Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Bell Avenue Conservation District Ordinance
ORDINANCENO04qANORDINANCEOFTHECITYOFDENTONTEXASPROVIDINGFORAZONINGCHANGETOCREATEANOVERLAYDISTRICTCONSISTINGOFAHISTORICCONSERVATIONOVERLAYDISTRICTBEINGGENERALLYLOCATEDTHEEASTANDWESTSIDESOFBELLAVENUESOUTHOFSHERMANDRIVEANDNORTHOFUNIVERSITYDRIVEAMENDINGCHAPTER35SUBCHAPTER7OFTHECITYOFDENTONCODEOFORDINANCESDENTONDEVELOPMENTCODESPECIALPURPOSEANDOVERLAYDISTRICTSTOADDSECTION3577BELLAVENUEHISTORICCONSERVATIONDISTRICTPROVIDINGFORTHECREATIONOFBELLAVENUEHISTORICCONSERVATIONOVERLAYDISTRICTANDREGULATIONSUCHOVERLAYDISTRICTESTABLISHESDIFFERENTREGULATIONSTOHELPCONSERVETHEHISTORICARCHITECTURALANDCULTURALATTRIBUTESOFTHEDISTRICTPROVIDINGFORASEVERABILITYCLAUSEPROVIDINGFORAPENALTYINTHEMAXIMUMAMOUNTOF200000FORVIOLATIONSTHEREOFANDPROVIDINGASEVERABILITYCLAUSEANDANEFFECTIVEDATEWHEREAStheCityCouncilfindsthatthereareareasofthecitywhichreflectelementsofthecitysculturalsocialeconomicpoliticalarchitecturalorarcheologicalhistorywhichshouldbeconservedandprotectedandWHEREAStheCityCouncilfindsthatbyallowingthecreationofhistoricconservationdistrictsthatitwillprovideflexibilityinprotectingtheparticularculturalsocialeconomicpoliticalarchitecturalorarcheologicalhistoryoftheseareasandWHEREAStheCityCouncilhasreceivedrecommendationsfromtheHistoricLandmarkCommissionandthePlanningandZoningCommissionaftergivingtherequirednoticesandrequiredpublichearingsrecommendingthatthecityshouldallowthecreationoftheBellAvenueHistoricConservationDistricttoprotectthecitysarchitecturalandculturalattributesandWHEREAStheCityCouncilfindsthatallowingtheestablishmentofsuchhistoricconservationdistrictsservesapublicpurposeWHEREAStheHistoricLandmarkCommissionrecommendedthechangeinzoningtocreatetheBellAvenueHistoricConservationDistrictWHEREAStheBellAvenueHistoricOverlayDistrictareaismoreparticularlydescribedinAttachmentAattachedheretoandmadeaparthereofbyreferenceandWHEREASonJanuary122005thePlanningandZoningCommissionconcludedapublichearingasrequiredbylawandunanimouslyrecommendedapprovaloftherequestedchangeinzoningand WHEREAStheCityCouncilmakesthefollowingfindingsThechangeinzoningcreatingtheoverlaydistrictisconsistentwiththeComprehensivePlanandTheoverlaydistrictwillprotectandenhancethePropertyandsurroundingareawhicharedistinctfromlandsandstructuresoutsideoftheoverlaydistrictandtheimmediateneighborhoodandTheregulationsimposedintheoverlaydistrictserveimportantandsubstantialpublicinterestsbypreservingtheintegrityoftheneighborhoodsurroundingtheoverlaydistrictwhileofferingprotectiontotheuniquearchitecturalandculturalattributesoftheoverlaydistrictNOWTHEREFORETHECOUNCILOFTHECITYOFDENTONHEREBYORDA1NSSECTION1ThefindingsandrecitationscontainedinthepreambleofthisordinanceareincorporatedhereinbyreferenceSECTION2ThezoningforthetractdescribedinExhibitAisrezonedtocreatetheBellAvenueHistoricConservationDistrictSECTION3TheCitysofficialzoningmapisamendedtoshowthechangeinzoningdistrictclassificationSECTION4ThefollowingamendmenttoChapter35willbetheapplicableregulationstotheoverlaydistrictChapter35Subchapter7DentonDevelopmentCodeSpecialPurposeandOverlayDistrictsCodeofOrdinanceCityofDentonTexasisherebyamendedbyaddingSection3577BellAvenueHistoricConservationDistricttoreadasfollows3577BellAvenueHistoricConservationDistrict35771PurposeThepurposeofestablishingtheBellAvenueHistoricConservationDistrictistoASafeguardtheheritageoftheCityofDentonbypreservingtheBellAvenueareaofthecitywhchcontainlandmarksbuildingsandorsiteswhichreflectelementsofthecitysculturalsocialeconomicpoliticalorarchitecturalorarcheologicalhistoryBStabilizeandimprovepropertyvaluesCEnsurecompatibilityofnewconstructionandstructuralalterationswiththeexistingscaleandcharacteristicsofsurroundingpropertiesDFostercivicprideinthebeautyandaccomplishmentsofthepastEIdentifyandpromotetheuseofhistoricresourcesfortheeducationpleasureandwelfareofcitizensoftheCityofDenton35772DefinitionsThefolloxdngwordstermsandphraseswhenusedinthisSubchaptershallhavethemeaningsascribedtotheminthissectionexceptwherethecontextclearlyindicatesadifferentmeaning2 HPOTheHistoricPreservationOfficerfortheCityofDentonHPOLandmarkAnybuddingstructuresitedistrictareaorlandofarchitecmralhistoricalarchaeologicalorculturalimportanceorvaluewhichthecitycouncildeterminesshallbeprotectedenhancedandpreservedintheinterestofthecultureprosperityeducationandgeneralwelfareofthepeopleLandmarkCommissionTheCityofDentonHistoricLandmarkCommissionLandmarkCommissionSiteThelocationofasighificanteventaprehistoricohistoricoccupationoractivitywhichmayincludeopenspacesorabuildingorstructurewhetherstandingminedorvanishedwherethelocationitselfpossesseshistoriccultuxalorarcheologicalvalueregardlessofthevalueofanyexistingstructure35773ApplicationofRegulationsAItshallbeunlawfulforanypersontodooralloworcauseanyotherpersontodoanyofthefollowingactsonanypropertylocatedwithintheDistrictwithoutfttstapplyingforandreceivingacertificateofappropriatenessfromtheLandmarkCommission1Constructinganewbuildingormakinganadditiontoanexistingbuilding2Reconstructingaltemgchangingorrestoringtheexteriorfacadeofanyexistingbuilding3Placingorlocatinganybuilding4PerforminganyactforwhichacertificateofappropriatenessisrequiedbythiasubchapterBAnyconstructionalterationorimprovementmadeonanypropertywithintheDistrictwhichwouldnotreqinreacertificateofappropriatenessbyreasonofitnotbeingvisiblefromanypublicstreetasprovidedinthissubchaptershallbesubmittedtotheHPOpriortothebeginningoftheworkforhisherdeterminationofwhethertheimprovementwouldbevisiblefromapublicstreetCOtherregulationsapplicabletotheDistrictascontainedinpartoftheCodeofOrdinancesshallcontinuetoapplytotheDistrictexceptasspecificallymodifiedhereinDIfanyprovisionofthissubchapterconflictswithanyotherprovisionoftheCodeofOrdinancestheprovisionsofthissubchaptershallgovernandcontrolEWhereanyprovisionofthissubchaptermodifiesanyprovisionofanyotherordinanceapplicabletotheDistrictthewordsusedhereinshallhavethemeaningdefinedintheprovisionsoftheordinancemodifiedunlessthedefinitionisotherwiseprovidedherein35774AApprovalProceduresTherequirementsandproceduresforcertificateofappropriatenessshallbethesameasthoseprovidedforinsubchapter3569oftheCodeofOrdinances35775ArchitecturalRegulationsArchitecturalrequirementsintheBellAvenueConservationDistrictshallbeasfollows12345MainBuildingMainbuildingsmustbecompatibleinscalewithstructureexistinginthedistrictAccessoryBuildingsAccessorybuildingswhicharevisiblefromanypublicstreetotherthananalleymustbecompatiblewiththescaleshapemolformmaterialsdetailingandcolorofthemainbuildingArchitecturalDetailMaterialscolorsstructuralanddecorationelementsandthemannerinwhichtheyareusedappliedorjoinedtogethermustbecompatiblewithnearbyandadjacentstructuresAdditionsAlladditionstoabuildingmustbecompatiblewiththedominanthorizontalorverticalcharacteristicsscaleshaperoofformmaterialsdetailingandcoloroftheexistingbuildingColorColorsofallstructuresmustbecomplementarytoeachotherandtheoverallcharacterofthemainbuilding 67SFacadeMaterialsTheonlypermittedfacadematerialswillbebrickwoodsidingwoodstoneandstuccoArtificialfacsimilesofthesematerialswillhavetobeconsideredonacasebycasebasisHistoricarchitecturalelementsofthefacadearetobepreservediftheyarestillhistoricallyaccurateatthetimeofthecreationofthedistrictRoofMaterialandColorsRoofmaterialsandcolorsmustcomplementthestyleandoverallschemeofthestructure35776ExistingConstructionARepairsshallbemadeinamannerthatpreservesorprolongsthestructuralintegrityofthecharacterdefiningfeaturesofapropertyRepairsshallbeexecutedinamannerconsistentwiththedesignguidelinesestablishedbyeachindividualhistoricconservationdistrictBRepairstostructuresthataredeemednottocontributetothecharacterdefiningfeaturesofthedistrictwillnothavetocomplywiththedesignguidelinesaslongastherepairsareconsistentwithcurrentarchitectureofthestructures35777A35778AAlterationstoExistingConstructionExteriorstructuralalterationsalongthestreetfrontageofhistoricbuildingsorstructuresshouldbeavoidedandshallbekepttoaminimumBDesignforstructuralalterationstoexistingbuildingsorstructuresinthehistoricconservationdistrictshallconformtothedesignguidelinesestablishedbyeachindividualhistoricconservationdistrictThedesignshallbecompatiblewiththecharacterdefiningfeaturesofthemaiorityofsurroundingpropertiesandexhibitsimilarsizemassingandscaleasnearbycontributingbuildingsorstructuresCThedesignguidelineswillnotapplytostructuresthataredeemednottocontributemthecharacterdefiningfeaturesofthedistrictaslongasthealterationsmatchtheexistingexteriorstructureNewconstructionStructuralEnlargementorReductionWhennewbuildingsorstructuresareproposedwithintheBellAvenueHistoricConservationDistricttheirdesignshallbecompatiblewiththehistoricculturalorarchitecturalcharacteroftheareaThedesignshallpromotetheexistingspatialandvisualqualifiesinthehistoricconservationdistrictincludingheightandscaleofbuildingsorstructuresorientationsetbackspacingsitecoverageandexteriorfeaturesDesignfornewconstructionshallconformtothedesigngurelinesestablishedbyeachindividualhistoricconservationdistrictandacertificateofappropriatenessshaberequiredunderthesameprocessasinsection35769ThissectionshallnotapplytonewconstructiontoreplaceabuildingthatwasdeemednottocontributetothecharacterdefufingfeaturesofthedistrictThenewconstructionmustmatchtheheightscaleorientationsetbackspacingsitecoverageandexteriorfeaturesofthebuildingwhichitisreplacingNewconstructionmustmeettheprovisionsofsubsectionsAandBhereinifabuildingpermitisnotapphedforwithinsixmonthsandconstructiondoesnotbeginwithin12monthsofthedamageordestructionofthestmctore35779DesignGuidelinesDesignguidelinesareattachedasAppendixAofthissubchapterThedesignguidelinesaretohelpguidetheHLCresidentsanddevelopersindeterminingconformitywiththeconservationofthehistoricandarchitecturalheritageoftheBellAvenueConservationDistrictSECTION5Ifanyprovisionsofanysectionofthisordinanceshallbeheldtobevoidorunconstitutionalsuchholdingshallinnowayeffectthevalidityoftheremainingprovisionsorsectionsofthisordinancewhichshallremaininfullforceandeffect SECTION6Anypersonviolatinganyprovisionofthisordinanceshalluponconvictionbefinedasumnotexceeding200000EachdaythataprovisionofthisordinanceisviolatedshallconstituteaseparateanddistinctoffenseSECTION7Thatthisordinanceshallbecomeeffectivefourteen14daysfromthedateofitspassageandtheCitySecretaryisherebydirectedtocausethecaptionofthisordinancetobepublishedtwiceintheDentonRecordChronicletheofficialnewspaperoftheCityofDentonTexaswithinten10daysofthedateofitspassagePASSEDANDAPPROVEDthisthedayofZdL2005EULINEBROCKMAYORATTESTJENNIFERWALTERSCITYSECRETARYBytiAPPROVEDASTOLEGALFORMHERBERTLPROUTYCITYATTORNEY AppendixASubchapter3777BellAvenueConservationDistrictGuidelines LikeHistoricDistrictsConservationDistrictstatusisaformofoverlayzoningwhichaddsalevelofprotectiontoselectedneighborhoodsTheseguidelineswillhelptoensuresensibleandharmoniousdesignintermsofmassingfenestrationandscaleforcasesinvolvingnewconstructionordevelopmentsthatincludeinfillconstructionwithinestablishedneighborhoodsIntermsofproposedexteriorrehabilitationormaintenanceofexistingstructurestheguidelineswillprovidepropertyownerswithsolutionsthatrespectthetraditionaldesignandintentionofthebuiltandnaturalenvironmentsInadditiontotheseguidelinesdevelopmentisalsosubjecttotherequirementsintheDentonDevelopmentCodeastheyrelatetobuildingheightlotsizesetbacksandparkingTheBellAvenueConservationDistrictconsistsoftheareafacingBellAvenuebetweenUniversityDriveHighway380andShermanDriveFM428ThepurposeoftheseguidelinesistopreventthelossoftheDistricfshistoricbuildingsandtoserveasaguideforrehabilitationofexistingbuildingsconstructionofnewbuildingsandadditionsandrelocationofbuildingssoastopreservethehistoricandculturalcharacterandthevisualidentityoftheDistrictEXISTINGBUILDINGSSTREETSCAPESFagadeTreatmentsConservationDistrictsseektopreservethefagadesofexistingstructuresvisiblefromthepublicrightofwayorstreetThecrucialaspectsinvolvetheappearanceofthefagadesandthefenestrationegplacementofopeningsofwindowsdoorsandrelatedtrim1MaterialsaOriginalMaterials1BrickorstonethatwasoriginallyunpaintedshouldremainsosinceirreversibledamagecanresultfromattemptstoremovepaintbymethodssuchassandblastingPaintingorcoveringoriginalbrickorstoneisdiscouraged2RetainsignificantcharacterdefiningwoodenormetalfagadeelementsExamplesincludecomicebracketsgingerbreaddecorativetrimelementsornamentalbargefasciaboardandsoffit2 bMaintenance1TheUnitedStatesDepartmentoftheInteriorspublicationStandardsforRehabilitationandGuidelinesforRehabilitatingHistoricBuildingsindicatesthatlightdetergentsandwateraretheonlyacceptablemethodsforcleaningmasonryHowevercertainchemicalstrippingagentsaresafetouseonmasonrysurfaceswithincontrolledenvironmentsandareacceptabletouseUponrequesttheTexasHistoricCommission5124636092ortheCityofDentonPreservationOfficer9403498529canprovidedetailsastothesecleaningagents2Sandblastingandothermethodsthatutilizeharshabrasiveschemicalsorcontentsunderhighpressurearenotpermitted3Whenrepointingmasonryeveryeffortmustbemadetoduplicatetheoriginalstrengthandcoloroftheoriginalmortarsoasnottodamagethebrickorstonefaceduetospallingandtohelptherepairblendinwiththeoriginalwork2RoofsaExistingroofsthatarevisiblefromthepublicfightofwayshouldretaintheirprofileasitrelatestoshapeandslopeAppropriaterooftreatmentsinConservationDistrictsincludedimensionalshinglesrealorsyntheticslateshinglesorstandingseammetalbHistoricsystemsthatareintegraltotheroofsuchasflashingandleaderconductorboxesbuiltinguttersdownspoutsorsnowguardsshouldberetainedandmaintainedonaregularbasisasthesetypesofsystemsoftenwerecraftedofheavygaugeresilientmaterialssuchascopperorzincandgenerallyoutperformmodemmaterialsaswellasretainapatinaandcontributetotheappearanceofthestructure cBuildingsthatincorporateaslopedroofsuchasagableandorhippedroofoftenfeaturedecorativeelementsthatshouldberetainedincludingbutnotlimitedtoroofcrestingridgecapsandfinials3DoorsaReplacementdoorsshouldbesizedtofitintheexistingopeningTheopeningshouldnotbealteredsoastoaccepteitherasmallerdooregfillinginexcessspacewithmaterialsuchaslumberbricksorcementblocksortofacilitatealargerdoorordoorsegknockingoutpartofthesurroundingwallandreframingtheopening4WindowsaWindowopeningsshouldnotbealteredtoaccommodatereplacementwindowsegblockingdownorblockingintheopeningbReplacementwindowsshouldrelatetoandheappropriatefortheageandarchitecturalstyleofthestructurecInsituationswhereoriginalwindowsremaineveryeffortshouldbemadetorepairsuchwindowsratherthanreplacethemoutrightdCertificateofAppropriatenessreviewwillberequiredforanywindowrepairorchangeduetocodeandsafetyregulations5PorchesaCharacterdefiningdetailssuchasdecorativewoodenormetaltrimturnedwoodenorcastironcolumnssectionsofthebalustradeegspindlesnewelpostsandhandtoprailingsandskirtingshouldberetainedEveryeffortshouldbemadetorepairdamagedportionsoforiginalmaterialsbPorchroofsandtheiroriginalcharacterdefiningfeaturessuchasshedroofscommonlyfoundonrowhousesorgabledroofsspecifiedonsemidetachedtwinsordetachedhomesshouldberetained4 cOriginalporchflooringorceilingmaterialssuchastongueandgrooveplanksalsoknownascentermatchedstripflooringalsousedasaceilingmaterialshouldbepreservedandretainedwhereverpossibleorreplacedinkindBuildingMaterialsProportionandProffieMaterialstobeusedforrepairstoornewadditionstoexistingbuildingsshouldharmonizewithexistingmaterialsAppropriatewallmaterialsshallincludebutnotbelimitedtobrickstonestucconaturalwoodorcementioussidingAnysidefrontorrearadditionthatisvisiblefromtheprimarystreetandwhichincreasesthefootprintofthemainbuildingwouldbereviewed1RoofsaFornewconstructiontheprincipalrooflineshouldbeconsistentwiththeadjacentstreetscapebNewadditionsmustrespecttheexistingbuildingsroofprofileandifvisiblefromtheprimarystreetbeinharmonywithitintermsofformtextureandcolorcAppropriateroofingmaterialswhenvisiblefxomthepublicrightofwayshouldconsistofdimensionalshinglesrealorartificialslatewoodenshakesorstandingseammetal2DoorsaFornewconstructionprincipalfacadesfacingthestreetshallcontainanentrydoor1Forcomerpropertieseitherfa9adefacingthestreetcanqualifyasprimaryandthusbeeligibleforplacementoftheentrydoor3PorchesaResidentialnewconstructionshouldincorporateafrontorsideporchifapomhexistsontheimmediatelyadjacentpropertieswithintheblockface5 4PaintaCertaincolorsprohibitedFluorescentmetalliccolorsarenotpermittedontheexteriorofanystructureinthedistrict5WindowsaPrimarywindowsshouldbeharmoniouswithadjacentpropertiesandgenerallyreflectverticalproportionsegtallerthantheyarewideAccessoryoromamentalwindowssuchasgablewindowssidelightsandtransomwindowsareallowed6UtilitiesaUtilitiessuchasgasandelectricmetersshouldnotbeplacedonoralongtheprimaryfaqadeofnewresidentialorcommercialstructureswhenpossiblebWherevisibilityofutilitiesisanissuetheyshouldbe1paintedsoastoblendintothebackground2screenedwithvegetationsoastominimizetheimpactonthefacade3placedatorneargroundlevelcHVACequipmentshouldbeplacedonoralongtherearfacadeorrearhalfofsecondaryfacadesandbescreenedfromviewbyvegetationorfencingasreferencedbelowdCableandsatellitetelevisionaccessoriessuchasdishesandantennaeshouldbelocatedontherearhalfofthesidefacadesorrearhalfoftheroofoutofplainviewwherepossible7FencingaAllmattersregardingfencingtobelocatedinthefromyardorfrontandsideyardsofacomerpropertyshallfall6 underthejurisdictionoftheamendedportionofSection35139oftheCityofDentonDevelopmentCode8TopographyThesitefornewconstructionwhichiswithinviewofthepublicrightofwayshallbeinharmonywithexistingtopographicalfeaturestypicaloftheneighborhoodREVIEWPROCESSAllexteriorchangesrequireaCertificateofAppropriatenessCOApriortobeginningworkTheCOAshouldbefiledwiththeHistoricPreservationOfficerHPOAllexistingtimelineswillbefollowedThingsthatrequireaCOAinclude1Constructinganewbuildingormakinganadditiontoanexistingbuilding2Reconstructingalteringchangingorrestoringtheexteriorfaqadeofanexistingbuilding3Placingorrelocatingabuilding4Removingordemolishingexteriorarchitecturalfeatures5ConstructingrepairingorerectingapermanentimprovementfencedrivewayetcAnyordinarymaintenanceorrepairshallbesubmittedonaCOAtotheHPOpriortothebeginningoftheworktodeterminewhethertheworkjeopardizesthecharacterofthebuildingordistrictExamplesofroutinemaintenancewouldinclude1Paint2Repairingthestructureusinglikematerialswoodwithnewwoodcompositionshingleswithnewcompositionshinglesetc3ReplacingwindowsordoorswithlikematerialsofthesamesizeIftheHPOdeterminesthattheworkshouldbereviewedbytheHLCtheywillplaceitonthenextagendaandnotifytheapplicantofthetimeanddateofthepublichearingIftheHLCdeniestheCOAtheapplicantmayappealtheirdecisiontotheDentonCityCouncil DEFINITIONS1AdditionAconstructionprojectphysicallyconnectedtotheexteriorofbuilding2AlterationAnychangeaffectingtheexteriorappearanceofanexistingimprovementbyadditionsreconstructionremodelingormaintenanceinvolvingchangesinformtextureormaterials3COACertificateofAppropriatenessaformwhichmustbefilledoutandturnedintotheHistoricPreservationOfficerpriortobeginningexteriorworkonastructureDemolitionTheactorprocessofwreckingdestroyingorremovinganybuildingoranypartthereofDemolitionincludesbutisnotlimitedtotheremovalofabuildingfromitssiteortheremovalordestructionofafagadeorsurface5DesignGuidelinesWrittencriteriasupplementedbygraphicillustrationsasappropriateillustratingarchitecturalconsiderationswhichwillaffectthegrantingofbuildingpermitswithintheurbanconservationdistrictFagadeAnyoftheexteriorfacesofabuildingHLCTheCityofDentonHistoricLandmarkCommissionHPOTheCityofDentonHistoricPreservationOfficerImprovementAnybuildingstructurefencegatewallwalkwayparkingfacilitylightfixturebenchfountainsignworkofartearthworksorothermanmadeobjectsconstitutingaphysicalbettermentofrealpropertyoranypartofsuchbetterment10InfillDescriptiveofbuildingsthathavebeendesignedandbuilttoreplacemissingstructuresorotherwisefillgapsinthestreetscapeInfillarchitectureshallbecompatibleinsuchelementsasheightproportionandmaterials11OrdinaryMaintenanceorRepairTheprocessofconservingasitebuildingstructureorobjectovertimetopreventdeteriorationasopposedtorestorationorrehabilitationmayincludeinspectionandplanningaswellashousekeepingminorrepairsandpainting12PreservationTheactorprocessofapplyingmeasurestosustaintheexistingformintegrityandmaterialofabuildingorstructureandtheexistingformandvegetativecoverofasiteItmayincludeinitialstabilizationworkwherenecessaryaswellasongoingmaintenanceofthebuildingmaterialsandvegetation13PrimaryFaadeThefrontwallofabuildingorthewallinwhichtheprincipalbuildingentranceislocated14PublicRightofWayAnydesignatedpublicstreetsidewalkoralley15RehabilitationTheactorprocessofmakingpossibleacompatibleuseforapropertythroughrepairalterationsand789 additionswhilepreservingthoseportionsorfeatureswhichconveyitshistoricalculturalorarchitecturalvalues16RestorationTheactorprocessofaccuratelyrecoveringtheformfeaturesandcharacterofapropertyasitappearedataparticularperiodoftimewhichmayinvolvetheremovaloflateradditionsoralterationsorthereplacementofmissingfeaturesSecretarFoftheInteriorsStandardsForRehabilitation1Apropertyshallbeusedforitshistoricpurposeorbeplacedinanewusethatrequiresminimalchangetothedefmingcharacteristicsofthebuildinganditssiteandenvironment2ThehistoriccharacterofapropertyshallberetainedandpreservedTheremovalofhistoricmaterialsoralterationoffeaturesandspacesthatcharacterizeapropertyshallbeavoided3EachpropertyshallberecognizedasaphysicalrecordofitstimeplaceanduseChangesthatcreateafalsesenseofhistoricaldevelopmentsuchasaddingconjecturalfeaturesorarchitecturalelementsfiomotherbuildingsshallnotbeundertaken4Mostpropertieschangeovertimethosechangesthathaveacquiredhistoricsignificanceintheirownrightshallberetainedandpreserved5Distinctivefeaturesfinishesandconstructiontechniquesorexamplesofcraftsmanshipthatcharacterizeahistoricpropertyshallbepreserved6DeterioratedhistoricfeaturesshallberepairedratherthanreplacedWheretheseverityofdeteriorationrequiresreplacementoradistinctivefeaturethenewfeatureshallmatchtheoldindesigncolortextureandothervisualqualitiesandwherepossiblematerialsReplacementofmissingfeaturesshallbesubstantiatedbydocumentaryphysicalorpictorialevidence7ChemicalorphysicaltreatmentssuchassandblastingthatcausedamagetohistoricmaterialsshallnotbeusedThesurfacecleaningofstructuresifappropriateshallbeundertakenusingthegentlestmeanspossible8SignificantarcheologicalresourcesaffectedbyaprojectshallbeprotectedandpreservedIfsuchresourcesmustbedisturbedmitigationmeasuresshallbeundertaken9NewadditionsexterioralterationsorrelatednewconstructionshallnotdestroyhistoricmaterialsthatcharacterizethepropertyThenewworkshallbedifferentiatedfiomtheoldandshallbecompatiblewiththemassingsizescaleandarchitecturalfeaturestoprotectthehistoricintegrityofthepropertyanditsenvironment9 10Newadditionsandadjacentorrelatednewconstructionshallbeundertakeninsuchamannerthatifremovedinthefuturetheessentialformandintegrityofthehistoricpropertyanditsenvironmentwouldbeunimpaired10 PrevalentarchitecturalstylesintheBellAvenueHistoricConservationDistrictExampleoraRanchStyleHouse1815BellGrowingoutoftheModemstylebutowingasmuchtotheearlierBungalowPrairieandCottagestylesisthemuchmalignedAmericanRanchStylehome1932topresentThecriticismusuallycomesfromagenerationthatgrewupinsuburbsofranchhousesbutwhoisnotyetdistantenoughintimetolookobjectivelyatthefiftiesstylesAlthoughsomesayRanchStylehomeshavenostyleatallthisisnottreetherewasaveryconsciousattempttoemphasizethehorizontalandtocreateanopenfloorplanLargeranchhomesmaysprawl20003000squarefeetwithroomsandhallwaysflowingintooneanotherandslidingglassdoorsopeningtheinteriorofthehouseintothebackpatioTheformaldiningroomismoreofanextensionofthekitchenandlivingroomthanaseparateroomThequalityofconstructioninevenmodestfiftiesranchhousesisusuallybetterthaninhousesfromthe1970sThefloorsareofoakevenwhencoveredwithacarpettheexteriorisofsolidbrickratherthancheapcompositesidingbathroomtileworkiscommonRanchstylehouseshavemanyofthesefeaturesSinglestoryLowpitchedgableroofDeepseteaves11 HorizontalramblinglayoutLongnarrowandIowtothegroundRectangularLshapedorUshapeddesignAsymmetricalLargewindowsdoublehungslidingandpictureSlidingglassdoorsleadingouttopatioAttachedgarageSimplefloorplansEmphasisonopennessfewinteriorwallsandefficientuseofspaceBuiltfiomnaturalmaterialsOakfloorswoodorbrickexteriorLackdecorativedetailingasidefromdecorativeshuttersandporchroofsupportsExampleofaBungalow2016BellTheCraftsmanBungalow19051930isanallAmericanhousingstylebutithasitsspiritualrootsinIndiaNativehousesintheprovinceofBengalwerecalledbanglaorbangalaBritishcolonistsadaptedtheseonestorythatchroofedhutstouseassummerhomesFortheircomfortablebanglatheBritisharrangeddiningroomsbedroomskitchensandbathroomsarotmdcentrallivingroomsThisefficientfloorplanbecametheprototypeforAmericasCraftsmanBungalowsThefirstAmericanhousetobecalledabungalowwasdesignedin1879byWilliamGibbonsPrestonTwoCaliforniaarchitectsCharlesSumnerGreeneandHenryMatherGreeneareoftencreditedwithinspiringAmericatobuildsimpleoneandahalfstorybungalowsHomesdesignedbytheGreeneswerepublicizedinmagazinesandafloodofpatternbooksfollowed12 ArchitecturalpuristssaythattreeBungalowsrepresentstructuralsimplicityefficientuseofspaceandunderstatedstyleMostofthelivingareaisplacedonthegroundfloorSeventyfiveyearsafterBungalowstookAmericabystormthestyleremainsapopularfavoriteThesecomfortableandelegantlittlehousesareprevalentintheBellAvenueareaCraftsmanstylebungalowsusuallyhavethesefeaturesLowpitchedroofWideeaveswithexposedroofraftersDecorativebracesPorchwithsquarecolumsOneoroneandahalfstoriesBuiltincabinetsshelvesandseatingManyCraftsmanbungalowsalsohaveStonechinmeysGableddormersSlopingfoundationExampleoraColonialRevivalHouse1816BellColonialRevivalbecameapopularAmericanhousestyleafteritappearedatthe1876theUSCentennialExpositionReflectingAmericanpatriotismandadesireforsimplicitytheColonialRevivalhousestyleremainedpopularuntilthemid1950sBetweenWorldWarIandIIColonialRevivalwasthemostpopularhistoricrevivalhousestyleintheUnitedStatesSomearchitecturalhistorianssaythatColonialRevivalisaVictorianstyleothersbelievethattheColonialRevivalstylemarkedtheendoftheVictorianperiodinarchitectureTheColonialRevivalstyleisbasedlooselyonFederalandGeorgianhousestylesanda13 clearreactionagainstexcessivelyelaborateVictorianQueenAnnearchitectureEventuallythesimplesymmetricalColonialRevivalstylebecameincorporatedintotheFoursquareandBungalowhousestylesoftheearly20thcenturyColonialRevivalhouseshavemanyofthesefeaturesSymmetricalfaqadeRectangular2to3storiesGableroofOverhangingupperstoryPillarsandcolumnsMultipanedoublehungwindowswithshuttersDormersTemplelikeentranceporticostoppedbypedimentPaneleddoorswithsidelightsandtoppedwithrectangulartransomsorfanlightsCenterentryhallfloorplanEntertainingroomsonfirstfloorandbedroomsonupperfloorsFireplacesMadeofbrickorwoodSimpleclassicaldetailingSubtypesoftheColonialRevivalHouseStyleDutchColonialTwostoryhousemadeofclapboardorshingleswithagambrelroofflaredeavesandasideentryfloorplanSpanishColonialRevivalLowpitchedceramictileroofstuccowallseaveswithlittleornooverhangwroughtironandwindowsanddoonvayswithroundarches14 ExampleofaTudorsOlehouse2009BellThenameTudorsuggeststhatthesehousesimitateEnglisharchitecturefromtheearly16thcenturyHowevermostTudorstylehomeswereinspiredbybuildingtechniquesfiomanearliertimeSomeTudorhousesmimichumblemedievalcottagesTheymayevenincludeafalsethatchedroofOtherTudorhomesborrowideasfromlatemedievalpalacesTheymayhaveoverlappinggablesparapetsandbeautifullypatternedbrickorstoneworkThesehistoricdetailscombinewithVictorianorCraftsmanflourishesAsinmanyQueenAnneandStickstylehomesTudorstylehousesoftenfeaturestrikingdecorativetimbersThesetimbershintatbutdonotduplicateMedievalbuildingtechniquesInMedievalhousesthetimberframingwasintegralwiththestructureModernTudorhouseshowevermerelysuggestthestructuralframeworkwithfalsehalftimberingThisdecorativewoodworkcomesinmanydifferentdesignswithstuccoorpatternedbrickbetweenthetimbersIntheUnitedStatesTudorstylingtakesonavarietyofformsrangingfromelaboratemansionstomodestsuburbanhomeswithmockmasonryveneersThestylebecameenormouslypopularinthe1920sand1930sandmodifiedversionsbecamefashionableinthe1970sand1980sTudorstylehomesusuallyhavethesefeaturesoDecorativehalftimberingSteeplypitchedroofProminentcrossgablesTallnarrowwindowsSmallwindowpanesMassivechimneysoftentoppedwithdecorativechimneypots15 ExhibitA