Source: https://www.ecode360.com/27815998
Timestamp: 2019-11-18 08:51:39
Document Index: 70014955

Matched Legal Cases: ['§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410', '§ 410']

City of Ste. Genevieve, MO Landmarks and Historic Districts
Ch 410 Art III Landmarks and Historic Districts
Ch 410 Art III Div I Designation
§ 410.120 Survey and Identification.
§ 410.130 Nomination.
§ 410.140 Criteria for Consideration of Nomination.
§ 410.150 Public Hearing on Landmarks and Historic Districts.
§ 410.160 Report and Recommendation of Heritage Commission.
§ 410.170 Notification of Nomination.
§ 410.180 Public Hearing.
§ 410.190 Determination by Planning and Zoning Commission.
§ 410.200 Notification of Determination.
§ 410.210 Action by Board of Aldermen.
§ 410.220 Designation Ordinance.
§ 410.230 Interim Control.
§ 410.240 Amendment and Rescission of Designation.
Ch 410 Art III Div II Certificate of Appropriateness/Design Guidelines and Standards
§ 410.250 Scope of Review — Certificate of Appropriateness.
§ 410.260 Levels of Review.
§ 410.270 Applications for Certificates of Appropriateness.
§ 410.280 Stop-Work Order.
§ 410.290 Determination by Commission or Administrator.
§ 410.300 Denial of Certificate of Appropriateness.
§ 410.310 Review of Public Improvement and Land Acquisition Projects.
§ 410.320 Standards for Review.
§ 410.330 Signs — Certificates of Appropriateness Required.
§ 410.340 Projections Beyond Property Line.
§ 410.350 Maintenance of Historic Properties.
§ 410.360 through Section 410.370. (Reserved)
§ 410.380 Certificate of Economic Hardship.
§ 410.390 Determination of Economic Hardship.
§ 410.400 Appeals.
§ 410.410 Review of Applications For Zoning Amendments, Special Use Permits and Variances.
ARTICLE III Landmarks and Historic Districts
Division I Designation
Section 410.120 Survey and Identification.
Section 410.130 Nomination.
Section 410.140 Criteria for Consideration of Nomination.
Section 410.150 Public Hearing on Landmarks and Historic Districts.
Section 410.160 Report and Recommendation of Heritage Commission.
Section 410.170 Notification of Nomination.
Section 410.180 Public Hearing.
Section 410.190 Determination by Planning and Zoning Commission.
Section 410.200 Notification of Determination.
Section 410.210 Action by Board of Aldermen.
Section 410.220 Designation Ordinance.
Section 410.230 Interim Control.
Section 410.240 Amendment and Rescission of Designation.
Division II Certificate of Appropriateness/Design Guidelines and Standards
Section 410.250 Scope of Review — Certificate of Appropriateness.
Section 410.260 Levels of Review.
Section 410.270 Applications for Certificates of Appropriateness.
Section 410.280 Stop-Work Order.
Section 410.290 Determination by Commission or Administrator.
Section 410.300 Denial of Certificate of Appropriateness.
Section 410.310 Review of Public Improvement and Land Acquisition Projects.
Section 410.320 Standards for Review.
Section 410.330 Signs — Certificates of Appropriateness Required.
Section 410.340 Projections Beyond Property Line.
Section 410.350 Maintenance of Historic Properties.
Section 410.360 through Section 410.370. (Reserved)
Section 410.380 Certificate of Economic Hardship.
Section 410.390 Determination of Economic Hardship.
Section 410.400 Appeals.
Section 410.410 Review of Applications For Zoning Amendments, Special Use Permits and Variances.
The Commission shall undertake periodic surveys and research efforts in the City to identify neighborhoods, areas, sites, structures and objects that have historic, cultural, archaeological, architectural or aesthetic importance, interest or value. As part of the surveys, the Commission shall review and evaluate any prior surveys and studies by any unit of government or private organization and compile appropriate descriptions, facts and photographs. The Commission shall systematically identify potential landmarks and historic districts and adopt procedures to nominate them based upon the following criteria:
The potential landmarks and historic districts in one (1) identifiable neighborhood or distinct area of the City;
The potential landmarks and historic districts associated with a particular person or event of historical interest or historical period;
The potential landmarks and historic districts of a particular architectural style or school or of a particular architect, engineer, builder, designer or craftsman;
The potential landmarks and historic districts containing historic and prehistoric archaeological matter with the potential to contribute to the understanding of historic and prehistoric cultures;
Such other criteria as may be adopted by the Commission to assure systematic survey and nomination of all potential landmarks and historic districts within the City.
In addition to nominations initiated by the Commission, nominations shall be made to the Commission on a form prepared by the Commission and may be submitted by a member of the Commission, owner of record of the nominated property or structure, the Board, or any person or organization. Nominations shall be turned in to the Administrator who will, within seven (7) days of receipt, mail a notification of intent to nominate to the owner of record of the nominated property. Forms and criteria for nomination will be available at the office of the Commission.
The criteria for consideration of nomination of landmarks and historic districts are as follows:
Character, interest or value as part of the development heritage or cultural characteristics of the community, county, State or country;
Overall setting and harmony as a collection of buildings, structures or objects where the overall collection forms a unit;
Potential to be returned to an accurate historic appearance regardless of alterations or insensitive treatment that can be demonstrated to be reversible;
Location as a site of a significant local, county, State or national event;
Identification with a person or persons who significantly contributed to the development of the community, county, State or country;
Embodiment of distinguishing characteristics of an architectural type valuable for the study of a period, type, method of construction or use of indigenous materials;
Identification as the work of a master builder, designer, architect or landscape architect whose individual work has influenced the development of the community, county, State or country;
Embodiment of elements of design, detailing, materials or craftsmanship that render the structure, property or area architecturally significant;
Embodiment of design elements that make the structure, property or area structurally or architecturally innovative;
Unique location or singular physical characteristic that make the structure, property or area an established or familiar visual feature of the neighborhood, community or City;
Character as a particularly fine or unique example of a utilitarian structure, including, but not limited to, farmhouses, gas stations or other commercial structures, with a high level of integrity or architectural significance;
Suitability for preservation or restoration; and
Potential to yield information important to history and prehistory.
Any structure, property or area that meets one (1) or more of the above criteria shall also have sufficient integrity of location, design, materials or workmanship to make the structure, property or area worthy of preservation or restoration.
Upon receipt of a completed nomination of a landmark or historic district, the Heritage Commission shall schedule a public hearing to solicit comment on the proposed nomination. Notice of the date, time, place and purpose of the public hearing and a copy of the completed nomination form shall be sent by regular mail to the owner(s) of record and to the nominators, as well as to the owners of record of property abutting the nominated landmark or historic district at least fifteen (15) days prior to the date of the public hearing. Notice shall also be published in a newspaper having general circulation in the City. The notice shall state the street address and legal description of a nominated landmark and the boundaries of a nominated historic district.
The Commission shall, within forty-five (45) days from receipt of a completed nomination in proper form, adopt by resolution a recommendation that the nominated landmark or historic district does or does not meet the criteria for designation. The resolution shall be accompanied by a report to the Planning Commission containing the following information:
The types of construction, alteration, demolition and removal, other than those requiring a building or demolition permit that should be reviewed for appropriateness pursuant to the provisions of this Article;
The types of alterations and demolitions that should be reviewed for a certificate of appropriateness;
Proposals for design guidelines to be applied to the nominated landmark or historic district;
The relationship of the nominated landmark or historic district to the ongoing effort of the Commission to identify and nominate all potential cultural resources that meet the criteria for designation;
Recommendations as to appropriate permitted uses, special uses, height and area regulations, minimum dwelling size, floor area, sign regulations, lot size and parking regulations necessary or appropriate to the preservation of recommendations for buffer zones to protect and preserve visual integrity;
A map showing the location of the nominated landmark and/or the boundaries of the nominated historic district.
The recommendations and report of the Commission shall be sent to the Planning and Zoning Commission within seven (7) days following the vote on the resolution and shall be available to the public in the office of the City Clerk.
The Planning Commission shall schedule and hold a public hearing on the nomination within thirty (30) days following receipt of a report and recommendation from the Commission that a nominated landmark or historic district does or does not meet the criteria for designation. Notice of the date, time, place and purpose of the public hearing shall be sent by regular mail to the owner(s) of record and to the nominators, as well as to the owners of record of property abutting the nominated landmark or historic district at least fifteen (15) days prior to the date of the public hearing. Notice shall also be published in a newspaper having general circulation in the City. The notice shall state the street address and legal description of a nominated landmark and the boundaries of a nominated historic district.
Oral or written testimony concerning the significance of the nominated landmark or historic district shall be taken at the public hearing from any person concerning the nomination. The Commission may present expert testimony or present Commission evidence regarding the compliance of the nominated landmark or historic district with the criteria for consideration of a nomination set forth in this Chapter. The owner of any nominated landmark or of any property within a nominated historic district shall be allowed reasonable opportunity to present evidence regarding significance and shall be afforded the right of representation by counsel and reasonable opportunity to cross-examine expert witnesses. The public hearing shall be closed upon completion of testimony.
Within thirty (30) days following close of the public hearing, the Planning Commission shall make a determination upon the evidence whether the nominated landmark or historic district does or does not meet the criteria for designation. Such a determination shall be passed by resolution of the Planning and Zoning Commission and shall be accompanied by a report stating the findings of the Planning and Zoning Commission concerning the relationship between the criteria for designation in Division 1 of this Article and the nominated landmark or historic district and all other information required by Division 1 of this Article.
Notice of the determination of the Planning Commission, including a copy of the report, shall be sent by regular mail to the owner of record of a nominated landmark and of all property within a nominated historic district and to the nominator within seven (7) days following adoption of the resolution. Within seven (7) days following a determination by the Planning Commission as to whether or not the nominated landmark or historic district meets the criteria for designation, a copy of the resolution and report accompanied by a recommendation as to whether or not the nominated landmark or historic district be designated shall be sent to the Board.
The Board shall, within sixty (60) days after receiving the report and recommendation from the Planning Commission, either reject the proposed designation or designate the landmark or historic district by an ordinance. Prior to any such designation, the Board shall hold a public hearing before enacting the ordinance. Notice of the date, time, place and purpose of the public hearing shall be sent by regular mail to the owner(s) of record and to the nominators, as well as to the owners of record of property abutting the nominated landmark or historic district at least fifteen (15) days prior to the date of the public hearing. Notice shall also be published in a newspaper having general circulation in the City. The notice shall state the street address and legal description of a nominated landmark and the boundaries of a nominated historic district.
After the public hearing, the City Clerk shall provide written notification of the action of the Board by regular mail to the nominator, the applicant and the owner(s) of record of the designated landmark or of all property within a designated historic district. The notice shall include a copy of the designation ordinance passed by the Board, if any, and shall be sent within seven (7) days of the Board's actions. A copy of each designation ordinance shall be sent to the Commission, the Planning and Zoning Commission and the City Administrator.
Upon designation, a new historic district shall be labeled with such title that conveys the nature of the properties and structures contained therein. The designating ordinance shall describe the significant exterior architectural features of the properties and structures contained therein; the types of construction, alteration, demolition and removal, other than those requiring a building or demolition permit, that should be reviewed for appropriateness; the design guidelines for applying the criteria for review of appropriateness; permitted uses; special uses; height and area regulations; minimum dwelling size; floor area; lot size; sign regulations; and parking regulations. The official Zoning Map of the City shall be amended to show the location of the new Historic District.
No building permit shall be issued by the Administrator for alteration, construction, demolition or removal of a nominated landmark or of any property or structure within a nominated historic district from the date of the meeting of the Commission at which a nomination form is first presented until the final disposition of the nomination by the Board unless such alteration, removal or demolition is authorized by formal resolution of the Board as necessary for public health, welfare or safety. In no event shall the delay be for more than one hundred eighty (180) days from the date of the meeting of the Commission at which a nomination form is first presented.
A designation may be amended or rescinded upon petition to the Commission upon compliance with the same procedure and according to the same criteria set forth herein for designation.
A certificate of appropriateness shall be required before the following projects may be undertaken:
Any exterior project requiring a building permit to any landmark, any structure or site within one hundred eighty-five (185) feet of any landmark in the H-2 Historic District Overlay, or any structure or site within the National Register Historic District;
Any project affecting an exterior character-defining architectural feature or appearance of a designated landmark or contributing structures or sites within the National Register Historic District;
Any construction, alteration or removal involving earth-disturbing activities that might affect archaeological resources.
Any sign to be erected upon the property of a landmark, or on property within one hundred eighty-five (185) feet of a landmark in the H-2 Historic District Overlay or within the National Register Historic District.
No certificate of appropriateness is required for repairs or ordinary maintenance of exterior character-defining exterior architectural features as defined in Section 410.020 of any landmark, any site or structure within one hundred eighty-five (185) feet of any landmark in the H-2 Historic District Overlay or structure or site within the National Register Historic District.
The level of review of a project depends on the location, designation and/or age of a structure and/or site as follows:
The Commission shall review all applications for certificates of appropriateness for all projects to any designated landmark within the H-2 Historic District Overlay; all projects to contributing structures in the National Register Historic District; any application referred to the Commission by the Administrator; any application requesting full review by the Commission if ordinarily subject to review by the Administrator; and all appeals of decisions made by the Administrator to issue or deny a certificate of appropriateness.
The Administrator shall review all applications for certificates of appropriateness for all projects affecting structures and/or sites within one hundred eighty-five (185) feet of a landmark within the H-2 Historic District Overlay and all exterior projects affecting non-contributing structures and/or sites within the National Register Historic District.
The Administrator shall review all applications for the demolition of structures and sites within the City limits not otherwise subject to regulation under this Chapter but subject to permitting under Municipal Code Chapter 500, Section 500.020;
The Administrator shall review all applications for certificates of appropriateness for all sign applications.
Within twenty-four (24) hours, the City Administrator shall review all decisions of the Administrator for final approval or denial. If the City Administrator is unable to review the Administrator's decision, a staff member designated by the City Administrator shall provide proxy review for the City Administrator. The City Administrator shall be provided all necessary information needed to make an independent decision of approval or denial.
When required under this Chapter, an application for a certificate of appropriateness shall be made in conjunction with or prior to any building, sign, excavation, grading or demolition permit as required by the Municipal Code. No such permit shall be issued until a certificate of appropriateness has been granted if required herein.
During the initial determination of an application for a certificate of appropriateness, the Administrator shall determine if a project is subject to review under this Chapter.
The Administrator shall determine whether the project application shall be reviewed by the full Commission or administratively. For Commission review, applications must be submitted one (1) calendar week prior to the regularly scheduled Commission meeting to be reviewed at that meeting. Applications to be reviewed by the Commission must be forwarded to the Commission at least twenty-four (24) hours prior to the Commission's regularly scheduled meeting. If no certificate of appropriateness is required for the proposed project, the Administrator shall indicate such determination on a form devised by City staff for that purpose and given to the applicant.
The issuance of a certificate of appropriateness shall not be construed as a guarantee that a City permit or permits, coincident to the certificate, will be granted. Any applicant may request a meeting with the Commission or Administrator before the application is reviewed.
Owner attestation for any action under Section 410.250 (B) regarding in-kind materials shall be submitted to the Administrator prior commencement of any action.
When an application is made for the demolition of a structure under Section 410.260(A)(3), the owner of the property shall attest that the applicant/owner has taken all necessary and reasonable steps to determine if the structure or site has any historic significance, including but not limited to determination of the age of the structure to be demolished and the original construction method used in the erection of the structure. If it is determined that the structure has historic significance the Administrator may issue a stop-work order, consistent with Section 410.280, to assess the structure further and confer with the property owner as to possible alternatives to demolition.
Whenever the Administrator has reason to believe that an action for which a certificate of appropriateness is required and has been initiated or is about to be initiated or that a violation of the conditions of a permit has occurred, the Administrator shall make reasonable efforts to contact the owners, occupants, contractor or subcontractor and inform such persons of the proper procedures for obtaining a certificate of appropriateness. If the Administrator determines that a stop-work order is necessary to halt an action, the Administrator shall either personally serve a copy of the stop-work order on the owners, occupants, contractors and/or subcontractors and notify such persons of the proper procedures for obtaining a certificate of appropriateness or send a copy of the stop-work order by certified mail, return receipt requested, to the owners, occupants, contractors and subcontractors and notify such persons of the proper procedures for obtaining a certificate of appropriateness. A copy of the application form shall be included in the notice.
The Commission and Administrator shall review applications for certificates of appropriateness and issue or deny the permit or certificate within forty-five (45) days of receipt of the application. Written notice of the approval or denial of the application shall be provided to the applicant within seven (7) days following the determination and shall be accompanied by a certificate of appropriateness if so approved.
Certificates of appropriateness shall become void unless construction, alteration, removal or demolition, as applicable, is commenced within six (6) months of date of issuance. Certificates of appropriateness shall be valid for a period of two (2) years. If the project is not completed within two (2) years of the issuance of the original certificate of appropriateness, the applicant may submit a request for an extension of time in order to complete the project. If the project is not completed as shown on the certificate of appropriateness or within the time frame allotted in the extension of time order, the project shall be deemed in violation of this Article.
A denial of a certificate of appropriateness shall be accompanied by a written statement of the reasons for the denial with specific reference to the applicable design standard and/or design guidelines set forth in this Article. The Commission may also make recommendations to the applicant concerning changes, if any, in the proposed action that would cause the Commission to reconsider the Commission's denial and shall confer with the applicant and attempt to resolve as quickly as possible the differences between the owner and the Commission or Administrator. The applicant may resubmit an amended application for a certificate of appropriateness or reapply for coincident permit that takes into consideration the recommendation of the Commission.
Public improvement and land acquisition projects by the City or any of the City's departments or agencies shall be reviewed by the Commission in the following manner:
The Commission shall review and comment upon any public improvement project proposed by the City or any of the City's agencies or departments within the National Register Historic District on the site of or within two hundred (200) feet of any landmarks or within two hundred (200) feet of any boundary of the National Register Historic District. The Administrator shall send a completed preliminary design for a public improvement project to the Commission simultaneously with its submission to the Board for approval. The Commission shall have at least thirty (30) days to complete the Commission's review and report to the Board.
The Commission shall review and comment upon any proposed acquisition of a landmark or of land or buildings within an historic district by the City or any of the City's agencies or departments. The Board or the Administrator shall, at the earliest date that will not interfere with acquisition negotiations, send the Commission information concerning the location, size, purchase price, current use and proposed use of the land or building to be acquired and specify the date by which the Commission shall report to the Board.
The Commission shall review the public improvement or land acquisition projects to determine the public improvement or land acquisition's effect upon the historic, archaeological or architectural character of the landmark or National Register Historic District and report to the Board within any time specified by the Board or Administrator, but not to exceed forty-five (45) days. The report by the Commission shall include any recommendations for changes to the preliminary design or land acquisition that will lessen or alleviate any adverse effect of the proposed project upon the historic, archaeological or architectural character of the landmark or the National Register Historic District. The Board shall take no final action on the land acquisition or initiate construction of the public improvement until the Board has received and reviewed the report of the Commission.
In considering an application for Certificate of Appropriateness, the Commission shall follow, as applicable, substantive provisions of the "Design Guidelines for the Sainte Genevieve National Register Historic District" prepared by Winter and Company, dated June, 2001 and the U.S. Secretary of the Interior's Standards for Rehabilitation as stated below:
A property shall be used for the property's historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and the building's site and environment.
Each property shall be recognized as a physical record of the property's 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.
Distinctive features, finishes and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
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.
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 the property's environment.
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 the property's environment would be unimpaired.
The design guidelines shall be maintained at City Hall. In the event there are conflicting substantive provisions between the design guidelines and the standards as set forth herein, the stricter provision shall prevail.
Administrator Review. In considering an application for a certificate of appropriateness for structures and/or sites within one hundred eighty-five (185) feet of a landmark within the H-2 Historic District Overlay or non-contributing structure and/or sites within the National Register Historic District, the Administrator shall consider the guidance set forth in Chapter 4 and Chapter 5 of the Design Guidelines for the Ste. Genevieve National Register Historic District.
Irrespective of provisions in any ordinance of the City relating to signs, all signs to be placed on a landmark or on a structure within a historic district not specified in the designating ordinance must receive a certificate of appropriateness from the Administrator who shall review the proposed sign in accordance with the minimum design standards and the following general guidelines. No public hearing shall be required for an application for a certificate of appropriateness for a sign which is otherwise in conformance with the City's ordinances affecting signs. A public hearing shall be required in accordance with, and in the same manner as, provisions for a special use permit for any sign not in conformance with the City's ordinances affecting signs.
General sign regulations are included in zoning ordinances for the City. Additional sign restrictions may be included in the ordinance designating a landmark or title.
It is not the intent of these standards to create uniformity of signage or to inhibit creative initiative.
Signs shall be designed and placed so as to appear an integral part of the building design and to respect neighboring properties and the district in general. Signs shall be designed with appropriateness relative to the services of the establishment served.
Recommended signage.
Signs should be maintained if they are determined to be an original part of a building as it was originally constructed.
Some signs, though not original to a building, may have acquired significance by virtue of their age, design, materials and craftsmanship. Such signs should be maintained and preserved.
Some existing signs may not be appropriate, especially if they disguise, obstruct or detract from significant facade elements.
Wall signs. Each ground floor occupant in a building shall have no more than one (1) sign oriented to each street on which the premises has frontage. The sign or signs should identify the predominant use of the occupant or identify the building as a whole.
Wall signs may extend the entire length of the facade but shall have a total vertical dimension of no more than two (2) feet six (6) inches.
Wall signs shall be mounted no lower than eight (8) feet above the elevation of the ground floor and no higher than the elevation of the second floor.
Wall signs may be applied directly on glass show windows or entry doors. These may be located at any point below the elevation of the second floor.
Secondary wall signs. Each occupant in a building may have one (1) or more secondary wall signs. These signs should identify occupants on upper floors or those not considered the primary occupants.
Each occupant may have not more than one (1) sign applied directly on glass of upper windows. Upper window signs may consist of individual letters not over six (6) inches in height. Total sign dimensions should be no greater than fourteen (14) inches in height.
In addition to upper window signs, each occupant may have one (1) ground floor entry sign located at the entry way with individual letters painted or located directly on glass, door, plaque or directory.
Illumination. Any sign lighting shall be properly shielded or diffused so as to eliminate glare.
Exceptions. The following are appropriate in addition to those signs listed above:
Names of buildings, dates of erection, monumental citations and commemorative tablets which do not exceed twenty (20) square feet in area when made a permanent integral part of a building.
Educational signs not exceeding ten (10) square feet providing bulletin or poster display space, identifying or explaining local history or other processes.
Signs that have special aesthetic, artistic or historical merit or appropriateness.
There should be no projections beyond the property line other than as described below or as allowed by other Sections of this Article.
Sun protection/weather protection devices are permitted only in the form of awnings. Awnings should be of canvas or of a planar surface of metal or similar smooth surface. Awnings should be located no higher than sixteen (16) feet and should extend no lower than eight (8) feet. Awnings should be of a color(s) and design that complements the existing facade and that does not cover or damage significant structural or decorative elements.
Individual wall lighting fixtures projecting beyond property lines may be used, provided that fixtures are consistent with the period or the design of the building facade; the total wattage per fixture is no more than one hundred (100) watts; the fixture does not emit glare or harsh bright spots; the fixture is mounted no lower than seven (7) feet six (6) inches nor higher than nine (9) feet above the elevation of the ground floor; and the fixture extends from the property line not more than sixteen (16) inches, with no dimensions greater than sixteen (16) inches.
The Commission may adopt a standardized sign which may project beyond lines and which may be used by all property owners or businesses within a district. Such sign shall be not lower than seven (7) feet six (6) inches nor higher than ten (10) feet above the elevation of the ground floor, shall extend from the property line no more than three (3) feet and shall have no dimension greater than three (3) feet. [Note: BOCA Section 1911.0 limits projecting signs to two (2) feet inside street curbline.]
Ordinary Maintenance Exclusion. Nothing in this Section shall be construed to prevent the ordinary maintenance or repair of any exterior elements of any building or structure described in this Article.
Minimum Maintenance Requirement. All landmarks and structures and sites within the National Register Historic District shall be preserved against decay and deterioration and free from certain structural defects in the following manner by the owner thereof or such other person or persons who may have the legal custody and control thereof and shall repair such building if it is found to have any of the following defects:
The deterioration of crumbling or exterior plasters or mortar;
The deterioration or ineffective waterproofing of exterior walls, roofs and foundations, including broken windows or doors;
The peeling of paint, rotting, holes and other forms of decay;
The lack of maintenance of surrounding environment, e.g., fences, gates, sidewalks, steps, signs, accessory structures and landscaping;
Notification Of Non-Maintenance. If minimum maintenance is not being performed, the owner of the property or other person having legal custody thereof shall be notified by the Administrator. The Administrator shall make all reasonable attempts to contact the owner of the landmark or contributing structures within the National Register Historic District in the manner consistent with policies and practices regularly engaged in by the Community Development Administrator and Building Inspector to insure minimum maintenance of such structures and sites. In the event the informal attempts are unsuccessful, the Administrator shall notify the legal custodian of the property via certified mail and shall specify each item in the property or landmark that fails to meet minimum maintenance requirements. The owner or other person having legal custody of the property shall have thirty (30) days from the receipt of notice to comply with the minimum maintenance requirements. The Administrator for good cause shown, may extend the thirty-day period. If after the original thirty-day period or any extension granted by the Administrator, the owner or person having legal custody of the property should fail to meet the minimum maintenance requirements, the owner or person having legal custody of the property shall be deemed to be in violation of this Article and shall be subject to all penalties provided in this Chapter.
Application for a certificate of economic hardship shall be made on a form prepared by the Commission only after a certificate of appropriateness has been denied or a notification of non-maintenance has issued. The Commission shall schedule a public hearing concerning the application and any person may testify at the public hearing concerning economic hardship. Notice of the date, time, place and purpose of the public hearing shall be sent by regular mail to the applicant, owners of record and the owners of record of property abutting the property seeking the certificate of economic hardship at least fifteen (15) days prior to the date of the public hearing. Notice shall also be published in a newspaper having general circulation in the City. The notice shall state the street address and legal description of the property seeking the certificate of economic hardship.
The Commission may solicit expert testimony or require that the applicant for a certificate of economic hardship make submissions concerning any or all of the following information before the Commission makes a determination on the application:
Estimate of the cost of the proposed construction, alteration, demolition or removal and an estimate of any additional cost that would be incurred to comply with the recommendations of the Commission for changes necessary for the issuance of a certificate of appropriateness.
Estimated market value of the property in its current condition; after completion of the proposed construction, alteration, demolition or removal; after any changes recommended by the Commission; and in the case of a proposed demolition, after renovation of the existing property for continued use.
In the case of a proposed demolition, an estimate from an architect, developer, real estate consultant, appraiser or other real estate professional experienced in rehabilitation as to the economic feasibility of rehabilitation or reuse of the existing structure.
Assessed value of the property according to the two (2) most recent assessments.
Real estate taxes for the previous two (2) years.
Any other information considered necessary by the Commission to make a determination as to whether the property does yield or may yield a reasonable return to the owners.
The applicant may provide the following information with respect to any application for a certificate of economic hardship:
Amount paid for the property, the date of the purchase and the party from whom purchased, including a description of the relationship, if any, between the owner of record or applicant and the person from whom the property was purchased and any pertinent terms of financing between the seller and buyer.
If the property is income-producing, the annual gross income from the property for the previous two (2) years; itemized operating and maintenance expenses for the previous two (2) years; and depreciation deduction and annual cash flow before and after debt service, if any, during the same period.
Remaining balance on any mortgage or other financing secured by the property and annual debt service, if any, for the previous two (2) years.
Appraisals obtained within the previous two (2) years by the owner or applicant in connection with the purchase, financing or ownership of the property.
Any listing of the property for sale or rent, price asked and offers received, if any, within the previous two (2) years.
The Commission shall review all the evidence and information required of an applicant for a certificate of economic hardship and make a determination, within forty-five (45) days of receipt of the application, whether the denial of a certificate of appropriateness has deprived or will deprive the owner of the property of reasonable use of, or economic return on, the property. Written notice of the determination shall be provided to the applicant and the Zoning Administrator within seven (7) days following the determination.
Upon a determination by the Commission or Administrator that an application for a certificate of appropriateness or for a certificate of economic hardship be denied, the applicant or any other interested person may, within thirty (30) days after the postmarked date of the notice of the determination, file with the City Clerk a written appeal to the City of Ste. Genevieve Board of Aldermen specifying the grounds thereof.
Applications for zoning amendments, special use permits or variances for a landmark or structures within the National Register Historic District shall be referred to the Commission by the Zoning Administrator. The Commission may review these applications using any format which the Commission deems appropriate; provided, however, that the applicant shall be notified of the time and place of such review and shall be given the opportunity to appear and be heard. Within fifteen (15) days after receipt of said application, the Commission shall forward the Commission's comments to the Zoning Administrator for presentation to the Planning Commission for the Planning Commission's consideration in reviewing the application.