HomeMy WebLinkAboutItem 02 - AM13-01 Historic Preservation Amendments CC ITEM #2
MEMO TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS
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FROM: BRUNO RUMBELOW, CITY MANAGER ,'-
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE: APRIL 16, 2013
SUBJECT: AM13-01 -- PROPOSED AMENDMENTS TO APPENDIX G,
HISTORIC PRESERVATION
RECOMMENDATION:
Council to receive public input and discuss proposed amendments to Appendix G,
Historic Preservation relative to design requirements for residential structures within
historic zoning overlay districts and within the Historic Grapevine Township District and
take any necessary action.
BACKGROUND INFORMATION:
Several months ago, staff was asked to draft an ordinance that would provide the
Historic Preservation Commission tools to prevent large, out of scale, and inappropriate
residential structures from being built in the historic districts. The attached amendments
will help to ensure that new structures and additions are compatible with the fabric of
the existing neighborhoods, especially when they are next to modest vernacular,
bungalow, and ranch homes.
The proposed ordinance amends Appendix G Historic Preservation, Section 7
Certificates of Appropriateness in the Code of Ordinances.
Significant elements oft e amendments include:
Requirement for applicant to submit drawings showing the proposed structure
and showing the structures on each side of it.
Height of structure not to exceed, by more than 10 ft., the tallest house within 100
ft, and never to exceed 35 ft.
Maximum floor area not to exceed, by more than 10%. the largest house within
100 ft, but never to exceed 3,400 sq. ft.
One story detached garages not exceeding 500 sq. ft., and one story detached
storage buildings not exceeding 200 sq. ft. shall not be considered as
contributing t o t otal floor area.
Total area oft second floor shall not exceed 65% of the area oft first floor
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A side yard setback plane shall be established so that the maximum wall height
(measured at the required side yard setback), shall not exceed 14 ft in height.
Beyond 14 ft in height, the structure shall slope away from the setback plane at a
45 degree angle.
An optional paragraph for consideration that allows the Historic Preservation
Commission to grant minor variances on recommendation of the Historic
Preservation Officer, Director of Development Services, and Executive Director
of the Convention and Visitors Bureau.
These amendments were reviewed by the Historic Preservation Commission at it
December 19, 2012 and January 23, 2013 meetings. At the January 23, 2013 meeting,
the commission to in favor oft changes, with a recommendation that Council
adopt the ordinance. City Council reviewed these amendments (relative to historic
districts only) at their February 1 Workshop. A public hearing for citizen input
(within the historic districts only) was held on March 5, 2013 and another it Council
workshop was held on March 19, 2013. City Council has stated that they feel these
provisions should apply to all residential structures not only within the historic districts,
but also throughout the entire township (including commercial uses that are housed in
former residential structures).
The document contains input from the Jackson Walker Law it and
Visitors Bureau staff, Development Services, and the Historic Preservation Commission.
It has been reviewed by Assistant City Attorney, Matthew Boyle. Following this public
hearing, staff is prepared to make any necessary changes, and bring an ordinance
forward for consideration.
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Changes to Appendix G., will read as follows:
Section 7 Certificates of Appropriateness
(a) (1) (No changes to this paragraph)
(2) A person shall not place, construct or expand any single family residential
structure on property within the Historic Grapevine Township District without
first obtaining a certificate of appropriateness (CA) in accordance with this
ordinance. A CA shall be obtained prior tat issuance of any building
permit, although the CA review and building permit review processes may be
conducted simultaneously. For the purposes of this section, single family
residential structure shall mean new single family residential construction,
existing single family residences, and any structure that was originally
constructed or occupied as a single family residence regardless of current
use.
(b) (No changes to this paragraph)
(c) Special provisions for single family residential structures with a Historic
Landmark designation or within the Historic Grapevine Township District.
New single family residential construction, existing single family residences, and
any structure that was originally constructed or occupied as a single family
residence regardless of current use, any of which are within a Historic District,
have an individual Historic Subdistrict Landmark, or are within the Historic
Grapevine Township District shall comply with the following provisions:
(1) Submittal Requirements - In addition to any other filing requirements,
Certificate of Appropriateness applications for new single family residential
structures, and additions to single family structures shall be accompanied by
the following documents:
a. Current photographs of the existing property, showing the full width of
the adjacent properties and structures on each side oft subject
property. If the subject property is a corner lot, a photograph of the
structure directly across the street oft subject property shall be
included.
b. A single drawing showing the street facing elevations of the proposed
structure along with building elevations of structures on adjacent
proper—ties. if the subject lot is a corner lot, the drawing shall also
include the structure(s) located directly across the street.
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(2) Design requirements - In addition to the Secretary of the Interior's
Standards, design guidelines, zoning ordinance, building code and any and
aII other design requirements, the following shall apply:
a. No portion of a structure shall exceed by more than ten (1 0) feet the
measured maximum height of the roof eft tallest single family
structure, any portion of which is located within a one hundred (1 00)
foot radius of the subject property. Under no circumstances shall any
portion of a roof exceed 35 feet above grade.
b. Total floor area of all structures on the subject property shall not
exceed by more than to (10) percent, the largest total floor area of all
structures on any lot on which a single family residential structure is
located, any portion of is is located within a one hundred (1 00) foot
radius. However, under no circumstances shall the living area of any
single family residence be limited to less than 1,200 square feet.
c. Under no circumstances shall the floor area of all structures on any lot
exceed 3,400 square feet.
d. With regard to paragraphs b. and c. above, one single story detached
garage or carport (or combination thereof) not exceeding five hundred
(500) sure feet, and one single story detached storage building not
exceeding two hundred (200) square feet shall not be considered as
contributing to total floor area, provided all other provisions of all other
city ordinances are met, including but not limited to lot coverage.
e. The total area oft second floor of any structure shall not exceed
sixty-five (65) percent of the total area oft first floor.
f. Maximum lot coverage forte combined building coverage occupied
by all in and accessory buildings and structures shall not exceed
40% oft lot area.
g. Sideyard setback plane. No portion of a structure may extend beyond
the sideyard setback planes. For the purposes of this section, a
sideyard setback plane is a In that begins 14 feet above the
required sideyard setback line, and slopes upward toward the interior
of the lot at a 45 degree angle (1:1 slope).
Exceptions:
1. Chimneys
2. Plumbing and Mechanical vents,
3. Dormers that:
a) are not in excess of eight-feet in width
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b) are not closer than six-feet to another dormer; and
c) do not cause the aggregated width of all dormers on the
same elevation to exceed 20-feet in width
h. is shall not be subdivided such that they are less than 50- feet in
width.
i. Lots shall not be replatted such that the resulting lot width of any lot
would exceed by more than 20 percent the average lot width of all
single family residential lots of which any portion is located within a 300
foot radius of the boundary oft property being replatted.
j. In the event of a conflict between any of these requirements and any
other guidelines, rules or ordinances, the most restrictive requirement
shall prevail.
k. Front entry garages are prohibited, unless placed on the rear one-half
oft e lot.
OPTIONAL PARAGRAPH FOR COUNCIL CONSIDERATION
(d) Not withstanding other provisions of this section, the Histolic Preservation
Commission, upon recommendation of the Historic Preservation Officer, Director
of Development Services and Executive Director of the Convention and Visitors
Bureau may approve minor adjustments to the requirements of this section.
However, under no circumstances may adjustments be made to the 35 foot
maximum building height, 3,400 square foot maximum floor area, or 40% total
maximum lot coverage.
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(e) The commission shall deny, approve, or approve with conditions any CA
application within 30 days of receipt of a completed application, determining
whether the proposed or is consistent with t e r egulations contained in this
ordinance, in all applicable ordinances, and in the zoning ordinance designating
the historic landmark. Upon posted notice, and notification by regular it at
least five days in advance tot immediately adjacent property owners as that
ownership appears on the last approved tax roll, the commission shall conduct a
public hearing on the application, at which time an opportunity is provided for
proponents and opponents of the application to present their views.
(f) All decisions of the commission shall be in writing, stating its approval or the
specific reasons for denying or modifying any applications. A copy of the
certificate shall be sent to the applicant (by certifi ed mail with return receipt) and
a copy filed with the director of development services.
Section 13 -Appeals
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Any person aggrieved by a decision of the commission relating to hardship or
issuance of certification of appropriateness, may within 30 calendar days of
receipt of the written decision, file a written application with the city council
through the office of the city secretary for review Oft decision. The City
Council may consider hardships that would otherwise prohibit the applicant from
enjoying the same benefits as other property owners with similar lots and
similar uses. I t s hall be the responsibility Oft applicant to present evidence
why there is a unique hardship upon their property. A recommendation from
the Historic Preservation Commission as to whether the appeal should be
approved or denied shall be presented by city to at the public hearing. The
city council shall hold public hearings to consider the appeal. A decision of the
city council is final and not appealable.
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