generally relax the standards somewhat in recognition of the high quality substitute materials that are now available and to better align with the Secretary of the Interior’s standards. The amendment also strengthens the ability to have existing non-compliant, low quality materials replaced with higher quality materials when replacement is necessary. For example vinyl siding and windows should be replaced with a higher quality material, but not necessarily wood.
AHBR consulted with Chambers, Murphy and Burge Restoration Architects on the proposed amendment. Lauren Burge, architect and principal, found the amendment acceptable.
Planning Commission conducted its public hearing on August 10, 2015 and in a five to one vote recommended adoption of the ordinance with amendments. Architectural and Historic Board of Review Chair Allyn Marzulla, AHBR member David Drummond, Hudson Heritage Association President Julie Ann Hancsak, and Deputy State Historic Preservation Officer for Resource Protection and Review Mark Epstein spoke in support of the amendment.
PC recommendation to adopt the ordinance included a recommendation for several minor changes as follows and as marked on the attached draft ordinance:
• At parts (i)(d) and (ii)(c) amend the words “texture of” to “texture with” and maintain the word “composition
• Throughout the draft text replace the word “structures” with “properties” except at part (iii)
Timing Considerations
Pending publication of the legal notice the public hearing on this legislation could occur October 6. Council may act on the legislation at that meeting.
Fiscal Impact
Currently Budgeted
Supplemental Appropriation Required
X Appropriation Not Required.
Recommendation
Suggested Action
Staff recommends Council adopt the ordinance as recommended by Planning Commission.
Submitted by,
Jane Howington, City Manager
Mark Richardson, Community Development Director