4227 Schedule "S"Ordinance No. 2011 - 4227
An ordinance of the City Commission of the City of
Sanford, Florida substantially revising and amending the
provisions of Schedule "S" of the City of Sanford
Code /Land Development Regulations relating to historic
preservation; providing for a savings provision; providing
for examples of standards and criteria; providing for
conflicts; providing for severability; providing for
codification and providing for an effective date.
Be it enacted by the People of the City of Sanford, Florida:
Section 1. Revised Schedule "S" of the City of Sanford Code /Land
Development Regulations.
A substantially revised and amended Schedule "S" of the City of Sanford Code /Land
Development Regulations is hereby created to read as set forth in the Exhibit to this Ordinance
which, by this reference thereto is, incorporated herein as if fully set forth herein verbatim. The
entire text of the Schedule is provided for the sake of clarity and review. Words with yellow
shading on the text constitute provisions which have been modified including, but not limited to,
the insertion of additions to the original text and text that is depicted as a Str through
constitutes deletions to the original text although the provisions of this Ordinance should be
reviewed as a substantial and plenary revision and amendment of Schedule "S ".
Section 2. Savings.
The prior actions of the City of Sanford relating to historic preservation activities and
programs are hereby ratified and affirmed.
Section 3. Conflicts.
All ordinances or part of ordinances in conflict with this Ordinance are hereby repealed.
Section 4. Severability.
If any section, sentence, phrase, word, or portion of this Ordinance is determined to be
invalid, unlawful or unconstitutional, said determination shall not be held to invalidate or impair
the validity, force or effect of any other section, sentence, phrase, word, or portion of this
Ordinance not otherwise determined to be invalid, unlawful, or unconstitutional.
11Page
Section 5.Codification.
It is the intention of the City Commission of the City of Sanford, Florida, and it is hereby
ordained that the provisions of this Ordinance as set forth in the Exhibit shall become and be
made a part of the Code of Ordinances of the City of Sanford, Florida; that the Sections of this
Ordinance may be renumbered or re- entered to accomplish such intention; that the word,
"Ordinance," may be changed to "Section," "Article," or other appropriate word; provided,
however, that Sections 1 (except for the Exhibit), 2 , 3, 4, 5 and 6 shall not be codified.
Section 6. Effective Date.
This Ordinance shall take immediate effect upon enactment.
Passed and adopted this 28th day of February, 2011.
Attest:
City Commission
Sanford, Florida
Seminole County, Fl
of the City of
Janet Dougherty
City Clerk
Imo/
Triplifillulayor
da
21Page
Approved as to form and
legality:
SCHEDULE S, HISTORIC PRESERVATION
TABLE OF CONTENTS
Section1.0 Purpose ....................................................................................... ..............................1
Section2.0 Definitions .................................................................................. ..............................1
Section 3.0 Historic Preservation Board .................................................... ..............................9
Section 4.0 Criteria and Procedures for Establishing and Expanding Historic Districts ....12
Criteria for Creating Local Historic Districts ....................................................... .............................12
Procedures for Establishing Historic Districts ..................................................... .............................13
Criteria for Expanding Existing Local Historic Districts ..................................... .............................13
Procedures for Expanding Local Historic Districts ............................................. .............................14
Section 5.0 Criteria and Procedures for Designating Local Historic Landmarks ...............14
Criteria for Designating Local Historic Landmarks ............................................. .............................14
Procedures for Designating Historic Landmarks ................................................. .............................14
Section 6.0 Designated Historic Districts and Landmarks ........................ .............................14
HistoricDistricts .................................................................................................. .............................14
LocalHistoric Landmarks .................................................................................... .............................15
Section 7.0 Archaeological Resources ..............
Human Remains or Archaeological Resources ........
Prospecting and Excavations .... ...............................
Archaeological Site Report ....... ...............................
Project Approval and Permit ..... ...............................
Enforcement and Penalties ........ ...............................
..................................... .............................16
..................................... .............................16
..................................... .............................16
..................................... .............................16
..................................... .............................17
..................................... .............................17
Section 8.0 Certificate of Appropriateness and Procedures for Historic Landmarks or
Structures within Historic Districts ......................................... .............................17
Applicability......................................................................................................... .............................17
Certificate of Appropriateness Required .............................................................. .............................17
Approval of the Historic Preservation Board ....................................................... .............................18
Approval of Administrative Official .................................................................... .............................19
Variances to the Standard of Schedule S ............................................................. .............................20
SitePlanning ........................................................................................................ .............................21
Appeals................................................................................................................ .............................21
Violations............................................................................................................. .............................21
Section 9.0 Standards for New Construction, Additions and Alterations .............................22
The Secretary of the Interior's Standards for Rehabilitation ............................... .............................22
ArchitecturalStyles .............................................................................................. .............................23
General Standards for All Properties ................................................................... .............................23
LotLayout ...................................................................................................... .............................23
BuildingForm ................................................................................................ .............................25
BuildingFeatures ........................................................................................... .............................28
ExteriorWalls /Materials .......................................................................... .............................30
i
Porches and Balconies .......................... ...............................
Roofs ..................................................... ...............................
Windows and Doors .............................. ...............................
Fencesand Walls .................................. ...............................
BuildingColor ...................................... ...............................
Accessory Structures and Pool Enclosures ..........................
.............. ..............................3 2
............. ............................... 32
.............. ..............................3 3
.............. ..............................3 7
.............. ..............................3 7
.............. ..............................3 8
Section 10.0 Relocation of Landmarks .......................................................... .............................39
Section 11.0 Ordinary Maintenance .............................................................. .............................40
RequiredMaintenance ......................................................................................... .............................40
Standards for Building Maintenance .................................................................... .............................40
`Mothballing' Structures ...................................................................................... .............................41
Checklist.............................................................................................................. .............................
City Action to Prevent Deterioration ................................................................... .............................42
Section12.0 Demolition ................................................................................... .............................43
Criteria for Reviewing Demolition Permits ......................................................... .............................43
WaitingPeriod ..................................................................................................... .............................44
EconomicHardship .............................................................................................. .............................45
Demolitionby Neglect ......................................................................................... .............................46
Permits................................................................................................................. .............................47
DocumentationRequirements .............................................................................. .............................47
Section13.0 Sign Regulations ......................................................................... .............................47
PermittedSigns .................................................................................................... .............................47
GeneralDesign Criteria ....................................................................................... .............................48
Site Identification Signs ........................................................................... .............................48
BusinessIdentification Signs ................................................................... .............................48
DirectorySigns ........................................................................................ .............................48
Easelor A -Frame Signs ........................................................................... .............................50
PerformanceStandards ........................................................................................ .............................50
AlternativeSignage .............................................................................................. .............................50
Section 14.0 Outdoor Storage /Sidewalk Display .......................................... .............................50
OutdoorDisplay ................................................................................................... .............................50
OutdoorStorage ................................................................................................... .............................51
RVsand Boats ...................................................................................................... .............................51
Section 15.0 The Americans with Disabilities Act (ADA) ............................ .............................51
Appendix A: Characteristics of Architectural Styles Commonly Found in Sanford ..............53
Appendix B: Documentation Requirements for Buildings Proposed For Demolition and
Standards for Architectural Documentation Purpose ............ .............................72
Map S -1: Sanford Historic Districts .......................................................... .............................76
ii
SCHEDULES
HISTORIC PRESERVATION
SECTION 1.0 PURPOSE
Historic structures, sites, monuments, streets, areas, and neighborhoods serve as visible reminders of the
history and cultural heritage of the City, State and Nation. The purpose of this Schedule is to promote
the educational, cultural, and economic welfare of the City residents by preserving and protecting
historic and archaeological resources located within the City Limits. This Schedule will safeguard the
City's history, heritage, and unique attributes, and will enhance the City's attraction of visitors and
support and stimulate the economy from increased tourism. Furthermore, it is the purpose of this
Schedule to strengthen the economy of the City by stabilizing and improving property values in historic
areas, and to encourage new buildings and developments that will be harmonious with the City's
historic, architectural, archaeological, and/or social character. res Historic preservation enhances
community pride and strengthens the partnership among the past, present and future providing for
orderly growth in the life and appearance of the historic communities within the City.
SECTION 2.0 DEFINITIONS
Adaptive Re -Use - The process of converting a building to a use other than that for which it was
originally designed.
Addition - New construction added to an existing building or structure.
Administrative Official - The person appointed by the City Manager who is responsible for the overall
administration and enforcement of the City's land development regulations or his duly authorized
representative.
Alteration - Work which impacts avy the exterior ,
element. r-eeenstr-uetion, or r-emeval of any building ors building of any property located within an
historic district including, but not limited to, demolition, addition, removal, restoration, relocation or
other modification, in whole or in part, of a building, structure or appurtenance.
Appurtenances — Includes, but not limited to, walkways and driveways (whether paved or not), fences,
gateways, open space, mailboxes, arbors, and similar structures and results of
construction activities. ft1_1
Arcade - A series of arches supported by columns or pillars; a covered passageway;
a recessed gallery with columns or piers open to the street.
Archaeological Resources - Any material remains of past human life, activities or uJ I l
habitation which are of historic or pre- historic significance. Such material includes,
but is not limited to pottery, basketry, bottles, weapons, weapon projectiles, tools, Arcade
structures or portions of structures, pit houses, rock paintings, rock carvings, intaglios, graves, skeletal
remains, personal items and clothing, household or business refuse, printed matter, manufactured items,
or any piece of any of the foregoing items.
Archaeological Site - A property or location which has yielded or may yield information on the City's
history or prehistory. Archaeological sites may be found within historic sites, historic districts, private
property, public properties, and other areas of the City. Archaeological sites are evidenced by the
presence of artifacts and features below and at times above the ground surface indicating the past use of
a location by people.
Archaeological Zone - A geographically defined area that has or may reasonably be expected to yield
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information on local history or prehistory based upon broad prehistoric or historic settlement patterns.
Architectural Significance - A criterion used in designating a structure that is an outstanding or
surviving original example of period, style, detail, unique craftsmanship or method of construction, or
represents the work of a locally, statewide or nationally significant architect, designer, or builder.
Articulate - To express the parts or segments of a building clearly; to divide into segments.
Artifacts - Objects which are a product of human modification or objects which have been transported to
a site by people. In the City, artifacts over fifty (50) years old are protected by this ordinance.
Balcony - A railed projecting platform found above ground level on a building.
Baluster - One of a series of short pillars or other uprights that support a
handrail. One of the upright, usually rounded or vase - shaped, supports of a
balustrade. Related term: picket, spindle.
Balustrade - A row of balusters topped by a rail, serving as an open parapet, as
along the edge of a balcony, terrace, bridge, staircase, or the eaves of a building.
Barge Board - A board fixed at the gable end to purlins, often decorated.
Base - The lowest part of a column or architectural structure. A base story is the lowest story of a
building.
Bay - A main division of a structure, usually containing a window or door. A building with three
windows across the front is referred to as three bays wide. Also, an enclosed space protruding from the
exterior of a building such as a bay window.
Bay Window - A projecting window that forms an extension to the floor space of the internal room;
usually extending to the ground level.
Board — When used in this section it shall mean the Historic Preservation Board.
Board and Batten - Siding fashioned of boards set vertically and covered where their edges join by
narrow strips call battens.
Bond - A term used to describe the various pattern in which brick, or stone is laid, such as "common
bond" or "Flemish bond ".
Bracket - A projecting support member found under eaves or other overhangs. Related terms:
modillion, corbel.
Building - A structure created to shelter any form of human activity. This may
refer to a house, barn, garage, church, hotel, retail store, or similar structure.
Bulkhead - The structural panels just below display windows on storefronts. Bracket
Bulkheads can be both supportive and decorative in design. Nineteenth
century bulkheads are often of wood construction with rectangular raised
panels. Twentieth century bulkheads may be of wood, brick, tile, or marble construction. Bulkheads are
also referred to as kickplates.
Cantilevered —A projecting structure, such as a beam, that is supported at
one end and carries a load at the other end or along its length. A member,
such as a beam, that projects beyond a fulcrum and is supported by a
balancing member or a downward force behind the fulcrum. A bracket or
block supporting a balcony or cornice. Cantilevered
Casement Windows - A window with one or two slashes which are hinged
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at the sides and usually open outward.
Certificate of Appropriateness - A document awarded by the Historic Preservation Board allowing an
applicant to proceed with a proposed alteration, demolition or new construction in a designated historic
area, district or site, following a determination of the proposed improvements suitability to applicable
design and compatibility criteria.
Certified Local Government - Established by the National Historic Preservation Act Amendments of
1980, the Certified Local Government program permits the states to delegate limited responsibilities to
local governments that meet specific qualifications for certification and provide limited grant -in -aid
funding to assist them in that process. To become a CLG participant, a local government must adopt an
acceptable historic preservation ordinance, maintain a system of surveying and inventorying historic
resources, and encourage public participation in the historic preservation program.
Chamfer - A beveled edge.
Character — The qualities and attributes of any structure, site, street or district.
Clapboards - Horizontal Wooden boards, thinner at the top edge, which are overlapped to provide a
weather proof exterior wall surface.
Clapboard
Column - A supporting pillar. The parts of a column in classical architecture are the base, shaft, and
capital.
Commercial Retail Use — For the purposes of this schedule, a business that is open to the public and
displays and sells goods and services directly to the public excluding Retail Service Establishments.
Common Bond - A brickwork pattern where most courses are laid flat, with the long "stretcher" edge
exposed, but every fifth to eighth course is laid perpendicularly with the small "header" and exposed, to
structurally tie the wall together.
Contemporary — Reflecting characteristics of the current period. Contemporary denotes characteristics
which illustrate that a building, structure, or detail was constructed in the present or recent past rather
than being imitative or reflective of a historic design.
Contributing Resource or Property - Contributing resource or property means a building, structure, or
site which is at least 50 years old and contributes to the overall historic significance of a designated
historic district and possesses historic integrity reflecting the character of a time; or is capable of yielding
important information about an historically significant period; or independently meets the criteria for
designation as a local historic landmark and/or district.
Cornice - The uppermost, projecting part of an entablature, or feature resembling it. Any projection
ornament molding along the top of a wall, building, etc.
Crawl Space - The area between the ground and the first finished floor, usually 18 -24 inches.
Cross -gable - A secondary gable roof which meets the primary roof at right angles.
Cultural Resource - A structure that has aesthetic, cultural, architectural or historical significance to the
City, State or nation, and that may have been designed as a landmark, significant, recognized or historic
district under this chapter.
Demolition - The complete or constructive removal of a building or structure upon any site when the
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building will not be relocated intact to a new site.
Demolition by Neglect The failure to provide ordinary
and necessary maintenance and repair to a building, structure, historic resource or appurtenance resulting
in injury or loss to exterior features, permanent damage, or destruction through abandonment or lack of
maintenance.
Designated Site, Landmark, or District - Any site, landmark, or district designated by the federal,
state, or local government as having historical, architectural, or archaeological significance.
Design Criteria — The standard used for issuing a Certificate of Appropriateness. The criteria includes,
but is not limited to, guidelines adopted by the Historic Preservation Board, which are based upon
criteria of the Secretary of the Interior's Standards for Rehabilitation. The Historic Preservation Board is
hereby delegated the authority to adopt and implement the criteria which shall be enforced as Land
Development Regulations once reviewed by the local planning agency.
Design Guidelines - Criteria developed by a preservation commission, board, or review body to identify
design concerns in an area or historic district, and to help property owners ensure that rehabilitation and
new construction respect the character of designated buildings or districts.
Design Review - The process of ascertaining whether modifications to historic structures, sites, or
districts meet standards of appropriateness established by a governing or advisory review board.
Detached — Any new construction not attached to an existing and/or historic building.
Disturbance - The cumulative digging, excavating, site preparation work or other such construction
activities, regardless of the number of individual excavation or construction areas, related to an
archaeological site.
Dormer Window - A window that projects from a roof.
Double -hung Window - A window with two sashes, one sliding vertically over the other.
Eaves - The edge of a roof that projects beyond the face of a wall.
Elevation - The vertical plane of a fagade of a building. An elevation drawing is a view of such vertical
plane.
Exterior features — For the purpose of this schedule, exterior features shall include the architectural
style, general design and general arrangement of the exterior of a building or other structure, including
the color, the kind and texture of the building material and the type and style of all windows, doors, light
fixtures, signs, other appurtenant fixtures and other natural features such as trees and shrubbery.
Fabric - The physical materials of a building, structure, district, or city connoting an interweaving of
component parts.
Facade - The face or front elevation of a building.
Fanlight - A semi - circular window usually over a door with radiating muntins suggesting a fan.
Fascia - A flat horizontal member of a building. A fascia sign is one attached flat against a building.
Fenestration - The arrangement of windows on a building; openings in an external wall such as doors
and windows.
Flashing - Thin metal sheets used to prevent moisture infiltration at joints of roof planes and between
the roof and vertical surfaces.
Flemish Bond - A brickwork pattern where the long "stretcher" edge of the brick is alternated with the
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small "header" end for decorative as well as structural effectiveness.
Florida Master Site File - The state's clearinghouse for information on archaeological sites, historical
structures, and field surveys for such sites. A combination of both paper and computer files, it is
administered by the Bureau of Archaeological Research, Division of Historical Resources, Florida
Department of State. The Master Site File properties are not required to meet any minimum level of
historical or scientific importance, but usually are at least fifty years old, and adequately located and
documented.
Fluting - Shallow, concave grooves running vertically on the shaft of a column, pilaster, or other surface
(see image on next page).
Foundation — The lowest exposed portion of the building wall, which supports the structure above.
Front Facade - The principal face or front elevation of a building.
Gable — The triangular section of a wall to carry a pitched roof.
Gable Roof — A pitched roof with one downward slope on either side of a central, horizontal ridge.
Gambrel Roof — A ridge roof with two slopes on either side.
Glazing - Fitting glass into windows and doors.
Hipped Roof — A roof with uniform slopes on all sides.
Historic Building - A building that is classified as a historic landmark, and a building classified as
contributing in the Historic Districts.
Historic District - A Historic District is an area that includes or encompasses historic sites, landmarks,
buildings, signs, appurtenances, structures or objects as the Board may determine to be appropriate for
historical preservation. Designated district(s) need not be a single enclosed area nor do the areas or sites
have to be contiguous to constitute a district.
Historic Landmark - Historic Landmarks include any site (including significant trees or other plant life
located thereon), building, or structure of particular historic or aesthetic significance to the City, the
state, or the nation. Landmarks include, sites, buildings, or structures where cultural, political, spiritual,
economic, social or artistic history of the community, state or nation is reflected or exemplified or which
are identified with historic personages or with important events in local, state or national history, or
which embody the distinguishing characteristics of an architectural specimen, inherently valuable for a
representation of a period, style or method of construction, or a notable work of construction, or a
notable work of a master designer or architect whose individual genius influenced his age.
Historic Preservation Board - A board of citizens created by local ordinance and charged with
enforcing provisions of local laws governing historic districts and buildings.
Historic Resource - Any prehistoric or historic district, site, building, object, or other real or personal
property of historical, architectural, or archaeological value. The properties may include, but are not
limited to, monuments, memorials, Indian habitations, ceremonial sites, abandoned settlements, sunken
or abandoned ships, engineering works, treasure trove, artifacts or other objects with intrinsic historical
or archaeological value, or any part thereof, relating to the history, government, and culture of the state.
Historic Site - A single lot or portion of a lot containing an improvement, landscape feature, or
archaeological site, or a historically related complex of improvements, landscape features or
archaeological sites that may yield information on history or prehistory.
Historic Survey - A comprehensive survey involving the identification, research and documentation of
buildings, sites and structures of any historical, cultural, archaeological or architectural importance.
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Indoor Furniture — Furniture designed for interior use that is not weather resistant and does not have
removable fabric.
Knee Brace — An oversized bracket supporting a cantilevered or projecting element.
Landmark - A designated building, site, or structure having historical, architectural, or archaeological
significance.
Lattice — An open work grill of interlacing wood strips used as
screening.
Lintel - A horizontal structural member that supports a load over an
opening.
Mansard Roof — A roof with a double slope on all four sides, with
the lower slope being almost vertical and the upper almost horizontal.
Masonry — Exterior wall construction of brick, stone or adobe laid up
in small units.
0
Fluting
Massing — Composition of a building's volumes and surfaces that contribute to its appearance.
Mitigation - A process designed to prevent adverse impact of an activity on cultural resources, by the
systematic removal of the prehistoric, historic, or architectural data and materials in order to acquire the
fundamental information necessary for understanding the property within its proper historic context. For
structures, at a minimum, this may require primary archival studies, informant interviews, measured
drawings, and large -scale photography. For archaeological sites, at a minimum, this may require
literature studies, informant interviews, field survey, excavation, and artifact analysis. All mitigation
projects require the preparation of reports.
Mortar - A mixture of plaster, cement, or lime with a fine aggregate and water; used for pointing and
bonding bricks or stones. Mortars for repainting shall be softer (measured in compressive strength) than
the masonry units and no harder than the historic mortar.
Mullion - The vertical bar between coupled windows or multiple windows.
Muntin - One of the thin strips of wood used for holding panes of glass within a window. Related
terms; glazing bar, division bar, mullion.
National Historic Landmark Program - Authorized in 1935 and implemented in 1960, a federal
program that identifies sites and buildings of clearly national significance.
National Register of Historic Places - Established by Congress in 1935, the National Register of
Historic Places is a listing of culturally significant buildings, structures, objects, sites, and districts in the
United States. The listing is maintained by the U.S. Department of Interior.
Non - Contributing Resource or Property - Means any building, structure, or site which does not
contribute to the overall historic significance of a designated historic district due to alterations,
disturbances or other changes and therefore no longer possesses historic integrity, or was not present
during the period of historic significance or is incapable of yielding important information about that
period, or has been so altered or deteriorated that overall integrity of the building has been irretrievably
lost.
Object - A material thing of functional, aesthetic, cultural, historical, or scientific value that may be by
nature or design, movable, yet related to a specific setting or environment.
Office Use — for the purposes of this schedule, includes Business and Professional Office uses as defined
in Schedule A and requires Conditional Use approval if proposed on the first (ground) floor.
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Outdoor Furniture — Furniture designed for exterior use that is weather resistant. If covered, such
furniture may have removable fabric. Examples of outdoor furniture include, but are not limited to,
tables and chairs constructed of wrought iron, cast aluminum, steel, and heavy grade wood such as
farmed exotics or similar materials.
Pane - A single piece of window glass. Double hung windows are often described according to the
number of panes they have in each sash. For example, a six over six indicates that each sash has six
panes.
Paneled Door — A door composed of solid panels (either raised or recessed) held within a framework of
rails and stiles
Parapet - A low wall or protective railing often used along the L
edge of a roof.
Pediment — A triangular crowning element forming the gable of a M M
roof; any similar triangular element used over windows, doors, ®
etc. �111f11F__
Permastone — Fagade material that handles like plaster with
stone -like results. Can be cast into virtually any mold type
reproducing building details. Finished pieces are a warm bisque white, but can also be buffed to a high
luster. Accepts paints, is waterproof, weather -proof and scratch resistant.
Picket - A wooden strip forming part of a fence.
Pitch — The degree of the slope of a roof.
Pointing - The process of removing deteriorated mortar from the joints of a masonry wall and replacing
it with new mortar.
Preservation - The identification, evaluation, recordation, documentation, analysis, recovery,
interpretation, curation, acquisition, protection, management, rehabilitation, restoration, stabilization,
maintenance, or reconstruction of historic structures and properties.
Proportions — The relative size of two or more dimensions of a building; many architectural styles use
highly developed mathematical proportions to determine the composition of facades and volumes of
interior space.
Prospect - Means the use of a probe, metal detector, or any other device or tool to search or test or
excavate for artifacts, historic sites or archaeological sites.
Purlin - A horizontal beam that provides intermediate support for the common rafters of a roof
construction.
Reconstruction - The authentic reproduction of a building or site that once existed, but disappeared or
was demolished.
Rehabilitation - The act or process of returning a property to a state of utility through repair or alteration
which makes possible an efficient contemporary use while preserving those portions or features of the
property that are significant to its historical, architectural, and cultural values.
Relocation — When a building is moved, intact, to a new site.
Renovation - Modernization of an old or historic building that may produce inappropriate alterations or
elimination of important features or details.
Repairable — Structures or building features that can be fixed or restored without creating an imminent
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hazard to public safety. For the purpose of this Schedule, it is assumed that most damage, including
partial termite or partial fire damage, can be repaired. It shall be the applicant's responsibility to
demonstrate otherwise (see Economic Hardship section).
Resource - Sites, buildings, structures, objects, districts, and areas, public or private, single or in
combination.
Restoration - The creation of an authentic reproduction beginning with existing parts of an original
object or building.
Revitalization - The imparting of new economic and community life in an existing neighborhood, area,
or business district while at the same time preserving the original building stock and historic character.
Ridge - The top horizontal member of a roof where the sloping surfaces meet.
Right -of -Way — The strip of land owned or controlled by the City or another governmental agency over
which the public has a right of passage, including the streets, parkways, medians, sidewalks and
driveways constructed thereon. For the purpose of this section "right -of -way" shall exclude alleys.
Sash - The framework into which window panes are set
Sense of Place — The sum of attributes of a locality,
neighborhood, or property that give it a unique and distinctive
character.
Setback - The distance between the street right -of -way line and
the front line of a building or any projection thereof.
Shall - Is used to indicate a mandatory action. single -hung
Sheathing — The structural covering of boards or material used over studs or rafters on the outside wall
or roof prior to installing the finished siding or roof covering of a structure.
Shed Roof — A gently - pitched, almost flat roof with only one slope.
Siding — The exterior wall covering of a structure.
Sill — The bottom crosspiece of a window frame.
Site - The location of a significant event, activity, building, structure, or archaeological resource.
Spindles — Slender, elaborately turned wood dowels or rods often used in screens and porch trim.
Stoop - A small porch, platform, or staircase leading to the entrance of a house or building.
Streetscape - The distinguishing and pictorial character of a particular street as created by its width,
degree of curvature and paving materials, design of the street furniture, and forms of surrounding
buildings.
Structure - A work made up of interdependent and interrelated parts in a definite pattern of
organization. Constructed by man, it may be an engineering project large in scale, such as a bridge, wall,
gate, or building, or small in scale, such as monuments or fountains.
Stucco - A type of exterior plaster applied as a two -or -three part coating directly onto masonry. Historic
stucco consisted primarily of hydrated or slaked lime, water and sand with straw or animal hair as a
binder. After 1900, most stucco was composed of Portland cement, mixed with some lime. Many of the
contemporary stucco products on the market today are not compatible with historic stucco buildings.
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Style — A type of architecture distinguished by special characteristics of structure and ornament and
often related in time; also, a general quality of distinctive character.
Traditional Neighborhood Development — Traditional Neighborhood Development (TND) refers to
the development of a complete neighborhood or town using traditional town planning principles. TND
may occur in infill settings and involve adaptive reuse of existing buildings, but often involves all -new
construction on previously undeveloped land. To qualify as a TND, a project should include a range of
housing types, a network of well- connected streets and blocks, humane public spaces, and have
amenities such as stores, schools, and places of worship within walking distance of residences. TND is
limited to the scale of neighborhood or town, and should not be confused with New Urbanism, which
encompasses all scales of planning and development, from building to region. TND projects incorporate
many different architectural styles and are not exclusively traditional in aesthetic.
Transom — A horizontal opening (or bar) over a door or window.
Trim — The decorative framing of an opening and other features on a fagade.
Turret — A small slender tower.
Veranda - A covered porch or balcony on a building's exterior.
Vernacular Buildings — Buildings designed and built without the aid of an architect or trained designer;
buildings whose design is based on ethnic, social, or cultural traditions rather than on an architectural
philosophy.
Visual Compatibility Criteria - Factors dealing with height, proportion, rhythms, materials and color,
which the Board uses to determine whether new construction and renovation of existing buildings is
visually compatible with the Historic District.
Wall Dormer — Dormer created by the upward extension of a wr•— lima cam Wes)
wall and a breaking of the roofline. awIli= �isp,rra
Weatherboard — Wood siding, consisting of overlapping
muetiro separue
boards usually thicker at one edge than the other.
Window - A glazed opening in a wall that provides an interior .�e momin.) a" (<►��
�,
space with natural light and ventilation. For description of the W)
parts of a window see: muntin, pane, and sash.
Yard - The land area surrounding the principal building on any parcel which is neither occupied or
obstructed by a portion of the principal building from the finished grade to the sky or below the finished
grade except where such occupancy, obstruction or encroachment is specifically permitted by this Code.
A. Front Yard - that portion of the yard extending the full width of the parcel and measured
between the front parcel line and a parallel line tangent to the nearest part of the principal
building.
B. Rear Yard - that portion of the yard extending the full width of the parcel and measured
between the rear parcel line and a parallel line tangent to the nearest part of the principal
building.
C. Side Yard - those portions of the yard extending from the required front yard to the required rear
yard and measured between the side parcel lines and parallel lines tangent to the nearest part of
the principal building.
Ord. 4227 S -9
2/28/2011
SECTION 3.0 HISTORIC PRESERVATION BOARD
A. Establishment of Historic Preservation Board. The City of Sanford Historic Preservation
Board (the "Board," generally in this Schedule) has been created and established to conduct
activities required in the historic preservation regulations included in Schedule S. The Board
shall consist of five (5) members.
B. Powers, Duties and Jurisdiction. The Historic Preservation Board shall have the following
powers, duties and jurisdiction.
1. To safeguard the architectural and cultural heritage of the historic communities of the City
through the preservation of historic landmarks and historic districts.
2. To administer laws, codes, ordinances, rules, regulations, policies and resolutions enacted or
adopted by the City Commission governing the designation, alteration and removal of historic
resources and to develop design criteria under specific delegated authority from the City
Commission.
3. To advocate for the preservation of local historic resources; provided, however, that the Historic
Preservation Board shall ensure that it acts in an objective and unbiased manner in terms of all
decisions which it makes a decision of a quasi-judicial nature.
4. To advise the Planning and Zoning Commission and the City Commission regarding historic
resources, heritage tourism, economic development and potential land development regulations.
5. To recommend a historic district area to the City Commission.
6. To give written notice to the last known address of the owners of all properties to be included in
proposed historic districts.
7. To submit recommendations to the City Commission and Planning and Zoning Commission.
8. To hear applications for certificates of appropriateness and other land development.
9. To inform property owners likely to be affected by certificate of appropriateness applications.
11. To conduct studies of matters relating to the preservation of landmarks and historic districts,
including survey, identification, documentation, and designation of historic resources.
12. To develop, monitor, and implement a historic preservation plan.
13. To coordinate public and private historic preservation activities.
14. To recommend and monitor code enforcement actions for violations of Schedule S, Historic
Preservation.
Ord. 4227 S -10
2/28/2011
15. To recommend to the City Commission properties for Historic Landmark Designation.
16. The jurisdiction of the Board shall include those elements of development, rehabilitation,
alteration, preservation or demolition that affect the exterior visual quality of the historic
districts, specifically including exterior appearance of structures within the historic district. The
Board shall not consider the interior arrangement of structures. The historic district regulations are
intended to preserve and protect historic or architecturally worthy buildings, structures, sites,
monuments, streetscapes, squares, and neighborhoods of the historic districts. In all zoning districts
within the boundaries of the historic districts, the regulations for both the zoning districts and the
historic districts shall apply.
C. Composition of Historic Preservation Board. The City Commission shall select the members
of the board from one or more of the following organizations or professions:
1. Local historical societies or groups.
2. The Florida or National Trust for Historic Preservation.
3. The City of Sanford Chamber of Commerce;
4. Local architects;
5. Local planners;
6. Local landscape architects;
7. The Seminole County Bar Association;
8. The local engineering society;
9. Interested residents of the City.
D. Terms of Office for Board Members. Section 2 -122 of the City Code shall control the
general operations of the Board and Section 2- 122(e) of the City Code shall control removals
from office.
E. Procedure for Issuing Certificate of Appropriateness.
Prior to issuance or denial of a certificate of appropriateness the Board shall take such
action as may reasonably be required to inform the owner of any property likely to be
materially affected by the application, and shall give the applicant and such owner an
opportunity to be heard.
2. In cases where the Board determines that the Certificate of Appropriateness would be
reasonably likely to impact proximate properties to the property for which the application
has been made, it may hold a public hearing concerning the application. The determination
as to whether to hold a public hearing, when vested with the Board, shall not be subject to
appeal. The Board shall hold a public hearing with regard to all matters that are required to
be so heard by a controlling provision of law. Public hearings are required for the
following Board actions:
(a) Certificate of Appropriateness applications for demolition, relocation, or variance;
(b) Certificate of Appropriateness applications for three (3) dwelling units or greater;
(c) Certificate of Appropriateness applications for improvements /alterations /new
construction in the public realm; and
Ord. 4227 S-11
2/28/2011
(d) Certificate of Appropriateness applications for new commercial development.
3. All Certificate of Appropriateness applications which require a public hearing must
comply with noticing, advertising, Citizen Awareness and Participation Plan (CAPP)
meeting, and other requirements outlined for public hearings.
4. If the Board determines that the proposed construction, reconstruction, alteration, moving
or demolition is appropriate it shall forthwith approve such application and shall issue to
the applicant a Certificate of Appropriateness.
5. If the Board determines that a Certificate of Appropriateness will not be issued, it shall
issue written finding(s) stating the reason(s) for such determination and shall forthwith
notify the applicant of such determination by furnishing him or her with an attested copy of
its finding(s).
5. The Board may approve such application in any case where the owner would suffer
extreme hardship, not including solely the loss of profit relative to the value of the property,
if the Certificate of Appropriateness were note issued.
6. Any person aggrieved by a determination of the Board may appeal such determination to
the City Commission by filing a written appeal within thirty (30) calendar days of the Board
action and paying such filing fee as the City Commission may determine. The decision of
the City Commission on an appeal shall constitute final action subject only to judicial
review.
F. Federal Grants. Where the Board recommends the purchase or condemnation of a historic
landmark or any interest therein, and where the City Commission follows such recommendation,
the City Commission may, wherever practicable, make use of federal grants as provided in the
National Historic Preservation Act of 1966 or its successor provision(s).
G. Investigations and Reports. The Board may make such investigations and studies of matters
relating to the protection, enhancement, perpetuation or use of landmarks and historic districts,
and to the restoration of landmarks as the Board may, from time to time, deem necessary or
appropriate for the effectuation of the purposes of this Schedule, and may submit reports and
recommendations as to such matters to the Mayor and City Commission and the City Manager.
In making such investigations and studies, the Board may hold such public hearings as it may
deem necessary or appropriate after determining whether the proposal would impact properties
located within the City.
SECTION 4.0 CRITERIA AND PROCEDURES FOR ESTABLISHING AND
EXPANDING HISTORIC DISTRICTS
Criteria for Creating Local Historic Districts. Historic Districts shall be consistent with the following
criteria for designation:
1. The proposed districts, or properties within the area, are associated with events that have
made a significant contribution to the broad pattern of the history of the City, State or Nation;
or are associated with the lives of persons significant to the City, State or Nation's past; or
Ord. 4227 S-12
2/28/2011
2. The properties embody the distinctive characteristics of a type, period or method of
construction or represent the work of a master, or that possess high artistic values, or that
represent a significant and distinguishable entity whose components may lack individual
distinction; or
3. The area has yielded, or may be likely to yield, information important in prehistory or history
(e.g. Indian burial mound); or
4. If based on architecture, there is a concentration of contributing buildings (see definition).
The number of contributing buildings shall be no less than fifty (50) percent of the total
number of buildings within the district.
Procedures for Establishing Historic Districts. The designation of historic districts shall be by
ordinance adopted by the City Commission, in accordance with the following procedures:
1. The process for designating a new historic district may be initiated by a property owner
within the proposed district, by the Historic Preservation Board, or by the City.
2. The applicant shall submit a written application to the City. The application shall contain the
following:
(a) For applications initiated by property owners, a petition signed by at least fifteen (15)
percent of the property owners within the proposed district. This requirement shall not
apply to City or Board - initiated applications.
(b) A physical description of the proposed district, accompanied by photographs of
buildings, structures, objects, or sites showing examples of contributing and non-
contributing properties within the district.
(c) A statement of the historical, cultural, architectural, archaeological, or other significance
of the district (refer to section of the schedule where historic is defined).
(d) A report, prepared by a qualified professional, including a description of the typical
architectural styles, character - defining features, and types of buildings, structures, objects
or sites within the proposed district; the report shall identify which properties are
contributing at the time. The list of contributing structures is intended to be a snapshot in
time, since other properties will also become contributing as they turn fifty (50) years old
and are determined by a qualified professional to meet the criteria to become
contributing.
(e) A map identifying all zoning and land use information, and the location of all buildings,
structures, objects or sites within the proposed district, noting which are contributing,
based on the definitions contained in this schedule.
(� Additional guidelines to be used when reviewing alterations, relocation, demolition,
excavation or new construction within the proposed boundaries of the district.
(g) Names and addresses of all property owners within the proposed district; and
(h) Any other pertinent information requested by the Board.
3. Not less than sixty (60) days after the transmittal, the Board shall hold a public hearing,
which shall include a written notice to the last known address of the owners of all properties
to be included in the district(s). Such notice shall be distributed by first class mail.
Ord. 4227 S - 13
2/28/2011
4. After said public hearing, the Board shall submit a final report with its recommendations and
those of the Planning and Zoning Commission and a draft of the proposed ordinance to the
City Commission.
5. The City Commission shall act on the report and recommendations in accordance with the
normal ordinance approval procedure as specified in the City Code.
Criteria for Expanding Existing Local Historic Districts. If an updated report shows that there are
additional contributing structures outside of the original boundary of an existing district, then the City
may consider the expansion of the boundaries of the district to incorporate those properties. The ratio of
fifty percent (50 %) contributing structures required for the creation of new districts shall still apply.
Procedures for Expanding Local Historic Districts. The expansion of existing historic districts shall
be done by ordinance adopted by the City Commission, in accordance with the same procedures required
for the creation of new districts, except that the information required shall be applicable to the expansion
area only, and not to the entire district.
SECTION 5.0 CRITERIA AND PROCEDURES FOR DESIGNATING LOCAL
HISTORIC LANDMARKS
A. Criteria for Designating Local Historic Landmarks. Properties may qualify if, in the
judgment of the Board, a property is at least fifty (50) years old and is of exceptional
significance based on the following criteria:
1. Historical, architectural and /or cultural significance;
2. Suitability for preservation or restoration;
3. Educational value.
B. Procedures for Designating Historic Landmarks. The procedure for designating local historic
landmarks is as follows:
1. The applicant submits an application to the Planning and Community Development
Department.
2. Property owner must sign an affidavit stating that he consents to the designation of his
property as a Historic Landmark.
3. The Planning Department shall schedule a complete application for Board review.
4. The Board shall conduct a public meeting following written notice by mail of the date, time
and place of said hearing to the last -known address of the owners of the affected property. In
addition, a sign containing the same information shall be placed on the affected property no
later than ten (10) days prior to such hearing.
5. The Board may recommend to the City Commission adoption of an ordinance designating
one or more historic landmarks based on the criteria described in this Section.
6. Upon recommendation of the Board, the City Commission may, after holding public hearings
preceded by sufficient written notice to the last known address of the owners and occupants
of the affected property, adopt an ordinance designating one or more historic landmarks
based on the criteria noted above.
7. Upon adoption of the ordinance, the owners and occupants of each designated historic
Ord. 4227 5 -14
2/28/2011
landmark shall be given written notification of such designation by the City Commission.
8. The ordinance shall also provide for a suitable sign or marker on or near the property
indicating that the property has been so designated.
SECTION 6.0 DESIGNATED HISTORIC DISTRICTS AND LANDMARKS
A. Historic Districts. The City currently has two locally designated historic districts — the Downtown
Commercial Historic District and the Sanford Residential Historic District, which are described in
this section. The Sanford Residential Historic District and a portion of the Commercial Historic
District are also listed in the National Register.
National Register Districts. Sanford's National Register Commercial District, listed in the
National Register in 1976, is generally bound by Commercial Street on the north, Oak Avenue on
the west, the alley between Palmetto Avenue and Sanford Avenue on the east, and Second Street
on the south. The Sanford Residential Historic District was listed in the National Register in
1989.
Downtown Commercial Historic District. The Downtown Commercial Historic District was
created in 1985 by Ordinance No. 1777. The district is generally bounded by Fulton and
Commercial Streets on the north, Myrtle Avenue on the west, Sanford Avenue on the east, and
Third Street on the south. Map S -1 shows the boundaries of the district. All properties within
the Downtown Commercial District are subject to the rules and regulations contained in
Schedule S.
Sanford Residential Historic District. The Sanford Residential Historic District, originally
designated under the name of Old Sanford District, was established through Ordinance No. 3184
in 1993. The district is generally bounded by Second and Third Streets on the north, French and
Elm Avenues on the west, Fourteen Street on the south and Sanford Avenue on the east. The
boundaries of the district are shown on Map S -1. All properties within the Sanford Residential
Historic District are subject to the rules and regulations contained in Schedule S.
B. Historic Landmarks. The City has several properties listed on the National Register. The City
also has a process to designate local historic landmarks. This section lists the National
Landmarks as well as the local landmarks.
1. National Historic Landmarks. As of Oeteber- 2002 December 2010, the City had a total
of four (4) structures listed in the National Register of Historic Places. The properties are
as follows:
Name
Address
Year
Significance
Designated
Old Fernald - Laughton
500 S. Oak Av.
1987
Social History,
Memorial Hospital
Health/Medicine
Ritz Theater (Milan
201 S. Magnolia Av.
2001
Entertainment/
Theater)
Recreation
Sanford Grammar School
7 th and Myrtle St.
1984
Education, Architecture
(Sanford High School)
Ord. 4227 S-15
2/28/2011
St. James AME Church 819 Cypress Ave. 1992 Architecture
Black History
Local Historic Landmarks. As of May, 2005 December 2010 the City has € mw five structures listed
as local historic landmarks:
St. James AME Church
819 Cypress Ave.
1992
Architecture
Black Histo
Merritt House
703 Sanford Ave.
1913
Black Histo
Caldwell House
2317 Mellonville
c. 1870
Architecture
Ave.
Settlement
Spurling House
2018 Mellonville
c. 1889
Agriculture
Ave.
Architecture
George's Tavern Sign
1011. S. French
c. 1958
Architecture
Ave.
Art
SECTION 7.0 ARCHAEOLOGICAL RESOURCES
Identifying historic, archaeological and cultural resources is the initial step to preserving the City's
historic heritage. Areas shall be investigated for archaeological resources prior to development. This
section will provide for mitigation of adverse impacts to significant sites should they be discovered
during the course of predevelopment investigation.
A. Human Remains or Archaeological Resources. If human remains or archaeological resources are
encountered during the course of construction, earth movement, clearing, or other site disturbance,
all work shall immediately halt, for a period of time not to exceed thirty (30) days, and the applicant
or his/her representative shall immediately notify the City's Administrative Official and the state
office of archaeology and historic preservation.
If, after consultation with the state office of archaeology and historic preservation, an area is
determined to contain archaeological resources, the City will designate the area as a Preservation
Area by designation "PA" on an Archaeological Resources Map that is maintained in the
Planning Department. No ground disturbance will be allowed within a Preservation Area. This
designation shall not affect zoning. When human remains and/or archaeological resources have
been completely removed from the property, the Preservation Area designation shall be removed.
Any archaeological sites identified through the investigation process shall be incorporated as part
of the Florida Master Site File Maps and Archaeological Sensitivity Zone Maps for the City and
Seminole County.
B. Prospecting and Excavations.
Private Property. No individual shall be allowed to prospect on private property, nor
can any individual remove artifacts from private property without the express written
permission of the landowner. The permission must be carried with the prospector at all
times while searching the private property.
2. Public Property. No individual shall be allowed to prospect on public property
including the public rights -of -way, nor can any individual remove artifacts from public
property or public right -of -way without the express written permission of the City or the
Ord. 4227 S -16
2/28/2011
appropriate legal authority controlling the right -of -way. The permission must be carried
with the prospector at all times while searching the public property. Furthermore, no
disturbances or construction activities shall be authorized within properties belonging to
the City, including public streets and rights -of -way, without a City right -of -way permit
and without such archaeology efforts as may be addressed by this ordinance.
C. Archaeological Site Report. If any construction, earth movement, clearing or other site
disturbance is proposed to be located on a registered archaeological site, the property owner or
project proponent shall engage a qualified professional archaeologist to investigate and submit a
written report to the City regarding the location, condition and extent of the site, and any
recommendations in regard to treatment.
D. Project Approval and Permit. No Certificate of Appropriateness for an application requiring
an archeologist's report will be issued prior to the receipt of the archeologist's report by the City
. Based on the information contained in the written report of the archeologist, project approval
will be conditioned in a manner to avoid or minimize impacts to the site consistent with federal
and state law.
E. Enforcement and Penalties. Any Person or Entity violating any of the provisions of this article
shall, upon conviction, be punished as provided in Section 162.22, Florida Statutes. Each
incident or separate occurrence of an act that violates this article shall be deemed a separate
offense.
SECTION 8.0 CERTIFICATE OF APPROPRIATENESS AND PROCEDURES FOR
ALTERING HISTORIC LANDMARKS OR STRUCTURES WITHIN
HISTORIC DISTRICTS
A. Applicability. The purpose of a Certificate of Appropriateness is to ensure that all construction,
alteration, restoration, relocation, or demolition of a Historic Landmark or any structure located
within a local historic district is in accordance with the standards, values and characteristics of the
particular district or landmark. A Certificate of Appropriateness shall be required for the following
activities, whether or not a building permit is required.
Historic Landmarks and Properties within Historic Districts. All construction,
alteration (including but not limited to color), restoration, relocation or demolition of or
to any exterior portion of any building, structure, above - ground utility structure, or any
type of advertising sign or outdoor display, located within a designated landmark site or
historic district. Exterior features shall include, but not be limited to, the architectural
style, general design and general arrangement of the exterior of a building or other
structure, including the color, the kind and texture of the building material and the type
and style of all windows, doors, light fixtures, signs and other appurtenant fixtures.
Certificates of Appropriateness shall not be required for interior modifications.
2. Archaeological Resources. A certificate of appropriateness shall be required for the
excavation of an archaeological site. The Board shall issue the Certificate subject to the
following conditions:
a) The excavation must be conducted so as to protect and preserve archaeological
resources affected by, or adjacent to, the excavation; and
Ord. 4227 S-17
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b) The applicant must commit to make reasonable efforts to mitigate and stabilize
archaeological resources if they are disturbed.
Alternatively, the Board shall issue a certificate of appropriateness for the excavation of an
archaeological site upon demonstration by the applicant that an unreasonable economic hardship
exists or that unusual or compelling circumstances exist.
B. Certificate of Appropriateness Required. Any person who desires to construct, alter, restore,
relocate or demolish a historic landmark or property in an historic district, shall make application
to the Board for a Certificate of Appropriateness at least ten (10) business days prior to the
meeting date. Application forms shall be maintained by the Planning Department and shall be
made available to the general public. In cases where a building permit is not required, a
Certificate of Appropriateness shall be required before construction can begin. A Certificate of
Appropriateness may not be issued for properties with code enforcement violation(s) unless the
Certificate of Appropriateness is requested to remedy the violation(s).
1. Application Requirements. With the application for Certificate of Appropriateness, the
applicant shall submit the following documents. The Administrative Official may waive any
of these requirements if not applicable to the specific application.
• An accurate survey, completed by a surveyor registered in the state of Florida. Surveys
are required for new construction including, but not limited to, the construction of fences,
walls, accessory structures and additions.
• For new construction, additions or renovations: a site plan showing the complete
property with dimensions of the existing and proposed buildings, spacing, all setbacks,
individual parking spaces, access drives fences and accessory structures.
• A floor plan of the proposed improvements, if there is an anticipated impact on the
exterior of the building.
• Elevations of the exterior facades, if any changes are proposed to the facades.
• Sign plan and individual dimensioned sign drawings. Shall specify proposed materials
and colors, and shall show location of signs on site plan and building elevation.
• Picture/brochure and dimensions of the fence to be installed.
• Paint samples.
• Recent photographs of the building/building features to be modified - No Polaroid
photographs shall be allowed.
C. Approval of the Historic Preservation Board. Board approval is required for alterations,
construction, relocation, demolition or other changes to the appearance of a historic landmark or
property in an historic district that have a major impact on the significant historical, architectural,
or cultural materials of the historic landmark, or property in a historic district. Board review may
also occur at the request of an applicant.
1. Review Criteria. Decisions regarding the application shall be based on a finding of fact
stating whether the proposed alteration, demolition, etc. is consistent with the standards
and characteristics of this Schedule.
2. Public Meeting. The Board shall hold a public meeting, and based upon the application
and the requirements of this Schedule, the Board shall approve, deny or approve with
conditions. If the application is approved with conditions, the Certificate of
Appropriateness shall be issued with the conditions noted, and the applicant must meet
Ord. 4227 S-18
2/28/2011
all such conditions. Failure to comply with all conditions may elicit a Code Enforcement
citation.
3. Posting. Publie natiee in the form of proper-ty posting shefl only be required if t -,
S. Except for administrative review, a sign giving at least ten
days notice of a public meeting on a request for a Certificate of Appropriateness shall be
erected on the premises of the building or structure for which a certificate is being
requested. Such signs shall be furnished by the Planning Department; shall be weather
resistant; shall have a minimum size of 11 by 17 inches; shall show the application
number, a statement of the proposed action, the scheduled date, time and place of the
meeting, and the telephone number to call for further information. Such signs shall be
erected within ten feet of any traveled public right -of -way to which the structure abuts
and/or faces. The lower edge of the sign shall be of sufficient height to be read from the
roadway. The applicant shall not remove the sign until a decision on the application has
been rendered by the board. If an application for demolition is denied by the board, the
applicant shall not remove the sign for the period of time set forth in the subsection titled
"Demolition ".
D. Approval of the Administrative Official. The Administrative Official is authorized to issue
Certificates of Appropriateness for construction and alteration of a historic landmark or property
in an historic district which has a minor impact on the significant historical, architectural, or
cultural materials of the historic landmark or district. If the Administrative Official determines
that there would be a major impact or potential detriment as a result of the proposed action, the
application shall be submitted for Board review.
1. Applicability. The administrative review procedure shall apply to the following
activities provided that the application complies with the standards of this Schedule:
• Roofs;
• Fences and gates;
• Awnings;
• Signs;
• Replacement of same or like materials or elements;
• Replacement of drives, walks, patios, decks, stairs, screening fences and walls with
no change in the size and configuration, and using the same materials provided the
materials are in character with the style of the building;
• Mechanical systems including heat and cooling equipment; and gutters;
• One (1) accessory structure under one hundred (100) square feet in the rear yard;
• Paint;
• Paving materials;
• Exterior lighting;
• Detached decks that are not visible from a street.
• Any other request determined by the Board to have a minor impact or no potential
Ord. 4227 S -19
2/28/2011
detriment on the historic landmark or historic district.
2. Administrative Review Criteria. All reviews, recommendations, and decisions
regarding the application shall be based on a finding of fact that the application is
consistent with the standards and characteristics of this Schedule.
3. The Review Process. Within ten (10) days of the submittal of a complete Certificate of
Appropriateness application, the Administrative Official shall review the application.
The administrative review shall require no posting of a notice sign on the affected
property or public hearing on the application. After the review, the Administrative
Official shall issue a written decision approving, denying or approving with conditions
the application. If the application is approved with conditions, the Certificate of
Appropriateness shall be issued with the conditions noted, and the applicant must meet
all such conditions. If the Certificate of Appropriateness request is denied, the applicant
may apply for a Board review.
4. Expiration/Renewal. Certificates of Appropriateness shall be issued for a period of six
(6) months, and are renewable for six (6) months upon a showing of good cause by the
applicant. The applicant shall submit a written request for extensions, with appropriate
support documentation, if required.
E. Variances to the Standards of Schedule S. The Board shall have the authority to
conditionally approve variances to some of the requirements of Schedule S.
1. Variance Criteria. Each variance shall be consistent with all of the criteria listed below.
Each approval of a Certificate of Appropriateness for a variance shall include a clear
finding of fact indicating the basis of the approval.
a. The hardship is not self - created;
b. The modification would not confer the applicant a special privilege normally
denied by this schedule to other properties in the district;
C. The Board may approve such application in any case where the owner would
suffer extreme hardship, not including loss of profit, unless the certificate of
appropriateness were issued forthwith;
d. The proposed alternative is consistent with the architectural style of the
structure;
e. Approval of the variance will be in harmony with the purpose and intent of
Schedule S.
2. Variances Prohibited for Certain Items. Variances shall not be heard or granted for
the following:
a. The materials of fences except as replacement of same or like materials when the
general intent of this Schedule is accomplished from a visual perspective;
b. The materials of windows except as replacement of same or like materials when
the general intent of this Schedule is accomplished from a visual perspective;
C. The materials of doors except as replacement of same or like materials when the
general intent of this Schedule is accomplished from a visual perspective.
3. Applications for Variances. Applications for variances shall be submitted to the
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2/28/2011
Planning Department at least ten (10) business days prior to the regular Board meeting.
The application shall describe how the proposal is consistent with each of the variance
standards.
4. Posting of Property. Properties considered for variances shall be posted by the
applicant with a sign for ten (10) consecutive days prior to the Board meeting. The sign,
to be provided by the Planning and Community Development Department, shall be
located in the front yard of the property, clearly visible from the public right -of -way.
5. Conditional Approval by the Board. Each variance conditionally approved by the
Board shall be submitted to the City Commission at the first available City Commission
meeting after the action of the Board to determine whether the City Commission desires
to affirm the approval of the variance or hear the application de novo.
F. Site Planning. The Planning and Zoning Commission shall review site plans for nonresidential
and multiple family dwellings. However, all such plans located within historic districts shall be
referred to the Board for review and recommendation with sufficient time to communicate to the
Planning and Zoning Commission prior to the latter taking action. Site plans for single - family
dwellings and two - family dwellings shall be reviewed by the Board along with other related
alterations and modifications to such properties, even in cases where Planning & Zoning review
is not required. A Certificate of Appropriateness shall be required for site plans involving single
family and two - family dwellings.
G. Appeal of Board Decision. Any person aggrieved by a determination of the Board may appeal
such determination to the City Commission by filing a written appeal within thirty (30) calendar
days of the Board action. The decision of the City Commission on an appeal shall constitute
final action.
H. Violations. Should a property owner or tenant fail to obtain a Certificate of Appropriateness
prior to making improvements /modifications to a structure or property located within a historic
district or a historic landmark, or if a property owner or tenant performs work that is not in
compliance with an approved Certificate of Appropriateness the City shall take the following
action:
1. The property owner shall be required to apply for a Certificate of Appropriateness and shall
be required to pay an application fee in addition to any other fee required by the Cede
Land Development Fee Schedule;
2. The Board shall review the application as if it was a new development alteration and not
consider the fact that the improvement alteration has already been initiated or completed.
3. If the Certificate of Appropriateness is denied, the owner shall comply with the regulations,
even if it requires partial or total demolition of the improvements already made. Failure to
obtain a Certificate of Appropriateness prior to undertaking work and/or a violation to an
approved Certificate of Appropriateness does not constitute grounds for economic hardship.
When a Certificate of Appropriateness is necessary in order to respond to a code enforcement notice
or citation, the property owner shall make application for a Certificate of Appropriateness within
ten (10) business days of the notice or citation and the violation shall be remedied within forty -five
(45) days from the date of issuance of the Certificate of Appropriateness unless the Historic
Preservation Board or the Administrative Official grants a longer period of time upon a finding that
Ord. 4227 S -21
2/28/2011
unusual circumstances prevent, or legal proceedings necessitate, the remedy from occurring in a
timely manner.
When an obligation is imposed by this Schedule or a prohibited act is set forth in this Schedule, it is
prohibited and unlawful to fail to conform to the provisions of this Schedule. Violations may be
enforced by appropriate proceedings before the Board, by code enforcement action before the City's
code enforcement Special Magistrate, or by any other means available under the controlling
provisions of law. The City may seek any and all remedies available under controlling law and the
City Manager may take any and all actions that may be necessary to enforce the provisions of this
Schedule.
SECTION 9.0 STANDARDS FOR NEW CONSTRUCTION, ADDITIONS AND
ALTERATIONS
In considering an application for Certificate of Appropriateness, the Board shall adhere to the standards
contained in this Section. The purpose of these design standards is to ensure that all maintenance,
alterations, and additions to structures in a historic district or to an historic landmark is in accordance
with the character of the landmark or district. The design standards also ensure that new construction on
the property of an historic landmark or within a historic district is in accordance with the character of the
landmark or district.
Any request not specifically noted in this Schedule, but requiring a building permit and determined by
the Administrative Official to have an impact on a historic landmark or the exterior of a structure in a
historic district shall be reviewed by the Board using comparable standards from this Schedule.
A. The Secretary of the Interior's Standards for Rehabilitation. The Secretary of the Interior's
Standards for Rehabilitation are basic principles created by the National Park Service to help
preserve the distinctive character of a historic building and its site, while allowing for reasonable
change to meet new needs. These standards shall apply to all historic landmarks and contributing
and non - contributing buildings within a designated historic district. The standards shall apply to
the exterior of historic buildings of all periods, styles, types, materials, and sizes and shall also
encompass related landscape features and the building's site and environment as well as attached,
adjacent, or related new construction.
The Standards are applied to projects in a reasonable manner, taking into consideration economic
and technical feasibility.
1. A property shall be used for its historic purpose or be placed in a new use that requires
minimal change to the defining characteristics of the building and its site and
environment.
2. The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property shall be
avoided.
3. Each property shall be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural
features or architectural elements from other buildings, shall not be undertaken.
4. Most properties change over time; those changes that have acquired historic significance
in their own right shall be retained and preserved.
Ord. 4227 S-22
2/28/2011
Distinctive features, finishes, and construction techniques or examples of craftsmanship
that characterize a historic property shall be preserved.
6. 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.
Replacement of missing features shall be substantiated by documentary, physical, or
pictorial evidence.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
8. Significant archeological resources affected by a project shall be protected and preserved.
If such resources must be disturbed, mitigation measures shall be undertaken.
9. New additions, exterior alterations, or related new construction shall not destroy historic
materials that characterize the property. The new work shall be differentiated from the
old and shall be compatible with the massing, size, scale, and architectural features to
protect the historic integrity of the property and its environment.
10. New additions and adjacent or related new construction shall be undertaken in such a
manner that if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
B. Architectural Styles. Any alteration to an existing historic landmark or a structure within a historic
district shall be consistent with its architectural style. Alterations to non - contributing structures
within historic districts shall also be consistent with its style, if the style can be determined based on
the style descriptions included in this section. Appendix A shows the main characteristics of the
styles found in the City.
C. General Standards for All Properties. In order to ensure compliance with the Secretary of Interior
Standards, the detailed standards contained in the following sections have been established to assist
property owners and the Board when designing/reviewing alterations to local historic landmarks or to
existing structures within the City's local historic districts. The standards of Schedule S shall apply
to all historic landmarks; and all properties within a designated historic district unless otherwise
stated within the regulations. The standards apply to new construction as well as modifications to
existing structures.
1. Lot Layout. New buildings, additions and alterations shall be designed so that the front
facades of the buildings are closely aligned with other buildings on the block to maintain
a uniform setback.
a) Residential Lot Layout.
Setbacks: Setbacks apply to both principal and accessory structures.
Residential lot development shall have the following setbacks:
Front yard: Twenty -five feet (25');
Ord. 4227 S-23
2/28/2011
Rear Yard: Two feet (2');
Side Yard: Five feet (5'); When a side yard is located adjacent to a street,
the side yard setback shall be seven and one -half feet (7.5').
In the case of an infill lot, the setbacks shall match one or the other of the
existing setbacks on adjacent properties.
• To protect the pedestrian character of the community and discourage front -
loaded garages, new curb cuts are not allowed within the historic districts for
properties that have alley access.
• Driveways visible from the right of way may be surfaced with poured
concrete, pavers, gravel or natural mulch, and must be confined by
appropriate curbing. Driveways not visible from the right of way such as
those accessed from the alley may be surfaced with concrete, pavers, gravel
and mulch.
• Additional parking spaces visible from the right of way must obtain approval
from the Board via a Certificate of Appropriateness and may not adversely
impact the character of the building or surrounding historic district.
• New open porches, balconies, stoops and bay windows shall be permitted to
encroach into the front yard and side -corner setback by ten feet (10').
• Where alleys are available, new garages shall be detached and located at the
rear of the lot and shall be located no closer than thirty -five feet (35') to the
front property line and curb cuts shall not be allowed.
• Where alleys are not available, the garages shall be detached and located
behind the principal structure. Shared driveways are encouraged.
• Vehicles shall not be parked in the front or side yards or in the right -of -way
adjacent to any street unless on an approved driveway with a permitted curb
cut.
b) Commercial Lot Layout.
• Setback. New buildings within the Downtown Commercial District shall
have a zero (0) to five (5) foot setback from the front property line.
• Building facades within the Downtown Commercial Historic District shall
extend along the street to a minimum of ninety (90) percent of the lot width
for interior lots, and sixty (60) percent for corner lots.
• Vacant lots may be secured with decorative black metal bollards and black
metal chain or four inches by four inches (4 "x4 ") painted wood posts with
decorative caps and black metal chain. Bollards may not exceed four feet (4')
in height and must be spaced four feet (4') apart except for alley access,
where bollards may be spaced twelve feet (12') apart.
• Parking areas shall be located to the side and rear of the building. A
secondary pedestrian entrance may be provided in the back of the business to
provide direct customer access to the store from parking areas, or a walkway
shall be provided to improve circulation between the parking lots and the
street. Architectural embellishments, awnings, landscaping and signs shall be
Ord. 4227 S -24
2/28/2011
used to mark the secondary entrance. The design of the rear of the building
shall be consistent with the front facade.
Ord. 4227 5 -25
2/28/2011
Poor Quality Design - Not Allowed
at
Building
• New buildings under five thousand (5,000) square feet in area shall be
exempt from parking requirements. New buildings over five thousand
(5,000) square feet in area shall be required to provide one (1) space per five
hundred (500) square feet of non - residential gross floor area over and above
the initial five thousand (5,000) square feet plus one (1) space per dwelling
unit, if there is a residential component (mixed -use). The parking shall be
located within one thousand feet (1,000') of the site. On- street parking spaces
located along the lot frontage may be counted toward the parking
requirements of this code.
• In order to promote pedestrian activity and vibrancy of downtown, uses shall
be limited to commercial retail on the first floor; residential, commercial,
office, parking or lodging on the second floor; and residential, parking or
lodging above.
• Drive - through facilities shall not be allowed within historic districts.
• Dumpsters shall be placed at an appropriate enclosure and the area around the
dumpster must be kept free of any debris.
Building Form.
a) Standards for all Structures.
• New buildings and their components shall be compatible in scale with each
other (size of windows and doors in relation to the facade), the human body
(use building elements sized for human use), and neighboring structures
(predominant scale). To achieve the appropriate scale, the height to width,
length to width and solid to void ratios must be considered. The scale (height
to width ratio) of a street - facing facade shall be compatible with and maintain
the proportions established by the existing structures within the district.
• To maintain the predominant scale and proportion in the district, new
buildings, additions and alterations shall be designed so that elements of the
building facade are aligned with the facade elements of the neighboring
structures (e.g. windows, doors, canopies, storefronts, awnings, etc.).
Ord. 4227 S-26
2/28/2011
Example of Good Design
R"
• Contemporary design for new construction shall not be discouraged when
such new construction is compatible with the size and scale of the property,
neighborhood and immediate environment.
• New construction shall create a sense of layers using steps, brackets,
chimneys, vegetation, and other projecting elements to make the buildings
look less massive.
• All new buildings shall have the main entrance oriented to the principal street
and in full view from the public right -of -way.
• Alterations to historic landmarks and contributing structures within a historic
district shall be consistent with the design, massing and scale of the existing
structure and the surrounding area.
• New development shall incorporate mailboxes into the design. The use of
cluster mailboxes is prohibited and unlawful in the historic districts.
• The width of new or altered buildings shall be consistent with the
predominant building width in the surrounding neighborhood. Larger
buildings shall be designed so their facades are divided into smaller elements
that relate to those of the surrounding neighborhood.
• The design of an existing non - contributing structure may be modernized or
contain historical references, but shall not be redesigned to create a false
historical appearance.
• Additions or alterations to structures shall be done in such a manner that if
such additions or alterations were to be removed in the future, the essential
form and integrity of the original structure would be unimpaired.
b) Residential Building Form.
• In the residential historic district, the scale and massing of new structures and
their architectural elements shall be similar to the contributing structures of
similar use in the historic district.
• New residential structures shall include a raised foundation to compliment
the character of contributing structures in the district.
• In the residential historic district, new buildings shall not exceed thirty -five
feet (35') in height.
Ord. 4227 5 -27
2/28/2011
Existing Structure No Yes
Primary residential entries for new structures shall face the street and shall
not be recessed more than six feet (6') from the face of the primary fagade.
New development must incorporate mailboxes into the design. Cluster
mailboxes are prohibited in the historic districts.
Commercial Building Form.
• New buildings shall be designed with architectural features and patterns
that provide visual interest from the perspective of the pedestrian, as well
as vehicular traffic. Yes
Yes No
• New building placing and massing shall relate to nearby buildings and to
the urban context.
• New buildings and additions shall include substantial variation in massing
such as changes in height and horizontal plane. Horizontal masses shall
not exceed a height/width ratio of one to three (1:3) without a substantial
architectural element that either projects up or away from the building,
such as a tower bay, lattice, or other architectural feature.
• The height of buildings in the commercial historic district shall not exceed
sixty feet (60') including roof, parapet or cornice. Buildings at the corner
of two (2) streets may have embellishments at the corner that are
proportionately higher.
• Buildings in the commercial historic district shall not exceed four (4)
stories. Th f „ st, ofbuildi the eeffim hist er-ie _distr -iet
shall be set baek ten feet (1 4efn any st-feet side faVade of the buildin
• Storefronts shall be built to integrate the display window with the door and
sign area into a single construction.
• The height of storefront openings in new buildings shall be similar to the
storefront openings of the contributing buildings within the district.
Ord. 4227 S -28
2/28/2011
• For new construction, there shall be a visual differentiation, such as a
change in material or texture, between the first and second story on a two -
story building or between the two lower floors and the rest of the building
on a building taller than two stories. The differentiation shall be at a
height similar to the cornice lines or stringcourses of contributing
structures in the historic district.
• The scale and massing of the lower floors of new structures and their
architectural elements shall be similar to contributing structures in the
historic district. Any new structure that exceeds fifty (50) linear feet along
any street frontage shall minimize the fagade's mass by adding projections
and recesses to make the structure similar in scale to contributing
structures in the historic district.
• New buildings shall have a recognizable top consisting of, but not limited
to, cornice treatments, roof overhangs with brackets, steeped parapets,
richly textured materials an/or differently colored materials. Colored
stripes are not acceptable as the only treatment.
• Building monument signs shall be recessed in the fagade and may not be
applied to the face of the fagade.
• New building walls shall be enhanced by the use of vertical elements,
articulation and landscaping to break the monotony.
• Columns and other facade features shall be treated as a total unit and shall
extend to the ground.
• The first floors of new buildings, including structured parking, shall be
designed to encourage pedestrian scale activity.
• Primary customer entrances shall be clearly defined and highly visible
through the use of architectural detail for all structures.
• Mechanical units and their ancillary equipment shall not be visible from
the right of way.
• Mechanical equipment shall be integrated into the overall mass of a
building by screening it behind parapets or by integrating equipment into
roof forms. Plain boxes are not acceptable as screening devices.
• Structural canopy supports shall be symmetrical across face of fagade.
• Protection from the sun and adverse weather conditions for patrons shall
be considered for the entranceways. Overhangs /awnings shall be no less
than three feet (3') deep to function to protect pedestrians from inclement
weather.
• Fabric awnings located on the second story and above shall match in
design, color, texture, dimensions, and other physical features.
• The use of vinyl or plastic awnings is prohibited and unlawful.
Building Features.
• The distinguishing original characteristics of an existing contributing building,
structure or site shall not be destroyed. If replacement is necessary, the new building
Ord. 4227 S-29
2/28/2011
feature shall match the feature being replaced in composition, color, texture,
proportion, style, profile and other visual qualities. Repair or replacement of missing
architectural features shall be based on accurate duplications of features,
substantiated by historic, physical, or pictorial evidence rather than on conjectural
designs or the availability of different architectural elements as seen on other
buildings or structures in the area.
Alterations and additions to contributing structures shall be compatible with the
color, material, and character of the structure, neighborhood or immediate
environment.
• Building features within new construction shall be compatible with the color,
material, and character of the property, neighborhood and immediate environment.
• Balconies within the commercial historic district shall be permitted to encroach into
the public right -of -way up to three feet (3') from the property line with the approval
of the City Engineer.
• Basements and foundations, in addition to wall material, may be made of cast -in-
place concrete of smooth construction or concrete masonry units, provided that they
are given a cement wash where visible.
• A material consistent with the style of the structure shall enclose the undercroft of
decks and foundations with spaced piers. The material shall be slightly recessed from
the fagade of the building and shall not overlap or be flush with the outer surface of
the original piers, supports or siding.
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• Posts, balconies, porches and bay windows, columns, piers and arches, shall use
materials consistent with the style of the structure. Balconies shall be built of
wrought iron or wood with the railing pattern subject to the approval
of the Board.
• Chimneys shall have a minimum width of five feet (5') at the
ground floor, and a dimension of one and one -half feet (1.5') in
either direction above the roofline. The transition shall be tapered.
• Exterior chimneys and foundations shall be finished in brick, stone, or stucco only.
• New or replacement brackets for cantilevers, and open balconies shall be made of
brick, wood, stone or steel, if visible, consistent with the style of the structure.
• Stoops may be made of brick, stucco, cast concrete or wood.
Ord. 4227 5 -3
2/28/2011
Exterior Walls /Materials.
• For new construction, additions and alterations, use the wall finish most acceptable
for the architectural style (see Appendix A).
• The use of synthetic materials is prohibited and unlawful for exterior wall surfaces
with the exception of fiber cement siding, which may be approved by special
Development Order for detached new construction only.
• Synthetic materials can be allowed for trim details and architectural elements on
new construction.
• The following materials are generally acceptable for principal and accessory
structures within the historic districts:
• Wood clapboard, wood shingle, wood drop siding, wood board and batten siding
or equal as determined by the Board.
• Brick, stucco; and stone or cast stone.
• Resurfacing existing historic landmarks or contributing buildings with new material
that is inconsistent with the style of the building or was unavailable when the
building was constructed, such as artificial stone, brick veneer, asbestos or asphalt
shingles, rustic shakes, and vinyl or aluminum siding, shall be prohibited. In cases
where artificial siding is currently in place, its removal is not necessary. An owner
may retain the material or remove it. If the material is removed, however, it shall be
replaced with historically appropriate materials.
• When siding which is inconsistent with the style of the house is removed, either from
the fagade of a building or to re -open an enclosed porch, the original fagade and the
original fenestrations shall be documented prior to the commencement of any
rehabilitation construction.
• Application of non - historic exterior finishes which result in either the removal or
covering of historical materials and details shall be prohibited.
a) Wood Facades. Horizontal wood siding is the predominant exterior
finish in the Sanford Residential Historic District. Important
characteristics of wood siding that shall be considered in its repair or
replacement are board size, width of exposure, length, and trim detail such
as corner boards.
• Existing wood siding, trim and details in good condition or repairable shall be
retained.
• Deteriorated wood shall be replaced with wood to match the existing wood in
size, profile, shape and texture.
• Any and all additions to wood sided structures shall match the existing siding
in size, profile, shape, color, orientation and texture.
• Board trim at corners and around openings shall not exceed six inches (6 ")
except at the front door surround which may be any size or configuration.
• Wood posts, where appropriate to a style, shall be no less than five inches by
five inches ( 5" X 5 ") and chamfered at the corners.
• Detailing of the wood, such as beveling or beading, shall not be removed.
Ord. 4227 S -31
2/28/2011
Board width, length and exposure shall be preserved.
b) Masonry Facades. Masonry exterior finishes and detailing such as brick,
tile, stucco, coquina, and concrete block can also be found in the
Residential Historic District. Masonry features are important to the
historic character of buildings, such as brick cornices or terra cotta
detailing, surface treatments, modeling, tooling, bonding patterns, joint
size and color.
Existing masonry features that are important to defining the overall historical
character of the building shall be retained if they are in good condition or
repairable. Repair or replacement shall be made with materials duplicating
the existing masonry in color, composition and texture.
• Mortar joints shall be repointed only where there are obvious signs of
deterioration such as disintegrating mortar, cracks in the mortar joints, loose
bricks, damp walls or damaged plaster work. Repointing shall duplicate the
existing mortar joints in size, composition, texture, color and structural
strength.
• Any and all additions to stuccoed structures shall be of stucco to match the
existing in color, composition and texture.
• Any and all additions to concrete block structures shall be of matching
concrete block and shall have mortar joints that match the existing.
• Where brick and other masonry finishes were unpainted, they shall generally
remain unpainted. Painting hides detailing and alters the distinguishing
original qualities of a building. Under some circumstances, particularly
where the brick quality is poor or abrasive cleaning methods have been used,
painting brick may be appropriate as a protective measure, if approved by the
Board.
• When a brick veneer is applied only to a front fagade, it shall return onto both
side facades a minimum depth of two feet (2').
• Brick shall be laid in true bonding pattern (no stack pattern) or in Flemish
bond or like.
• Brick mortar joints shall be struck or concave or three- sixteenth inch (3/16 ")
flush only.
• Trim on brick buildings may be made of pre -cast concrete, terracotta, or
stone.
• Stucco shall be applied consistent with the style of the structure, which is
typically smooth sand finish for masonry vernacular buildings and rustic for
Spanish Colonial Revival.
Ord. 4227 5 -32
2/28/2011
C) Existing Aluminum or Vinyl Siding or Other Simulated Wall
Cladding. Any and all additions to structures that are sided with
aluminum or vinyl siding or other simulated cladding shall be clad with
materials to match the original historic structure in size, profile, shape,
color, orientation and texture.
d) Facades with a Combination of Materials. Any and all additions to
structures with a combination of cladding materials shall be sided using
one or more of the existing cladding materials in a manner that is in
character with the style and period of the structure.
Porches & Balconies.
• Porches and porch features that are in good condition or repairable and are in
character with the style and period of the building shall be retained. Porches and
porch features shall be repaired so they match the original in materials, size and
configuration.
• Replacement of existing porches with a design or materials not in character with the
style and period of the building shall be prohibited.
• Porch flooring shall be wood, tongue and groove, and must match original porch
flooring in size, shape, orientation, and texture.
• Porch flooring shall be oriented perpendicular to the building's fagade, or shall match
the original orientation.
• Replacement porch flooring shall be keyed in so the repair when completed, is not
visible.
• Screen enclosures attached to historic landmarks and contributing buildings shall be
reviewed by the Board to determine if the proposed structure is consistent with the
historic architectural style of the home. Screen enclosures shall not hide defining
architectural features of the building. The screen enclosure shall not exceed the
height of the main structure.
• New porch elements, such as, by way of example only and not as a limitation,
balusters and columns brackets, trim, and architectural embellishments shall be
compatible with the style and period of the building and shall be substantiated by
physical and/or pictorial evidence of the subject property.
• Porches visible from the right -of -way shall not be enclosed with materials such as
screening, fabric, glass, wood, aluminum, vinyl, fiberglass or masonry. Temporary
shade devices must be approved via a Certificate of Appropriateness and must not be
visible from the right of way when retracted.
• Porches not visible from the right -of -way may be screened. The new materials shall
be installed so as not to conceal or damage historical architectural elements. The
framing members for screening shall have a design and scale that is in character with
the style and period of the building.
• Porch additions shall have a roof type that is either similar to the existing roof or is in
character with the style and period of the building.
Ord. 4227 S-33
2/28/2011
Roofs.
• The original roof shape and material of the principal and accessory buildings shall be
retained if it is in good condition or repairable.
Deteriorated roofing material shall be replaced with new material that is consistent
with the style of the structure, and shall be similar to the existing or original roof in
composition, size, shape and texture, except in the case of asbestos shingles, which
may be replaced with new materials, such as fiberglass shingles, cement fiber tiles or
shingles, or clay tiles that are similar to the original roofing. All shingles shall be
architectural .
• Roof repairs are allowed only if the new roof matches the existing in material, shape,
texture, design, dimension, color, and other identifying features.
• Architectural features that give the roof its character, such as dormers, cornices,
towers, decorative brackets, eaves, chimneys, parapets, and exposed rafter ends shall
be retained or replicated and not concealed.
• Roofs on additions shall have similar shape, materials and pitch as the existing
structure. New features, such as skylights or solar collectors, shall be flush with the
roof and shall not be installed on roofs visible from the public right -of -way.
• Roof vents shall not be located on a primary fagade visible from the right of way.
• A flat or- pitehed roof that is not visible from the ground may have a different
material than the rest of the existing roof.
• All pitched roof planes shall match in material, shape, texture, design, dimension,
color, and other identifying features.
• Plastic roofing membranes shall not be visible from the right of way.
• Metal roofs shall be appropriately maintained at all times. It shall constitute prima
facie evidence of a nuisance for a roof to show evidence of significant deterioration
(such as rust or other corrosion). It is prohibited and unlawful to allow a metal roof to
be in a nuisance condition.
• Metal roofs shall be standing seam, stamped metal shingle, full corrugated, 5V crimp
or must simulate the appearance of standing seam.
• Metal roofs maybe copper, galvanized, silver or gray in color, or otherwise simulate
a historic patina.
a) Residential.
• Principal building roof shape and materials shall be consistent with the style
of the structure. Roofs clad with red cedar or white oak shingles; or with
galvanized steel, or asphalt shingles are consistent with most styles in the
residential historic district.
Shed (monopitch) roofs shall be permitted only if attached to a wall of a
principal building. The pitch of a shed roof shall be no less than 3:12.
• Flat roofs shall be provided only if accessible from an adjacent habitable
room and enclosed by parapets no less than 36' high.
Ord. 4227 S -34
2/28/2011
• Gutters shall be made of galvanized steel, wood, copper or painted aluminum
and may be half -round or low profile -box shaped.
Windows and Doors.
a) All Construction.
• Windows, frames, glass, muntins, mullions, sills, lintels and pediments in
good condition or repairable and in character with the style and period of
the building shall be retained. Window types that are no longer permitted
by law, such as jalousies, may be replaced with another style of window
that is in character with the style and period of the building.
• If windows or window details are determined to be irreparable, they
may be replaced provided that on the primary facades of contributing
buildings, replacement windows shall match the existing original windows
in size, configuration, material, design and placement. A window survey
and specifications for each window must be submitted with the Certificate
of Appropriateness application. On secondary facades, replacement
windows may be of a different design or type provided the windows are
consistent with the style of the building.
• Only when a change is appropriate to the style and period of the building
may a window be relocated, enlarged, reduced or introduced.
• When replacing existing windows that are inappropriate to the style and
period of the building, they shall be replaced with new windows that are
appropriate to the style and period of the building.
• Windows on additions shall have the same orientation and be of a similar
size to the existing or original windows of the principal fagade except if
the addition is on the same plane as the existing principal fagade, then the
windows of the addition shall match the original windows in orientation,
size, materials and configuration.
• All new windows shall have mullion profiles similar to contributing
structures. If single hung or double hung windows are placed in groupings,
a four to six inch trim piece shall separate the windows.
• If a window contains divided lites, true muntins or simulated true- divided
lites (where a wood frame is glued to the exterior of the glass with a very
high bond (VHB) adhesive system) shall be used. If double pane windows
are installed, an internal shadow bar shall also be used between the glasses.
Inserted or removable grilles and flat grilles that do not replicate the profile
and characteristics of the original window are prohibited on the exterior of
the window pane. The interior of the window pane may have an inserted
or removable grille provided that the grille is not flat and has a profile.
• Windows and doors shall be glazed in clear glass with no more than ten
(10) percent daylight reduction. The use of reflective glass and reflective
film is prohibited on all buildings.
Ord. 4227 S-35
2/28/2011
• Windows shall be proportioned such that the height shall be equal to or
greater than the width, with the exception of historically appropriate
window groupings.
• Rectangular windows shall be casement and single or double hung;
circular and hexagonal windows may be fixed or pivot.
• When determined appropriate to be used in a Development Order, storm
windows shall be installed on the interior of historic windows.
• Doors, screen doors, and door details, frames, lintels, fan lights, sidelights,
pediments and transoms, in good condition or repairable that are in
character with the style and period of the building shall be retained. If
doors or door details on principal facades are found to be unrepairable,
they shall be replaced with new doors and door details in character with the
structure in material, size and configuration.
• Only when the change is appropriate to the style and period of the building,
shall doors be relocated, enlarged, reduced or introduced.
• Doors with modern designs, flush or sliding glass doors, or any type of
door that is inappropriate to the style or period of the structure shall be
prohibited.
• Stained glass and art glass installations are allowed provided they are
consistent with the character and the architectural style of the building (see
styles section).
• Shutters in good condition or repairable and in character with the style and
period of the building shall be retained. Missing shutters shall be replaced
with wood shutters to match the existing. All replacement shutters shall be
similar to the original in size, configuration and style, shall fit the winde"'
epeigs shall be sized to match the corresponding window openings, and
shall not overlap each other on the surface of the wall.
New operable wood shutters and canvas awnings are permitted accessories,
as long as they are sized to match the corresponding window openings and
their shapes, material, proportions, design, color, lettering and hardware
are in character with the style of the building. Decorative shutters are
permitted when appropriate to the building style.
• No backlit or interior lit or vinyl awnings shall be allowed.
Ornamental iron, grills, or bars on windows are permitted if appropriate to
the architectural style of the building and shall be constructed of steel,
wrought iron or similar material and painted with a gloss paint of dark
color.
b) Residential Windows and Doors.
• The total glazing area on any facade shall not exceed thirty (30) percent of the
facade surface.
• Windows on new houses shall have definition and a profile. Windows with
flat profiles shall be prohibited.
Ord. 4227 S -36
2/28/2011
• Bay windows, when provided, shall be habitable spaces carried to the ground
on walls or feathered back to the wall with appropriate moldings.
• Garage doors that are in good condition or repairable and are in character
with the style and period of the building shall be retained. Garage doors shall
be repaired so that they match the original materials, size and configuration.
If garage doors are determined to be irreparable, they shall be replaced with
new doors of a material in the character and style of the principal building
and of the garage building.
• New garage doors may be constructed out of wood metal, fiber- eement or
fiberglass and shall not exceed a maximum width of nine feet (9') for a single
door on front loaded garages and sixteen feet (16') on alley- facing garages.
• 16' garage doors must be architectural, carriage -style doors that complement
the main building and garage building.
C) Commercial Windows and Doors.
• Windows and display cases are encouraged along pedestrian corridors.
• Clear glass eight -eight per cent (88 %) light transmission shall be installed
on the first floor. Tinted glass allowing a minimum of fifty per cent (50 %)
light transmission shall be allowed only for use on second floor windows
provided the tinting is consistent with the architectural style of the
building.
• The covering of storefront windows with plywood, vinyl, and /or metal
adversely impacts the character and vibrancy of the commercial historic
district and is prohibited. Businesses with an active building permit may
utilize plain paper window coverings for the duration of the valid building
permit only.
• Storefront windows shall be similar in placement, size and configuration to
the storefront windows found on contributing buildings in the historic
district.
• Storefront frames shall be built entirely of wood, steel or aluminum. The
storefront side piers shall be the same
material as the upper fagade, or
covered with stucco. MH ,
• The minimum height of awnings on M 19 o non - residential buildings shall be eight — M
feet (8') from the lowest point to the
sidewalk. Generally, awnings shall
not extend more than six feet (6') from the face of the structure. However,
the Board may approve awnings that extend eight (8) feet from the face of
the structure upon a finding of fact that the awning width is consistent with
the width of awnings on adjacent buildings. The highest point of a first
floor awning shall not be higher than the midpoint of the space between the
second story window sills and the top of the first floor storefront window
sills.
Ord. 4227 S-37
2/28/2011
• Marquees shall be retained where they are an historic element of the
building. The design, materials, color, lettering and hardware of a marquee
shall reflect the style and period of the building. The highest point of a
marquee or its superstructure shall not be higher than the midpoint of the
space between the second story window sills and the top of the first floor
storefront window or transom. Marquees shall span the entire fagade or
entrance. Only one marquee shall be permitted on a fagade. The minimum
height of a marquee shall be eight feet (8') from the lowest point to the
sidewalk.
• The highest point of a first floor awning shall not be higher than the
midpoint between the top of the first story window and the second story
window sill.
sterefiont design.
• The use of security shutters, roll cages, and/or security bars are prohibited
and unlawful.
Fences and Walls. Chain link and vinyl fences shall be prohibited within the historic
districts.
a) Residential.
Fences and garden walls in historic districts generally vary in architectural style.
Most fences in the City's historic areas are of the painted wood variety. It is
important to maintain the architectural integrity of the property through the
design of the fence
• Where new fences are introduced, the materials shall be compatible with the
original style, texture, or exterior materials of the buildings on the site.
• Construct new front -yard fences of vertical pickets in simple designs,
especially on frame vernacular buildings. Limit cast iron fencing to
high- styled buildings such as Queen Anne, Colonial Revival, and Spanish
Colonial Revival.
• Fence height shall conform to the City Code.
• A modification, replacement or addition of a fence will require a Certificate
of Appropriateness prior to the commencement of the construction.
• Garden walls may be of brick or stucco matching the principal building.
• Brick or stucco garden walls shall be no less than eight (8) inches wide and
capped by a flat round or pitched top, overlapping no less than one fourth of
an inch ( ") the wall below.
• Fences shall be made with no more than three (3) inch gaps between pickets.
• The overall design of walls and fences shall present a quality image
consistent with the historic characteristics of the structure or the surrounding
area.
• All walls and fences shall have their finished side facing outward.
Ord. 4227 S-38
2/28/2011
b) Commercial. Screening walls and fences are discouraged in the
commercial historic district, except for low street -walls along the lot
frontage, as a continuation of the building along street fronts. The street -
wall shall be a minimum of three feet (3') and a maximum of five feet (5')
in height. Walls greater than three feet (3') in height above grade shall be
no more than fifty percent (50 %) solid.
Building Color /Coatings.
Paint color selection for buildings within the historic districts shall be appropriate to the
predominant architecture of the structure.
• The Mom for histor-ie landmarks and a as a. «
f rom th A mer i enn T diti @ Paints sample (developed b V 1.
r ra
C-erryeration)-, Colors for properties located within local historic districts may be
chosen from the National Trust for Historic Preservation paint colors collection
which is filed in the City. An owner may propose a different make of paint to use, but
the paint must be proven to be equivalent in every respect with the selected make of
paint and the Administrative Official approves such alteration. At least two (2)
colors shall be selected, one (1) for the body of the building and one (1) or more for
the accents and trims. Refer to the Architectural Styles Section for paint color
choices based on style.
• Bright, gaudy Mom eF l ithet t his e basis shal It is prohibited and
unlawful to use colors without historic basis for- hiStffie landmarks and buildhip
within historic districts.
P o i n t M om for- non
a buildings
green exeeption of intense bright and arresting Mom sueh as fluor-eseent
ang 7 yellow and siwAlar- shades. The number- of Mom for- the exterior- shoul
be in keeping with the original style and with other buildiflgs Withift the histffie
d i
• Brick, stone, or other materials intended to be naturally unpainted shall remain
unpainted, unless the material has been painted before.
• Wood stained surfaces shall continue to be stained and not painted. Other wood
surfaces shall be treated and may be painted, or allowed to weather in appearance.
• Paint shall not be removed from materials which were originally painted.
• Tile roofs may be painted, however, the color selected shall be similar to the natural
color of the original roofing material of the building.
• The use of elastomeric, ceramic, and liquid vinyl membranes coatings for historic
wall surfaces is prohibited and unlawful due to the lack of permeability which
hastens deterioration.
Accessory Structures & Pool Enclosures.
• Prefabricated accessory storage structures shall not exceed one hundred (100) square
feet in area, and are subject to the setback requirements of the district.
• There shall be a minimum separation of ten feet (10') between principal and
accessory structures.
Ord. 4227 S -39
2/28/2011
Accessory structures, such as garages, sheds, etc., shall not exceed the height of the
main structure.
• Accessory structures shall be of similar style, color, design and materials as used for
the principal residence (see Section 8.0.C.4. for acceptable materials).
• Air conditioning, mechanical equipment and other support equipment shall not be
placed in a setback and must be screened from view.
• Mechanical cabinets may be placed in an area not visible from the right of way and
the wall surface must be horizontal lap siding or match that of the primary building.
• Temporary or portable structures installed on a site in the historic districts including,
but not limited to, temporary storage units and aluminum frame car ports, shall obtain
a certificate of appropriateness prior to the installation of the unit even if no building
permit is required.
• Satellite antennas. The City has devoted significant public resources to protect its
Historic District and the historic structures located within the Historic District from
the encroachment of structures and development that detract from the historic
ambience of the Historic District. The City has also devoted its comprehensive
planning, growth management, and land development regulatory efforts to ensuring
that the Historic District is protected from harmful modernistic structures, styles and
patterns that are incongruent with the requirements relating to the Historic District
and which would harm the public's ability to relish past times and to further the
protection of sites and locales of historical significance that are disappearing from
our cultural landscape. In order to further those goals, a single satellite antenna may
be permitted on lots and parcels located in the Historic District only if the proposed
satellite antenna is located on an area of the lot or parcel that is not visible from the
public right -of -way (including, but not limited to all abutting sidewalks) and park
areas. In the event that this prohibition is believed by a property owner to constitute a
material and significant hardship, the property owner may file an application for a
variance in accordance with the provisions, processes and procedures of this Code
which application, shall, initially, but subsequent to City staff review and analysis,
be reviewed by the Historic Preservation Board which shall provide a
recommendation relative to the variance application which shall be considered during
the course of the reviews and considerations pertaining to the application.
SECTION 10.0 RELOCATION OF LANDMARKS
Buildings shall be preserved in their original location on the site where constructed. The relocation of a
building can disrupt not only the historic character of the building but the immediate area as well.
Relocation is prohibited and unlawful, unless a development order is entered finding that the building is
threatened in its original location or renovation and continued use is prohibited by its current location.
Relocating a building is a last resort to avoid demolition. Relocated buildings shall be situated on the site
in the same orientation as the original location.
The relocation of landmarks and contributing buildings require the approval of a Certificate of
Appropriateness by the Board. When reviewing such applications, the Board shall consider the
following criteria:
1. Whether the historic character and aesthetic interest of the building, structure, or object
contributes to its present setting;
Ord. 4227 S -40
2/28/2011
2. Whether there are definite plans for the area to be vacated and the effect of those plans on the
character of the surrounding area;
3. Whether the building, structure, or object can be moved without significant damage to its
physical integrity; and
4. Whether the proposed relocation area is compatible with the historical and architectural
character of the building, structure or object.
Applications for relocation shall be submitted at least ten (10) business days prior to the Board meeting,
and the site of the subject structure shall be posted for at least ten (10) consecutive days prior to the
Board meeting.
SECTION 11.0 ORDINARY MAINTENANCE
The purpose of this section is to establish minimum standards for the maintenance of historic landmarks
and properties within established historic districts.
A. Required Maintenance. The owner of a structure within a historic district or of a designated
landmark shall not permit such structure or landmark to fall into a state of disrepair which may result
in the deterioration of any exterior appurtenance or architectural feature so as to produce or to tend to
produce, in the judgment of the Board, a detrimental effect upon the character of the district as a
whole or the life and character of the landmark or structure in question, including but not limited to:
1. The deterioration of exterior walls or other vertical supports;
2. The deterioration of roofs or other horizontal members;
3. The deterioration of exterior chimneys;
4. The deterioration or crumbling of exterior plaster or mortar;
5. The ineffective waterproofing of exterior walls, roofs, and foundations, including broken
windows or doors;
6. The deterioration of any feature so as to create or permit the creation of any hazardous or
unsafe condition(s);
7. The deterioration of any architectural feature which contributes to the architectural or historic
significance and /or integrity of the structure;
8. The deterioration of exterior appurtenances.
Nothing in this Schedule shall be construed to prevent the ordinary maintenance or repair of any
exterior feature in an historic district or of any landmark which does not involve a change in
design, material, color, or other appearance thereof.
Nothing in this schedule shall prevent the construction, reconstruction, alteration, restoration or
demolition of any such feature which the building inspector or similar official shall certify is
required by the public safety because of an unsafe or dangerous condition.
B. Standards for Building Maintenance.
• The surface cleaning of structures shall be undertaken with the gentlest means practicable.
Sandblasting and other cleaning methods that could damage the historic building materials
such as the use of any abrasive, corrosive, or damaging techniques which include blasting
with pulverized materials, glass beads or other solids, with or without water is prohibited and
Ord. 4227 S -41
unlawful.
• Abrasive cleaning or paint removal is another threat to historic wooden siding. The proper
method for removing paint is cleaning, light scraping and sanding down to the next sound
layer. If more intensive paint removal is required, the gentlest means practicable shall be
used. Harsh abrasive methods such as rotary sanding discs, rotary wires strippers, and
sandblasting sh °' a7is[ll ne of shall not be used to remove paint from exterior wood. Such
methods leave visible circular depressions in the wood; shred the wood, or erode the soft,
porous fibers of the wood, leaving a permanently pitted surface.
• Paint removal is permitted, but must not leave behind any evidence of methods used. This
includes wood damage, gouging or grinding marks left by mechanical tools, burns left by
chemicals or burns left by heat sources. Additionally paint removal processes that put the
structure as a whole or in part in danger are forbidden including torches and heat guns.
Debris from paint removal shall be collected and disposed of in accordance with Federal
guidelines.
• Clean wood using the gentlest means possible. Repair trim and siding before applying paint.
Seal holes, caulk cracks, and treat for wood fungus. Remove loose paint using commercial
strippers, electric heat guns or plates, wire brushes and scrapers. Hand sand to reduce paint
layer differential.
b (e.g. rotary sanding or- wir-e br-ushing, sand blast'
extreme high pressurewashing) and har-sh thermal methods sueh as pr-opftne or but
tor-ehes sha14 be avoided-.
• While masonry is the most durable historic building material, the cleaning of historic
masonry is a special consideration because it is susceptible to damage by improper
maintenance or repair techniques and abrasive cleaning methods. Sandblasting and other
abrasive cleaning methods are not permitted. Sandblasting changes the visual qualities of
brick damages and destroys the exterior glazing. As a result, rapid deterioration of the brick
and potential water damage to the interior of the building are possibilities.
• Masonry shall be cleaned only when necessary to halt deterioration or remove heavy soiling.
• Clean masonry surfaces with the gentlest method possible, such as water and detergents and
bristle brushes.
• Sandblasting of brick or stone surfaces using dry or wet grit or other abrasives is prohibited.
Such methods of cleaning permanently erode the surface of the material and accelerate
deterioration.
• Remove damaged or deteriorated paint only to the next sound layer using hand scraping prior
to repainting.
• Paint historically unpainted masonry only if it has been previously painted or as a protective
measure to prevent further deterioration caused by poor quality materials prior to abrasive
cleaning.
• Treat mortar joint deterioration from leaking roofs or gutters and differential settlement of
the building.
• Evaluate the overall condition of the masonry to determine whether repairs rather than
protection and maintenance are required.
• Protect leaking roof with plywood and building paper until it can be properly repaired.
Ord. 4227 5 -42
2/28/2011
• Protect and maintain masonry by providing proper drainage so that water does not stand on
flat, horizontal surfaces or accumulate in curved decorative features.
C. `Mothballing' Structures.
1. Definition. Mothballing is the temporary closing of a structure to protect it from weather
and secure it from vandalism. Mothballing may include the covering of doors, windows
or other openings in a structure by any type of material. Excluded from this definition
are:
• Typical hurricane or storm shutters custom manufactured and permanently
installed on residences on a year round basis and then closed during the owner's
temporary absence.
• The temporary (four -to -five day) boarding up normally done in preparation for a
severe storm.
2. Applicability. Boarding -up of structure shall be allowed, upon approval of a Certificate
of Appropriateness by the Board, in order to provide temporary protection and
stabilization of vacant historic buildings. No windows, doors or other openings may be
boarded -up in inhabited buildings.
3. Mothballing program. Together with a Certificate of Appropriateness application, a
mothballing program shall be submitted to the Board. The program shall include:
• Documentation on the architectural and historical significance of the building;
• A professional assessment of the condition of the building;
• Methods of stabilization, pest control and ventilation that will be used prior to
mothballing;
• Methods of securing the building from vandals, break -ins and natural disasters;
• Plan for periodic maintenance and surveillance monitoring;
All mothballing programs shall be consistent with Preservation Brief 31, Mothballing
Historic Buildings, Technical Preservation Series, National Parks Service.
3. Paint Required. Any person who boards up, or causes to be boarded up, any structure
shall paint or cause to be painted the material used to board up the structure the same
color as the building.
4. Maintenance of Boarded -up premises. The premises of all mothballed structures shall
be maintained in accordance with the City Code.
D. Checklist. The Code enforcement staff shall use a checklist when inspecting historic landmarks
or properties within designated historic districts. The list covers areas such as:
• Exterior of Property (Sanitation, Grading/Drainage, Walkways and Driveways,
Weeds, and Accessory Structures).
• Exterior of Structure (Street Numbers, Exterior Appearance, Foundation Walls,
Windows and Doors, Roofs, Drainage, Chimneys, and Porches /Decks).
Ord. 4227
2/28/2011
S -43
E. City Action to Prevent Deterioration. Whenever the code enforcement staff determines that
there has been a violation of any provisions of this schedule, he /she shall:
1. Provide the occupant of the property with a notice, delivered in person, advising of future
City actions. If there is not an attempt to correct the violation within ten (10) days, a copy of
the warning shall also be mailed to the property owner.
2. If, after the ten (10) days noted above, there has been no attempt to correct the violation, code
enforcement staff shall give another written notice of violation to the person(s) responsible
for the correction. Such notice shall include a schedule for completion of the required
improvements necessary to bring the building into compliance with the City Code. The time
given shall not exceed forty -five (45) days for both major and minor violations.
3. Any violation not corrected in the time and manner specified in the notice maybe referred to
the code enforcement special magistrate.
F. When a Certificate of Appropriateness is issued in response to a code enforcement notice or
citation, application for a Certificate of Appropriateness shall be made within ten (10) business
days of the notice or citation and the violation shall be remedied within forty -five (45) days from
the date of issuance of the Certificate of Appropriateness unless the Historic Preservation Board
or the Administrative Official grants a longer period of time upon a finding that unusual
circumstances prevent the remedy from occurring in a timely manner.
SECTION 12.0 DEMOLITION
A. Criteria for Reviewing Demolition Permits. No landmark or structure within a local historic
district shall be demolished or removed, in whole or in part, until after an application for a Certificate
of Appropriateness has been approved by the Board based on the following criteria:
1. The historic, architectural or environmental significance of the structure.
2. The historic, architectural or environmental significance of the structure to the overall
ensemble of structures within the district and the importance of the structure to the integrity
of the district.
3. The aesthetic interest that the structure adds to the district, or in the case of an historic
landmark, to the City.
4. The number of remaining examples of similar significance in the district or, in the case of an
historic landmark, in the City.
5. The difficulty or impossibility of reproducing such a structure because of its design, texture,
material, detail, size, scale or uniqueness of location.
6. The plans for future utilization of the site and the effect those plans will have on the
architectural, historical, archaeological, social, aesthetic or environmental character of the
district.
7. The reasonable measures that can be taken to save the structure from further deterioration,
collapse, arson, vandalism or neglect.
8. Any measures that have been taken to prevent the structure from deteriorating, such as
performance of normal maintenance and repairs and provision of normal tenant
improvements. In addition, whether the structure was willfully or negligently allowed to
deteriorate. Properties cited for Demolition by Neglect that are not repaired may not be
Ord. 4227 S -44
2/28/2011
granted a demolition permit.
9. The determination by the Building Official that the structure is an imminent hazard to public
safety and that repair would be impractical.
10. The economic hardship imposed on the owner if the application for Certificate of
Appropriateness for demolition is denied.
11. The submittal of a detailed report describing all aspects of the structure's historical and
architectural characteristics from the City's historic resources inventory and Florida Master
Site File This report shall be prepared by a qualified person knowledgeable in historic
preservation under contract with the City at the applicant's expense.
12. The submittal of a detailed report describing all aspects of the structure's physical condition
prepared by an architect, licensed design professional or registered civil engineer at the
applicant's expense.
B. Procedures for Issuing Demolition Certificate of Appropriateness. No landmark or structure
within a local historic district shall be issued a demolition permit for removal in whole or in part, until
after the following procedures are complete:
1. The demolition permit must accompany a building permit for a replacement structure which
meets all regulations and has received all required approvals.
2. This demolition permit may only be issued after the waiting period has been completed.
3. Upon approval of the demolition request and prior to issuance of a building permit (time
defined as the waiting period), the property owner and contractor shall sign an affidavit to the
City that they are aware of the city's definition of a demolition and the penalties associated
with an unlawful demolition.
4. If demolition occurred without the issuance of a demolition permit, the building permit filed
for the replacement structure shall have an additional assessment of the demolition permit fee
that was not collected, in addition to the after the fact fee.
5. In all cases, no changes to the previously approved plans may be made except as determined
by the Administrative Official in consultation with the Board to meet current zoning and
building code requirements.
6. When demolition of a structure is allowed, the City shall provide the developer of the
structure to be demolished with information about the salvaging of building materials. At
least ten (10) days prior to the date when the demolition is scheduled to commence, the
developer shall provide the Planning Director with written notice, and an advertisement
published in a newspaper of general circulation at the applicant's expense, of the availability
of materials for salvage, including the name and telephone number of a contact person. Upon
request, the Planning Director may make this information available to persons who may be
interested in contacting the owner(s) to arrange for possible salvage of building materials. No
salvaging of materials shall occur until a demolition permit has been approved by the
Building Department.
7. Submittal of documentation requirements in accordance with Appendix B, Documentation
Requirements for Buildings Proposed for Demolition and Standards for Architectural
Documentation.
Ord. 4227 S -45
2/28/2011
C. Waiting Period. If a Certificate of Appropriateness is issued by the Board for demolition, the
Certificate of Appropriateness must include the condition that the applicant must wait for a total
period of one hundred eighty (180) days before the applicant may perform such demolition or
relocation in accordance with this Schedule.
During this period, the Board may negotiate with the owner of the landmark and with any other party
to find a means of preserving the property including the acquisition by gift, purchase, exchange or
otherwise of the property or any interest therein.
Extension of Waiting Period. The one hundred eighty (180) day waiting period may be
extended for up to an additional one hundred eighty (180) days by the City Commission
upon a recommendation from the Board that:
• there is a program or project in progress which may result in acquisition of the
property for the purpose of its preservation and /or restoration; and
• there is a reasonable ground to believe that the program or project will be successful.
2. Reduction/Waiver in Waiting Period. The Board may reduce or waive the waiting
period required by this Section in any case where the owner would suffer extreme
hardship, not including loss of profit, unless a reduction in the required period were
allowed. The Board shall also have the discretionary authority to waive all or any portion
of the required waiting period provided that the alteration, remodeling, relocation or
change of use is undertaken subject to conditions agreed to by the Board insuring the
continued maintenance of the historical, architectural, or cultural integrity and character
of the property.
D. Economic Hardship. Economic hardship shall be determined in accordance with this Section.
When a claim of extreme economic hardship is presented, proof shall be submitted that the applicant
cannot realize a reasonable and beneficial use of or economic return from the property. If the
property is residential and non - income producing or is an accessory structure, the owner shall not be
required to prove economic hardship. In the case of a partial demolition of a structure where the
principal facades remain intact, the owner shall not be required to prove economic hardship. The
Board shall make findings based on each of the following factors provided by the applicant:
1. Whether the applicant knew or should have known of the historic landmark or district
designation at the time of acquisition and whether the structure or district was designated
subsequent to acquisition.
2. With respect to economic return, the following shall be considered:
(a) Real estate taxes for the previous four (4) years and the assessed value of the land and
improvements thereon according to the two (2) most recent assessed valuations.
(b) The amount paid for the property and the date of purchase of the property or other means
of acquisition of title, such as a gift or inheritance, and the party from whom purchased or
otherwise acquired.
(c) The fair market value of the property immediately prior to its designation as an historic
landmark or designation of the HP Overlay district; and the fair market value of the
property at the time the application for Certificate of Appropriateness is filed.
(c� Remaining balance on any mortgage or other financing secured by the property and the
annual debt service, if any, for the previous two (2) years.
Ord. 4227 S -46
2/28/2011
(e) All appraisals obtained within the previous two (2) years by the Property
Owner /Applicant in connection with the purchase, financing or ownership of the
property.
(0 Any Federal income tax returns on or relating to the property for the past two (2) years.
(g) Form of ownership or operation of the property, whether sole proprietorship, for -profit or
not - for - profit corporation, limited partnership, joint venture, or other.
(h) Annual gross income from the property for the previous two (2) years.
(i) Itemized operating and maintenance expenses for the previous two (2) years, (including
proof that adequate and competent management procedures were followed).
(j) Depreciation deduction and annual cash flow, if any, for the previous two (2) years
before and after debt service, if any during the same period.
(l) Proof that efforts have been made by the owner to obtain a reasonable return on his
investment based on previous service.
(� Any other information considered necessary by the Board to a determination as to
whether the property does yield or may yield a reasonable return to the owners.
3. The marketability or salability of the property, considered in relation to any listing of the
property for sale or rent, price asked, and offers received, if any, within the previous two (2)
years, including testimony and relevant documents regarding:
(a) Any real estate broker or firm engaged to sell or lease the property.
(b) Reasonableness of the price or rent sought by the applicant.
(c) Any advertisements placed for the sale or rent of the property.
4. The feasibility of adaptive or alternative uses for the property that can earn a reasonable
economic return for the property as considered in relation to the following:
(a) A report from a licensed engineer or architect with experience in rehabilitation, as to the
structural soundness of any structures on the property and their suitability for
rehabilitation.
(b) An estimate of the cost of construction, alteration, demolition, or removal, and estimate
of any additional cost that would be incurred to comply with the recommendation and
decision of the Board concerning the appropriateness of proposed alterations.
(c) The estimated market value of the property in the current condition, after completion of
the demolition, after completion of the proposed construction, and after renovation of the
existing property for continued use.
(d) The testimony of an architect, developer, real estate consultant, appraiser, or other real
estate professional experienced in rehabilitation as to the economic feasibility of
rehabilitation or use of existing structures on the property.
(e) Proof of the financial ability to complete the replacement project.
(fl The current fair market value of the property, as determined by at least two (2)
independent appraisers certified by the State of Florida.
5. Any other information the applicant or the Board finds is relevant to demonstrate extreme
economic hardship or the lack thereof.
Ord. 4227 S -47
2/28/2011
The applicant shall submit all necessary materials to the Planning Department, so that staff may
review and comment and consult on the case. Staff comments and any other comments shall be
forwarded to the Board for consideration and review and made available to the applicant for
consideration prior to the meeting.
The Board may require that an applicant furnish such additional information that is relevant to its
determination of extreme economic hardship. Staff may also furnish additional information as
the Board or staff believes is relevant and it shall be made available to the applicant and the
Board for consideration prior to the hearing.
E. Demolition by Neglect. Every owner of a property within a designated historic district shall keep in
good repair all the interior and exterior portions of such buildings or structures. In the event that a
property within a historic district or a designated historic landmark is not in good repair and is in the
course of being "demolished by neglect ", the owner of record shall be notified of the condition of the
structure and the items that need repair. The Board shall request a meeting with the owner or the
tenant of the building and the Board shall present ways to improve the condition of the property. If
the owner or tenant fails to take action, the Board shall notify the Building Official to institute
proceedings before the code enforcement special magistrate under the authority of applicable
regulations.
F. Permits. Prior to the demolition, the applicant shall be required to obtain a building permit for new
development based on the standards set forth in this Schedule. Once the City has approved the
permit for replacement construction, the demolition permit maybe issued. When the permit is for a
contributing structure or historic landmark, permits shall not be issued until all plans for the site have
received all the necessary approvals.
F. Documentation Requirements. Every contributing building in both the residential and the
commercial historic districts which is approved for demolition by the Historic Preservation
Board or which is determined by the Building Official to be an imminent hazard and is
subsequently demolished shall be documented prior to demolition consistent with the State of
Florida Bureau of Historic Preservation Division of Historic Resources' Documentation
Requirements For Buildings Proposed For Demolition And Standards For Architectural
Documentation. The documentation shall be submitted to the Historic Preservation Board to be
kept on file by the City. This documentation, which usually consists of dimensioned drawings,
photographs and written data, provides important information on a property's significance for use
by scholars, researchers, historians, architects and others interested in preserving and
understanding our past. A copy of Documentation Requirements For Buildings Proposed For
Demolition And Standards For Architectural Documentation is incorporated herein as
`Appendix B'.
SECTION 13.0 SIGN REGULATIONS
Properties within historic districts shall comply with the following standards in addition to the standards
contained in Schedule K of the City's Land Development Regulations. The most restrictive provisions
shall apply.
A. Permitted Signs. The following types of signs are permitted within the City's historic districts and
historic landmarks and shall only require administrative review if all the standards are met.
1. Site Identification Signs (free- standing, detached).
Ord. 4227 S -48
2/28/2011
2. Business Identification Signs (attached to the building wall or window).
(a) Wall Signs (flat against building wall).
(b) Projecting/hanging Signs (perpendicular to the building).
(c) Window Signs.
(c� Canopy /Marquis and Awning Signs.
3. Directory Signs (for multi -use developments).
4. Temporary Signs.
5. Standard sized menus mounted on the wall in cabinets at the entrance to restaurants.
6. A -Frame Signs.
G. General Design Criteria. The following general design criteria shall apply to all signs in historic
districts:
1. Site Identification Signs:
• Site identification signs shall only be allowed if the building is setback fifteen feet
(15') or more from the front property line.
• Only one (1) site identification sign per site shall be allowed.
• Site identification signs shall be compatible with the surrounding area and in no case
shall exceed five (5) feet in height and twelve (12) square feet per sign face.
• Shall only identify the complex, not the individual businesses.
• Internally illuminated signs shall only be eonstr-ueted with blaekout or- opaq*e
baekgr-ounds and puneh out or- tr-anslueent lettering, !egos, . are
prohibited. Signs may be lit from an external projected light source.
• Sign faces shall be either parallel or perpendicular to the face of a building.
Business Identification Signs:
• Up to two (2) business identification signs shall be allowed per business. One (1)
additional business identification sign shall be allowed for a business located on a
corner lot.
• Signs shall not cover architectural detailing on historic buildings.
• Only one (1) business identification shall be allowed per sign.
• Internally illuminated signs shall only be eenstr-neted with blaeliout or- opaque
. are
prohibited. Signs maybe lit from an external projected light source.
• Roof signs shall be prohibited in the historic districts.
a) Wall Signs.
• Wall signs shall be limited to one (1) per business and shall not exceed
eighteen inches ( 18 ") in height and fifty percent (50 %) of the primary
frontage of the tenant space.
Ord. a227 S -49
2/28/2011
• Wall signs shall be placed parallel to the building wall.
• Wall signs shall not be painted directly on the surface of the building.
• Wall signs (parallel to the face of building) may not be placed above an
awning or canopy.
• Canvas signs may be placed on the underside of structural canopies and may
not conceal any canopy features. Canvas signs shall be limited to the business
frontage, shall not exceed twelve inches (12 ") in height, and shall have a
blank border of two inches (2 ") around the perimeter.
b) Projecting/Hanging Signs
Projecting/hanging signs shall be sized no larger than 3'x4' and must be
constructed of wood, metal, or a combination of both. The use of neon is
prohibited for hanging signs.
— Shall not eyeeed four- (4) square feet;
Projecting/hanging signs must be centered on the wall space of the building
frontage, for buildings with one business, and must be centered across the
storefront frontage for buildings with two (2) businesses. No more than two
(2) hanging signs per building are allowed. In cases where a single tenant
occupies a building of two (2) stories or greater, the tenant may install a
single hanging sign on the second floor wall space, centered across the
building frontage only if the sign does not adversely impact architectural
features and does not compete with the architectural design of the building.
If located under an awning or marquis, the projecting sign shall be located
perpendicular to the building face.
C) Window Signs
■ Shall be maintained properly;
■ Shall be painted or decal only with no background coloring;
■ Shall not exceed twenty -five per cent (25 %) of window area;
■ Shall not obscure window displays;
■ Temporary promotional posters for civic events shall be permitted on
windows, and shall not be included in the sign area calculation. Promotional
posters shall be removed within ten (10) calendar days after the event which
is being promoted.
■ All neon signs shall be located inside a building and shall not be flashing.
■ Signs using neon shall have a maximum luminous output of three hundred
(300) lumens per foot calculated per foot of tube rather than lamp. A greater
illumination may be used if documentation of the need for a higher value is
provided to the Administrative Official from the manufacturer of the tubing.
Exposed glass tubes must be protected by a clear front.
Ord. 4227 S-50
2/28/2011
d) Canopy /Marquis or Awning Valance Signs.
Shall not to exeeed seventy five per eent (75. of the fnee ver-fleally
i
Fabric canopies, marquis and structural awnings may contain signs. The sign
may not exceed 18" in height and 50% of the face of the canopy or awning
only. Signs are prohibited on the main body of a fabric canopy.
Directory Signs. Sites with two (2) or more businesses on the premises are allowed a
directory sign. The size and location of directory signs shall be approved by the
Board based on findings of fact that the signs are compatible with the architectural
style of the building and that the signs do not conceal the architecturally significant
details of the building.
Sandwieh A -Frame Signs.
• Shall be limited to one (1) sandwieh A -Frame sign per ground -floor business. The
sign shall relate to the business or merchandise line of the particular place of
business.
• Shall be no larger than twenty -four inches (24 ") wide by thirty -six inches (36 ") high.
• Shall be black metal or stained wood and must have locking hinges.
• Signs placed on easels shall be no larger than twenty -four inches (24 ") wide by
twenty -four inches (24 ") high and shall only be allowed for the display of restaurant
menus or restaurant daily specials.
• Plastic A -Frame signs are prohibited and unlawful.
• Signs shall be constructed to be permanent but may have changing verbiage.
• Signs shall not impede the flow of pedestrian traffic.
H. Performance Standards.
1. Only permanent materials allowed.
2. Signs shall be executed by a professional sign maker; homemade signs are prohibited.
3. Signs shall be made of durable materials that retain their appearance for the anticipated
life of the sign. Contemporary materials are acceptable but their appearance shall be
visually compatible with the surrounding area. Flat signs in shiny or reflective materials,
such as plastic or anodized aluminum are prohibited.
4. New signage, when attached to the building, shall be capable of being removed without
causing damage to the building. Fasteners shall go in mortar joints and shall not damage
bricks.
I. Alternative Signage. The Board shall have the authority to review and approve proposed signage
that does not comply with these regulations upon a finding of fact that the signage is consistent with
the purposes and intent of Schedules S and K.
SECTION 14.0 OUTDOOR STORAGE /SIDEWALK DISPLAY
Ord. 4227 S
2/28/2011
A. Outdoor Display. Outdoor display upon sidewalks in the Historic Commercial District shall be
provided for in this section of the Land Development Regulations. This section shall supercede
other outdoor display and storage regulations and requirements contained in these regulations.
Sidewalks shall include those paved walkways located in the public right -of -way that are
intended for pedestrian usage.
(1) Pedestrian Traffic. A minimum clear width for pedestrian traffic of five feet (5') shall be
provided and maintained along the sidewalk.
(2) Display Criteria. The following standards shall apply to all outdoor displays:
• Displays shall generally be located directly in front of the storefront for which it
is intended. Doorways shall not be blocked.
• Displays shall not hang from aerial braces but shall rest on the ground.
• Displays shall not be allowed when the business is not open.
• Displays shall not exceed thirty (30) inches in height.
• Displays shall not project more than twenty four (24) inches from the building
wall facing the street.
• Displays shall be not more than two thirds (2/3) of the window area as measured
in square feet.
B. Outdoor Storage.
(1) It is prohibited and unlawful to cause the outside storage of personal property other than
motor vehicles shall not be allowed on property located in an historic district.
(2) It is prohibited and unlawful on property located in an historic district to store on
porches, carports, and in exterior areas visible from the right of way, regardless of
whether covered or uncovered, personal items such as indoor furniture, leisure equipment
(hot tubs, pools) sporting and athletic equipment, boxes, toys, tools, machinery,
appliances, equipment and building materials.
(3) One enclosed portable personal storage unit may be placed on property located in an
historic district at the rear of the property for up to six (6) months if the property has been
issued and maintains in effect an active building permit. Portable personal storage units
shall be screened from view and must receive approval in advance from the Planning
Department. Portable personal storage unit dimensions shall not exceed 8'x8'x10'.
(4) RVs and Boats shall be parked in areas not visible from the public right -of -way, or
screened by a six (6) foot high fence. However, it is the intent of this regulation to
facilitate for residents of the historic district the enjoyment and use of recreational
vehicles and boats while still maintaining the historical appearance of the district.
Therefore, RVs and boats may be parked in front of residential structures for not more
than two (2) days per calendar week.
SECTION 15.0 THE AMERICANS WITH DISABILITIES ACT (ADA)
The ADA extends comprehensive civil rights to individuals with disabilities. The City has a commitment
to adherence to and compliance with the ADA. Historic properties, including buildings, sites and
landscapes, are not exempt from the ADA and must comply with its regulations. Historic properties
often can be made accessible while preserving their architectural character through careful planning and
Ord. 4227 S -52
2/28/2011
sensitive design. A three -step approach is recommended to identify and implement accessibility
modifications that will protect the integrity and historic character of historic properties:
1. Review the historical significance of the property and identify character - defining
features. Thoroughly inspect and evaluate the character defining features, materials and
spaces of a property before upgrading it for handicap accessibility. Significant materials, the
form and style of the property, the principal elevations, major architectural and landscape
features and the principal public spaces shall be the items identified for preservation.
2. Assess the property's existing and required level of accessibility. While inspecting a
property, features, materials, and spaces of less significance to the historic character of the
property shall also be identified. Non - significant spaces, secondary pathways, additions,
previous altered areas, utilitarian spaces, and service areas can usually be modified without
threatening or destroying a property's historical significance.
3. Evaluate accessibility options within a preservation context. Modifications for handicap
accessibility shall be compatible with the property. They shall be in scale with the property,
visually compatible in terms of their design and materials, but be differentiated from the
original. They shall be reversible so that if removed in the future, the essential form and
integrity of the property would be unimpaired.
Congress recognized the national interest in preserving historic properties when it enacted the ADA.
Congress established alternative minimum requirements for qualified historic properties that cannot
physically be made accessible without threatening or destroying their significance.
Modifications for handicap accessibility shall be compatible with the property and reversible. They shall
be in scale with the property, visually compatible in terms of their design and materials, but be
differentiated from the original. They shall be reversible so that if removed in the future, the essential
form and integrity of the property would be unimpaired.
Properties listed in or eligible for listing in the National Register of Historic Places and those designated
under state or local law are qualified historic properties. Owners of qualified historic properties must
first consult with the State Historic Preservation Officer (SHPO) before using the alternative minimum
requirements. If the SHPO determines that compliance with the full accessibility requirements would
threaten or destroy the significance of a building or facility, the following alternative minimum
requirements may be used:
• One accessible route must be provided from a site access point to an accessible entrance. Using a
ramp with a one to six (1:6) slope is permissible for a run of up to two feet (2').
• One accessible entrance must be provided. If it is not possible to make the public entrance
accessible, then an alternative, unlocked entrance is acceptable. Directional signage at the
primary entrance and a notification system at the accessible entrance must be provided.
• If toilets are provided, only one must be accessible, and it may be unisex.
• Public spaces on the level of the accessible entrance must be accessible, and other public levels
shall be accessible whenever practicable.
• Displays and written information shall be located where a seated person can see them.
Horizontal signage shall be no higher then forty -four (44) inches above the floor.
In limited circumstances, if it is determined in consultation with the SHPO that compliance with the
alternative minimum requirements would also threaten or destroy the significance of a historic building,
alternative methods of access may be used. The alternative methods of accessibility that may be used to
Ord. 4227 S -53
2/28/2011
make a buildings program and activities accessible include:
• Using audio - visual materials and devices to show inaccessible areas of a historic property.
• Assigning persons to guide individuals with disabilities into or through inaccessible areas of a
historic property.
• Adopting other innovative methods.
Ord. 4227 5 -54
2/28/2011
APPENDIX A:
CHARACTERISTICS OF ARCHITECTURAL STYLES
COMMONLY FOUND IN SANFORD
Ord. 4227 S -55
2/28/2011
A. Frame Vernacular
cross -gable buvred
extension vent side gable
roof
vera
2 over 2
double -hung
sash window
brick pier entranc
foundation offset
1. Plan.
• Rectangular and L- shaped building plans, although some buildings have irregular
plans.
• Buildings range from one to two - and - one -half stories. - _ - _T- - t - Wood
2. Foundation
• Brick or concrete block pier foundation.
• Spaces between piers left open to allow for ventilation
and for protection from high water.
3. Porches and Facades
• Most common are simple entrance or end porches.
• Columns typically narrow and made of wood; usually
spaced evenly across the fagade, with few details.
• In most cases, porches were built without railings.
4. Roof
• Earlier period homes have steep pitches, to accommodate
attic space.
• Later period homes have a lowered roof pitch.
• Rafter ends are unadorned, exposed, and extend beyond
the face of the wall.
• Wood shingles were often used to cover the roofs in early
homes.
• Metal shingles or metal sheets were used on later
period structures, or as a replacement roof material.
5. Exterior Material Primary exterior material is horizontal
wood siding; less common are wood shingles and board
and batten.
6. Windows and Doors
• Generally, double -hung sash windows made of wood.
• Windows are spaced evenly along all facades.
• Windows are either single -pane, two (2) or (4) pane.
• Doors contain recessed wood panels.
es
No
Porch Deck and Pilings
I
L
Frame Vernacular Doors
Ord. 4227 5-56
2/28/2011
7. Color Colors range in the pastel family from light whites, yellows and grays to light
pastel colors.
8. Exterior Decoration Sparse, limited to ornamental woodwork.
9.
B. Masonry Vernacular
Rusticate
Masonry
1. Plan. Rectangular and L- shaped building plans
2. Foundation. Foundation is usually a continuous slab, brick or concrete.
3. Porches and Facades. Buildings range from one to two stories.
4. Roof.
• Gable or hip roofs.
• Pitched roof surfaces are covered with composition shingles, diamond composition
shingles, metal, or wood shakes.
• Chimneys are coquina or brick and may be finished with stucco.
5. Exterior The primary exterior materials used are brick with common or running bond;
stucco with rough texture; or concrete block with rusticated rock -face.
6. Windows and Doors
• Fixed multi -pane, double -hung sash six over six, three over one, two over two or one
over one (6/6, 3/1, 2/2 or 1 /1).
• Transoms, fanlights and attic louvers are common.
• Jalousie windows, French doors and simple balconies are used occasionally.
Ord. 4227 5-57
2/28/2011
Local Examples
7. Color Colors range in the stucco - colored pastel family from light yellows, oranges,
browns and grays.
8. Exterior Decoration Detailing is simple, usually consisting of cast concrete or
ornamental brick corbels.
9. Local Examples
C. Craftsman Bunp-alow
low-pitched �� decorative beams
gabled roof under gables
with wide save
overhang
exposed 9=1 00�
roof rafters
column bases
full or partial ;= continue to ground
width porches
with square columns
1. Plan
• Usually rectangular.
• One (1) or one - and -a -half (1 ''h) story.
2. Foundation
• Masonry (often brick) piers.
• Spaces between piers left open for ventilation and for protection from high water.
3. Porches and Facades
• Porches are often the most prominent architectural feature of the house.
• Porches are attached to the main fagade and sometimes wrapped around the side.
• Porches are wide enough to feel like an outside room.
• Porches dominated by short, oversized tapered or square columns which rest on
massive masonry piers.
Ord. 4227
2/28/2011
• Columns are made of wood, concrete, or masonry.
• Railings and balusters are occasionally used.
4. Roof
• Low - pitched
• Four types of roofs associated with bungalow:
• Hip roof over one - and -a -half story, with a low dormer on the main fagade;
• One (1) or more gables perpendicular to the street, with one being the most
dominant, usually above the porch;
• Gable parallel to the street with cross gable intersecting; cross gable typically
covers the front porch and entrance to the building;
• Large one -and -a half (1 %) story home with a gable parallel to the street and
incorporating a dormer.
• Rafter ends extend beyond the face of the wall, often decoratively cut.
• May be wood, composition, or metal shingles, or crimped metal panels.
• Chimneys are typically brick, with simple decorative caps.
5. Exterior
• Wood siding and clapboard are the most common exterior wall surface materials.
• Different siding on the first and second floors — wooden clapboards on the first floor
and wooden shingles on the second- although only one material is also common.
6. Windows and Doors
• Wood windows, either double -hung or
casement sash.
i
I�
• Windows often grouped in clusters of
two or three windows.
• Windows can be single -pane, two (2)
or four (4) pane; the upper sashes may
be multiple -pane with the lower sashes
single pane.
• Simple doors, often with panes of glass.
Typical Doors
■ !■� ■ ICI
Typical Windows
7. Color
• Houses with different siding materials often received two different paint colors.
These houses usually have natural colors such as earth- browns, moss greens, sand
yellows, and terra cotta reds. The body of the house is often unpainted with stained
shingles in brown or red. These colors were less saturated and earthier than
Victorian -era colors.
• While trim colors were used to bring out architectural details, they were chosen to
complement the overall color scheme rather than to emphasize specific architectural
Ord. 4227 S-59
2/28/2011
elements. Trim colors were often white, light yellow, gray and light green. Doors
were left unpainted and were varnished.
8. Exterior Decoration
• Great degree of ornamentation, but the ornament was used to emphasize the structure
and construction of the building rather than to adorn for the sake of adornment.
• Carved rafter ends.
• Decorative gable end trim.
• Window surrounds.
• Column base and capitals.
9.
D. Oueen Anne
1. Plan.
• Two (2) to three- and -a -half (3 %Z) stories.
• Rambling, asymmetrical plan.
• Vertical orientation.
• Irregular massing of the building and forms.
partial or —�
full -width
one -story
high porch
extended
along one
or both side walls
2. Foundation
pitched
roof with
dominant
fro nt - facing
gable
textured
shingles
• Simple brick piers; concrete piers used at later times.
• Spaces between piers left open to allow for ventilation and for protection from high
water.
Ord. 4227 S -60
2/28/2011
Local Examples
3. Porches and Facades
• Porches usually one (1) story high.
Sometimes small second floor balconies and
porches are present.
• Partial or full -width across the front of the
home; may wrap either one or both sides of
the building.
• Porch is intended to accentuate the
characteristic asymmetrical fagade.
• Main entrance always included in the porch
area.
• Simple, classical columns sometimes grouped and raised to the railing level with
pedestals.
• Simple railings; occasionally, turned spindles.
4. Roof
• Most common form is steeply - pitched main hipped
roof with one or more lower cross gables; Yes
occasionally a pyramidal roof with no ridge, or a
small flat deck crowning the main hip roof. '
• Polygonal towers typically placed at one corner of
the front fagade, with a conical roof.
• Multiple dormers and gables. No
• Metal or composition shingles.
• Brick chimneys with decorative patterns or
coursing, decorated chimney caps. Gable Ends
5. Exterior
• Horizontal wood siding is most common.
• May combine several types of siding materials (shingles, clapboard, and decorative
wood panels) on one house.
6. Windows and Doors
• Typically, double -hung wood sash windows
with single and divided panes.
• Windows may be a mixture of sizes and
shapes.
• Queen Anne window, consisting of a single
large pane surrounded by smaller
rectangular panes.
• Decorative glass, such as diamond - shaped
panes or stained glass, is common. o
• Windows are detailed with simple
moldings.
• Doors have decorative carvings and details Queen Anne
often with glass panes in the upper part of Window and Door
the door.
7. Exterior Decoration
Eclecticism is the keynote of the Queen Anne style.
Ord. 4227 5-61
2/28/2011
Porch columns
• Varied and decoratively rich, with picturesque and asymmetrical silhouettes shaped
by turrets, towers, gables and bays.
• Decorative shingle patterns in the gable ends.
• Decorative bargeboards.
• Sunburst detailing.
• Triangular pediments.
• Iron roof cresting.
8. Color
• Rich, intense and fairly strong, and contrasting colors were used to bring out different
architectural elements. Deep browns, saturated olives, yellow ochres and rich brick
reds were color choices for the Victorian era.
• The body of the building often would be medium gray, dark red, dark blue, dark
green or brown. While not brilliant, these colors were highly saturated and created a
sumptuous, rich palette.
• Architectural elements such as window sashes, trim and carved ornaments are
painted in contrasting colors — either darker or lighter — to draw attention to them.
These colors for trim were often dark gray, dark brown, olive green, or dark red.
• Because the roof is often very visible in Victorian buildings, shingle colors and
patterns shall likewise be taken into consideration in selecting a palette.
• Doors were usually left unpainted, or were varnished or grained.
9.
E. Classical Revival
1. Plan
brick
sill
splay(
arch -
lintel
oval
casement
window
pedimented
• Based on Greek and Roman architectural orders.
• Plan is regular, rectangular or nearly square.
Ord. 4227 5 -62
2/28/2011
Local Examples
2. Foundation
• The foundation is usually of piers or continuous, made of brick or concrete.
• Usually tall foundations, which exaggerate the height of the front facade.
3. Porches and Facades
• The doorway, cornice line and type of column are the three principal distinguishing
features.
• Entry porch dominates the front facade and normally equals it in height.
• Porch roof usually supported by four simple columns (Roman Doric or Tuscan
types), each with a shallow square base.
• Columns support a prominent centered gable.
• Semi - circular or elliptical fanlight normally occurs above the paneled front door.
• One or two stories, simple rectilinear houses with side -gable or low - pitched hipped
roofs, having the characteristic full- height entry porch.
• Occasionally the front porch is recessed inward.
4. Roof
Front or side -gable or low- pitched hipped roofs.
5. Exterior
• Wall materials may be either wood, brick, stucco, or stone, in order of decreasing
frequency.
• The primary exterior material is usually horizontal wood siding or smooth masonry.
6. Windows and Doors
• Double -hung sash windows aligned horizontally and vertically in symmetrical rows,
usually five (5) ranked on front facade, less commonly three (3) ranked or seven (7)
ranked.
• Prominent fanlight over the front door.
• Fixed upper sashes and movable lower sashes, the later held open originally by metal
pins.
• Windows frequently arranged with 9 panes (9/9), although other combinations were
also found (9/6, 6/9).
• Windows sometimes have elaborate decorative crowns placed above them — cornice
mold or decorative frieze. Full -scale pediments are uncommon.
• Wooden frames.
7. Exterior Decoration
The exterior detailing is usually classically derived full- facade height ionic columns.
8. Color
• Usually white, pale yellow, or pale stone gray in the body of the building.
• Trim color is usually white - yellowish, or off - white, not our modern stark white -and
shutters are dark green or black.
• Ornament color is usually cream or warm white.
9. Local Example
Ord. 4227
2/28/2011
F.
Colonial Revival
windows with
multi -pane glazing
il
- flilaIji,
accented front-"
door with decorative
crown supported by
pilasters or extended
and supported by columns
1. Plan
windows in
adjacent pairs
• Plan is regular, rectangular or nearly square.
• Height is two (2) to two and one half (2 'h) stories.
• Entrance stairs typically centered on the main facade.
Ord. 4227
2/28/2011
2. Foundation
• The foundation is usually of brick piers or continuous brick. Concrete piers used at
later times.
• Spaces between piers left open to allow for ventilation and for protection from high
water.
3. Porches and Facades
• Based on the marble architecture of Greece and Rome.
• May be portico /simple entry porches, or may stretch the length of the building.
• May have a porch on the rear.
• Simple, classical columns spaced evenly across the front facade.
• Simple railings and balusters, when present
• Symmetrical fagade.
4. Roof
• Gable, hip or gambrel roof.
• Roof over porch is typically shed or low- sloped hip roof.
• Dormers with hip, gable or shed roofs are a defining characteristic.
• Rafter ends are typically exposed and decoratively cut.
• Composition shingles are the most often used; occasional metal roof coverings.
• Chimneys are brick with simple coursing, shoulder and corbel details.
5. Exterior The primary exterior material is usually horizontal wood siding
or shingles
6. Windows and Doors
S -64
• Paired double -hung wood sash windows with six over six (6/6) or two over two (2/2)
divided panes; occasionally the upper sash is divided while the lower is a single pane.
• Windows are detailed with simple molding.
• Windows sometimes framed by wooden or wrought iron grills.
• Doors often flanked by fixed glass sidelights, surrounded by simple classical trim.
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Colonial Revival Doors
7. Exterior Decoration
The exterior detailing is usually classically derived columns, pediments, broken
pediments and wood shutters.
8. Color
• Usually white, pale yellow, tan, or pale stone gray in the body of the building.
• Trim color is usually white - yellowish, or off - white, not our modern stark white -and
shutters are dark green or black.
• Doors were usually left unpainted, or were varnished or grained — olive green.
9. Local Examples
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G. Spanish Colonial Revival (Spanish Eclectic)
wrought -iron
balcony
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Ord. 4227 quatrefoil
2/28/2011 window
1. Plan
• Rectangular, L- shape.
• Partially enclosed patios and gardens /courtyards.
2. Foundation
Masonry; not exposed.
3. Porches and Facades
• One (1) and two (2) stories are both common, as are wings of differing heights.
• Typically one (1) or more prominent arches placed above door or principal window,
or beneath porch roof.
• Fagade normally asymmetrical.
• Tile- roofed chimney tops.
• Overhanging balconies.
4. Roof
• Red clay barrel tile (half - cylinders) or Spanish tile (S -curve shape).
• Low pitched roof, usually with no eave overhang.
• Side gable, cross - gabled, combination hipped- and - gabled, hipped and flat roof.
• Multi -level roofs.
• Narrow, tile- covered shed roofs are typically added to flat roof structures. These are
placed above entryways or projecting windows.
5. Exterior
• Wall surface usually stucco; textured stucco.
• Wrought iron work on balconies.
• Arcades, usually leading to a rear garden.
• Sometimes exterior stairs.
6. Windows and Doors
• Dramatically carved doors.
• Doors usually emphasized by adjacent spiral columns, pilasters, carved stonework, or
patterned tiles. Less elaborate entrance doors of heavy wood panels, sometimes
arched above, are also common.
• Doors leading to the exterior gardens, patios, and balconies are usually paired and
glazed with multiple panes of rectangular glass.
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Typical Doors and Door Moldings
• Many examples have at least one (1) large focal window. Commonly - tripled arched
or parabolic in shape and may be filled with stained glass of varying design.
• Decorative window grilles of wood or iron are common, as are similar balustrades on
cantilevered balconies, which occur in a variety of shapes and sizes.
Ord. 4227 S -66
2/28/2011
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Focal Windows
7. Exterior Decoration
• Decorative details borrowed from the entire history of Spanish architecture (Moorish,
Byzantine, Gothic, or Renaissance inspiration).
• Decorative brick or tile vents and rondels.
• Decorative iron sconces, door knockers, etc.
• Fountains.
• Decorative pavers.
8. Color
Range in the pastel family from light pinks and oranges to deep browns and terra- cottas
9.
H. Mission Style
Associated with a wide variety of buildings including churches, train stations, government
buildings, and private residences.
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Ord. 4227 square piers
_ - -�-
2/28/201 1
Local Examples
1. Plan
Simple square or rectangular plans.
2. Foundation. Masonry; not exposed.
3. Porches and Facades
• Two types of fagade:
• Symmetrical - Balanced, symmetrical fagade; most commonly of simple square
or rectangular plan with hipped roofs.
• Asymmetrical — The fagade asymmetry is superimposed on a simple square or
rectangular plan. Elaborate, rambling compound plans are found in some.
• Great variety of dormers and roof parapets.
• Prominent one -story porches either at the entry area or covering the full width of the
fagade; these sometimes have arched roof supports to simulate the arcades of
Hispanic buildings.
4. Roof
• Some examples have unusual visor roofs. These are narrow, tiled roof segments
cantilevered out from a smooth wall surface. They most commonly occur beneath
the parapets of flat roofs.
• Open eaves are most common. However, boxed eaves also occur, usually with
brackets below.
• Mission -like bell towers occur on a few cases.
5. Exterior
• Brick and stucco are the most common materials used. Very few Mission houses
used stone.
• Shaped parapets.
• Arches.
• Smooth, flat wall surfaces.
6. Windows and Doors
• Quatrefoil windows are common.
• Arched windows
7. Color. Colors range in the pastel family from light whites, creams and yellows to grays
and light pastel colors.
8. Exterior Decoration
Decorative detailing is generally absent, although patterned tiles, carved stonework, or
other wall surface ornament is occasionally used.
9. Local Examples
Ord. 4227 S-68
2/28/2011
I. Romanesque Revival
Popular style for private homes only among the very wealthy, and was primarily confined to
public buildings such as hospitals, jails and schools, and sometimes row houses.
round conical
roofed towers
arched windows,
porch supports,
and entrances
rough faced
masonry walls
1. Plan Asymmetrical plan
Inspired by medieval French and Spanish Romanesque architecture.
2. Foundation
Continuous foundation of stone or brick.
3. Porches and Facades
• Asymmetrical fagade.
• Most have towers that are normally round with conical roofs. Some have polygonal
or squared towers.
• Wide, round - topped arches occurring over windows, porch supports, or entrance.
• Most commonly, the arches rest on squat columns, but some are supported on
massive piers or are incorporated directly into wall surfaces.
• Column capitals and wall surfaces may be ornamented with floral or other decorative
details.
• Monumental massive appearance
4. Roof
• Hipped roofs with one or more lower cross gables. Most commonly there are two
cross gables, one front facing and the other side - facing, each asymmetrically paced
on its respective facade.
• Other common roofs include side - gabled, cross - gabled, mansard, and simple hipped
roofs.
• Tower roofs are usually conical, but may be convex.
5. Exterior
• Masonry walls, usually with rough- faced, squared stonework.
• Frequently two (2) or more colors or textures of stone or brick are combined to create
decorative wall patterns.
6. Windows and Doors
• Windows are usually deeply recessed into the masonry wall and have only a single
pane of glass per sash.
• Arched windows, sometimes with small decorative columns (colonettes) on each
Ord. 4227 S -69
2/28/2011
side. Groupings of three or more arched or rectangular windows is common.
• Deeply recessed windows
• Arched doors
7. Color
The primary exterior color and material is natural brick
8. Exterior Decoration
• Decorative plaques
• Decorative flashing ridge on roof..
9.
I. Prairie Style
low- pitched - --
roof with wide
eave overhang
two stories — - —
with one -story horizontality
porches emphasized
in details
square
porch
1. Plan Simple square or rectangular.
2. Foundation
Continuous foundation of concrete or brick.
3. Porches and Facades
• Two (2) stories, with one (1) story wings or porches.
• Horizontal decorative emphasis achieved by using contrasting caps on porch and
balcony railings; contrasting wood trim between stories; horizontal board -and -batten
siding; contrasting colors on eaves and cornice; and selective recessing of only the
horizontal masonry joints.
• Eaves, cornices, and fagade detailing emphasizing horizontal lines.
• Massive square or rectangular piers of masonry used to support porch roofs.
Ord. 4227 S-7O
2/28/2011
Local Examples
4. Roof
• Low - pitched roof, usually hipped, with widely
overhanging eaves (peak sometimes projecting
farther than the lower edges).
• Broad, flat chimneys.
Typical Porch Supports
5. Exterior
6.
• Primary exterior material is exposed brick or stucco.
• Contrasting wall materials or trim emphasizing the upper part of the upper story.
• Horizontal patterns in wall materials.
7. Windows and Doors
• Tall casement windows with geometric pattern of small -pane window glazing (in
leaded casement windows, or upper sashes of wooden muntin, double -hung
windows).
• Decorative friezes or door surrounds consisting of bands of carved geometric or
stylized floral ornamentation.
• Horizontal rows of windows, sometimes wrapping around corners.
Typical Windows & Doors
8.
9.
Color
Colors are natural browns and tans. Brown was used for trims, and dark green for sashes.
Exterior Decoration
Window boxes or flattened pedestal urns for flowers.
Ord. 4227 5-71
2/28/2011
10. Local Examples
J. Commercial
cornice
double - hung lintel
sash window
sill
fixed plate string
glass display course
window
kick plates double door
entrance
Plan
Rectangular plan.
11. Foundation
Continuous concrete slab or brick foundation.
12. Facade
• Narrow front elevation facing the main street, which is the focus of the design and
provides the building's identifying features.
• One to two stories in height.
13. Roof
Usually flat with parapet.
14. Exterior
Primary exterior material is brick with common or running bond; rough textured stucco;
or rusticated rock -faced concrete block.
15. Windows and Doors
Fixed plate glass display windows in the first floor, and double -hung sash windows in the
second floor.
16. Color
Colors are either exposed brick or painted brick with colors ranging from whites, reds,
and pastels.
Ord. 4227 S-72
2/28/2011
17. Exterior Decoration
• Awnings, canopies.
• Cornice.
18. Local Examples
Ord. 4227 5 -73
2/28/2011
APPENDIX B
DOCUMENTATION REQUIREMENTS FOR BUILDINGS PROPOSED FOR
DEMOLITION AND STANDARDS FOR ARCHITECTURAL DOCUMENTATION
PURPOSE
These standards concern the development of documentation for historic buildings and structures which
are proposed for demolition due to deterioration or the acquisition of a site for new purposes. This
documentation, which usually consists of dimensioned drawings, photographs and written data, provides
important information on a property's significance for use by scholars, researchers, historians, architects
and others interested in preserving and understanding our past.
TYPES OF DOCUMENTATION
There are four levels of documentation available for use in recording historic buildings a determined by
the Historic American Building Survey (HABS). For most purposes, Level III will be acceptable. This
determination will be made, however, on a case by case basis by the Bureau of Historic Preservation
prior to any actual demolition activity; that is, at the time of the request for demolition. For those
structures not falling within the purview of the Bureau, the reader is encouraged to use that level of
documentation best suited to the structure under consideration.
Level I measured drawings usual depict existing conditions through the use of a site plan, floor,
plans, elevations sections and construction details.
Level II documentation differs from Level I by substituting copies of existing drawings (either original or
alteration drawings) for recently executed measured drawings. While existing drawings are rarely as
suitable as as -built drawings, they are adequate in many cases for documentation purposes.
Level III documentation requires a sketch plan if it helps to explain the structure. The architectural Data
Form (see Attachment A) should supplement the photographs by explaining what is not readily visible.
Level IV documentation consists of a HABS inventory card and photograph only.
GUIDELINES FOR IMPLEMENTING THESE STANDARDS DEFINITIONS
Architectural Data Form. See Attachment A
Documentation. Documentation consists of measured drawings, photographs, histories, inventory cards
or other media that depicts historic buildings, sites, structures or objects.
Field Photography. Photography other than large format intended for the purpose of documentation:
usually 35 mm.
Field Record. Notes of measurements taken, field photographs and other recorded information
intended for the purpose of producing documentation.
Inventory Card. A one page narrative which includes written data, a sketched site plan and a 35 mm
contact print dry- mounted on the page; the negative, with a separate contact sheet and index shall be
included with the Inventory Card.
Ord. 4227 S
2/28/2011
Large Format Photographs. Photographs taken of historic buildings, sites, structures or objects where
the negative is 4" x 5 ", 5" x 7" or 8" x 10" in size and where the photograph is taken with appropriate
means to correct perspective distortion.
Measured Drawings. Drawings produced on HABS or Historic American Engineering Record (HAER)
formats, depicting existing conditions or other relevant features of historic buildings, sites, structures or
objects. Measured drawings are usually produced in ink on archivally stable material, such as mylar.
Photocopy. A photograph, with large format negative, of a photograph or drawing.
Select Existing Drawings. Drawings of historic buildings, sites, structures or objects, whether original
construction or later alteration drawings that portray or depict the historic value or significance.
Sketch Plan. A floor plan, generally not to exact scale, although often drawn from measurements, where
the features are shown in proper relation and proportion to one another.
STANDARD I: CONTENT
Documentation Level I:
Drawings: a full set of measured drawings depicting existing or historic conditions.
Photographs: photographs with large format negatives of exterior and interior views; photocopies
with large format negatives of select existing drawings or historic views, when available.
Written Data: history and description.
Documentation Level II:
Drawings: select existing drawings, when available, shall be photographed with large format negatives
or photographically reproduced on mylar.
Photographs: photographs with large format negatives of exterior and interior views, or historic views,
when available.
Written Data: history and description.
Documentation Level III:
Drawings: sketch plan.
Photographs: photographs with large format negatives of exterior and interior views.
Written Data: Architectural History Form.
Documentation Level IV:
Inventory Card.
STANDARD II: QUALITY
All Levels
Measured Drawings: measured drawings shall be produced from recorded, accurate measurements.
Portions of buildings that were not accessible for measurement shall not be drawn on the measured
drawings, but clearly labeled as not accessible, or drawn from available construction drawings or other
sources and so identified. No part of the measured drawings shall be produced from hypothesis or non -
measurement related activities.
Documentation level I measured drawings shall be accompanied by a set of filled notebooks in which the
measurements were first recorded. Other drawings, prepared for Documentations Levels II and III, shall
include a statement describing where the original drawings are located.
Ord. 4227 S
2/28/2011
Large format photographs: large format photographs shall clearly depict the appearance of the property
and areas of significance of the recorded building, site, structure or object. Each view shall be
perspective corrected and fully captioned, including location of camera and date photo taken.
Written history: written history and description for Documentation Levels I and II shall be based on
primary sources to the greatest extent possible. For Levels III and IV, secondary sources may provide
adequate information; it not, primary research will be necessary. A frank assessment of the reliability and
limitations of sources shall be included. Within written history, statements shall be footnoted as to their
sources where appropriate. The written data shall include a methodology section, specifying name of
researcher, date of research, sources searched and limitations of the project.
STANDARD III: MATERIALS
All Levels
Measured drawings: readily reproducible: ink on translucent material which is archivally stable, such as
mylar. There are two standard sizes for measured drawings, 19" x 24" and 24" x 36 ". Level III sketch
plans may be on archival bond paper.
Large format photographs: readily reproducible: prints shall be accompanied by negatives. Photography
must be archivally processed and stored. Negatives shall be on safety film only. Neither rosin coated
paper nor color film is acceptable. There are three sizes which may be used, 4" x
5 5" x 7" or 8" x 10 ".
Written history and description: readily reproducible for xeroxing or photocopying. Archival bond paper
shall be used in 8 1/2" x 11 " size.
Field Records: field notebooks may be photocopied or xeroxed and may be of any size up to 9 1/2" x
12 ".
STANDARD IV: PRESENTATION
All Levels
Measured drawings: shall be lettered mechanically or hand printed in an equivalent style. Level III
sketch plans shall be neat and orderly.
Photographs: Level I Photographs shall include a duplicate set which includes a scale. Level II and III
Photographs shall include at least one photograph with a scale, preferably the front facade.
Written history and description: shall be typed.
Ord. 4227 S -76
2/28/2011
HISTORY AND HISTORICAL NARRATIVE
Site Name
Site Address
Location
Subdivision name block no. lot no.
County
District name if applicable
Site Owner:
Name
Survey Date
Address
Type of Ownership
Recorder:
Name and Title
Address
Recording Date
Architect [if known]
Builder [if known]
Style and /or Period
Plan Type
Orientation
Foundation
Structural System(s)
Exterior Fabric(s)
Roof Type
Secondary Roof Structure(s)
Porches
Ord. 4227 S-77
2/28/2011
Map S- 1: Sanford Historic Districts
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