HomeMy WebLinkAbout05/14/2007-Historical Society-Agenda Packet-RegularHISTORICAL PRESERVATION COMMISSION
MONDAY, MAY 149 2007
7:00 P.M.
COMMUNITY CENTER
101 FREESE STREET
1. Call Meeting to Order
2. Approval of Minutes
a. Meeting of March 26, 2007
b. Meeting of April 30, 2007
3. Discuss and consider making a recommendation on City of Sanger Historic Preservation
Ordinance, Section 28
4. Discussion of proposed historic district
5. Set Next Meeting Date
6. Possible List of Future Agenda Items.
7. Adjournment.
I, the undersigned authority, do hereby ce
Sanger, Te s a place c nven� nt n re/��
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that Phis. Notice'of Meeting was posted on the bulletin board, at the City Hall of the City of
ily Rosalie Chavez, City Secretary
access► le tot g general public at all times, and said Notice was posted on the following date
at p.m, and shall remain posted until meeting is adjourned.
City of Sanger, Texas
This notice was removed from the official bulletin boa rd b 4 at
This facility is wheelchair accessible and accessible parking spaces are
accommodations or interpretive services must be made 48 hours prior
contact the City Secretary's office at (940) 45 &793 0 for further information,
by
available. Requests for
to this meeting. Please
HISTORICAL PRESERVATION COMMISSION
MONDAY9 MARCH 261 2007
Present: Paul Dwyer, Brian Hutcherson, Russell Martin, Don McClure, and Liz
Springer
Staff: Jack Smith, City Manager, Cecile Carson, Director of Economic
Development
1. Call Meeting to Order
Cecile Carson, Director of Economic Development, welcomed the
members to the new Historical Preservation Commission.
2. Review of City of Sanger Ordinance
The members discussed the current ordinance and made suggestions for
amendment including:
1 Criteria for designation
2 Adding criteria for member qualification to include the owner of
a property eligible for historic designation or within a historic
district
3 Setting a majority at 5 members
Members discussed violations and the meaning of maintenance of historic
property.
3. Election of Chair and Vice - Chair
Members postponed action until the next meeting when all members of
the commission will be appointed.
4. Discussion of proposed historic district
Cecile Carson distributed a draft document that has been discussed by
the Sanger Downtown Association,
5. Review Open Meeting and Open Records requirements
Members are required to review the Attorney General videos on Open
Meeting and Open Records. The website is http://www.oa2.state.tx.us/.
When completed the member should print out the certificate for each
training and provide to the City Secretary.
6. Set Meeting Schedule
It was agreed that the next meeting will be April 30.
7. Possible List of Future Agenda Items.
Members requested that the codes be emailed to the members so they may
review and edit before the next meeting.
8. Adjournment.
Meeting adjourned.
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the bulletin board, at
the City Hall of the City of Sanger, Texas, a place convenient and readily accessible to the general public at all
times, and said Notice was posted on the following date and time:
at p.m. and shall remain posted until meeting is
adjourned.
Rosalie Chavez, City Secretary
City of Sanger, Texas
This notice was removed from the official bulletin board on at
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HISTORICAL PRESERVATION COMMISSION
MINUTES
MONDAY1 APRIL 309 2007
Present: Paul Dwyer, Brian Hutcherson, Russell Martin, Don McClure, Liz Springer,
Terri Patton, Patti Walker
Staff: Jack Smith, City Manager, Cecile Carson, Director of Economic Development,
Tami Taber, Administrative Secretary
1. Call Meeting to Order
Since the Commission has not elected a Chairman, the meeting was opened by
Cecile Carson, Director of Economic Development.
2. Review of City of Sanger Ordinance
The Commission continued the review of the City of Sanger ordinance. Cecile
Carson reported on edits directed by the Commission and new edits based on
their comments and requests. Members discussed inconsistency in the function
as an advisory board only but other provisions give the board final authority.
The members agreed that tax exemption shall be for historic designated embers
discussed repairs from natural damage. The members will continue the review
of the ordinance at the next meeting and consider making a recommendation to
the City Council.
3. Discussion of Proposed Historic District
Members discussed. and no recommendations were made.
4. Election of Chair and Vice -Chair
Don McClure was nominated as Chair and Liz Springer as Vice -Chair. Motion
carried unanimously.
5. Review Open Meeting and Open Records Requirements
Cecile Carson advised board on how to meet requirements and asked that they
comply. The website is httn://www.oag.state.tx.us and when completed,
member should print out the certificate for each training and provide to City
Secretary.
6. Set Next Meeting Date
Date for next meeting is scheduled for Monday, May 14, 2007.
7. Possible List of Future Agenda Items
Continue discussion of ordinances and make a recommendation on the new
historic preservation ordinance.
Invite Dan Boutwell from MPRG, Inc. to meeting. MPRG presented
information to the Steering Committee on historic policy for the Comprehensive
Master Plan,
8. Adjournment
Meeting adjourned.
SECTION 28
"H" - HISTORIC DISTRICT AND HISTORIC PRESERVATION
20.1 Definitions
1. Alteration: The introduction of compatible forms, colors, textures, materials, and shapes which
harmonize with existing historical districts and landmark characteristics yet relate well through
the sensitive use of proportion, scale, and landscaping.
2. Historic District: A historic district is defined as an area which has outstanding historical and
cultural significance in the state, region, or community, within which the buildings, structures,
accessory buildings, fences, or other appurtenances are of basic and vital importance for the
development of culture and tourism because of their association with history, including:
(a) Historic structures, sites or areas within which the buildings, structures, appurtenances,
and places exemplify the cultural, political, economic or social history of the state, region, or
community.
(b) Historic structures, sites or areas that are identified with the lives of historic personages
or with important events in state, regional, or local history.
(c) Structures or areas that embody the distinguishing characteristics of an architectural type
specimen as to color, proportion, form, and architectural details.
3. Historic Landmark: A historic landmark is defined as a place which has outstanding historical
and cultural significance in the state, region, or community. The designation historic landmark
recognizes that the historic place, or the building(s), structure(s), accessory building(s), fences or
other appurtenances at the place, are of basic and vital importance for the preservation of culture
and the development of tourism.
4. Reconstruction: The reconstruction process involves the recreation of a replica of a building or
facility that no longer exists on its original site based on archaeological, historical, documentary,
and physical evidence. Both modern construction techniques and traditional methods may be
used to a reconstruction project.
5. Rehabilitation: This process involves modifications or changes to an existing building.
Rehabilitation extends the useful life or utility of the building through repairs or alterations,
sometimes major, while the features of the building that contributed to its architectural, cultural,
or historical character are preserved.
6. Relocation: Relocation as a result from changes in land use and redevelopment programs
involves the disassembly, relocation on a different site, and reassembly of a building.
7. Restoration: The restoration process involves the careful and meticulous return of a building,
usually on its original site, to its appearance at a particular period of time by removal of later
work or replacement of missing earlier work.
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28.III Creating Historic District
The City Council may from time to time designate certain areas as historic districts, and define,
amend, or eliminate the boundaries of same. Such districts shall bear the word "historic" in their
zoning designation and property therein shall continue to bear its use designation as provided in
the general zoning provisions of this ordinance.
Before taking any such action, the Council shall submit the same to I Planning and
Zoning Commission for their recommendations and reports. The Planning and Zoning
Commission shall give notices, conduct its hearing and make recommendations to the City
Council in the same manner and according to the same procedures as specifically provided in the
general zoning provisions of this ordinance. In like manner, the City Council shall give notices,
follow the publication procedure, hold hearings, and make its determination in the manner as
provided in the general zoning provisions of this ordinance. All procedures and provisions
relative to zoning set forth in the general zoning provisions of this ordinance not in conflict with
the terms of this Section are hereby adopted and made apart hereof.
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28.2 Historic Preservation Commission Created
l .Creation of Commission
Draft 5/14/07 2
There is hereby created a Historic Preservation Commission for historic districts and landmarks,
hereinafter called the Commission, consisting of seven (7) members. The members thereof shall
be appointed by the City Council.
2. Terms of Appointment
Members shall serve from July 1 %J the year of appointment for staggered terms of two (2) years
and may be appointed to successive terms of office. The members of the commission shall be
identified by place numbers one (1) through seven (7). The even -numbered places shall expires
in the even -numbered years; the odd -numbered places shall expire in the odd numbered years.
Newly appointed members shall be installed at the first regular commission meeting after their
appointment.
Vacancies shall be filled for an unexpired term in the manner in which original appointments are
required to be made. Continued absence of any member from regular meetings of the
commission shall, at the discretion of the city council, render any such member liable to
immediate removal from office.
3. Qualifications
To the extent possible, the City Council shall appoint members to the Commission which have
background in architecture, urban design, history, or other related professions. At least one
member shall be the owner of a propertv eligible for historic landmark designation or within a
historic district.
4. Chairman of Commission
The Chairman of the Commission shall be elected by a majority of the members of the
Commission. The first Chairman shall be elected at the beginning of the first meeting held after
the members are appointed and each successive Chairman shall be elected at the first meeting
held after new appointments to the Commission are made each April.
5. Functions of Commission
The Historic Preservation Commission shall thoroughly familiarize itself with buildings,
structures, sites, districts, areas and lands within the Citv which may be eligible for designation
as historic landmarks. The Commission shall act in an advisory capacity on all historic matters
that come before the citv., . It
shall be the function of the Commission to advise the Building Official concerning all
applications for permits in the historic districts and historic landmarks.
Additional Duties:
l .The Commission shall make an annual report to the city council on the state of historic
preservation in the Citv and shall include in the report a summary of its activities for the past
year and a proposed program for the next year.
Z.
The Commission shall have the further responsibility of recommending to the City Council
and Planning and Zoning Commission, the adoption of policies, the sources of funds, and
designation of districts and landmarks that may further the Citv's preservation effort.
Draft 5/14/07 3
3. The Commission shall provide recommendations to the Plannina and Zonina Commission and
Citv Council concerning the establishment of Citv policies, approvals of proiects, desianations of
additional historic districts, changes in historic district boundaries, desianations of historic
landmarks and anv other proiect or efforts which miaht affect a desianated historic landmark or
historic district.
4. The Commission shall, with staff advice and support, determine a suitable emblem for
markina buildings, structures, and sites within historic districts and for designated landmarks,
both public and private. This emblem shall be submitted for approval to the Texas Historical
Commission and then recommended for approval to the Citv Council, along with a list of
locations and sites and estimates as to cost, for approval by the City Council.
28.3 Meetings
The Commission shall meet at regular intervals with advance notice posted according to the
Texas Open Meeting Law. Additionally, meetings may be called upon request of the Chairman,
or upon written request of three (3) members, or upon notice from the City Secretary that a
matter requires the consideration of the Commission. Upon the filing of an application for a
building permit in a historic district, or historic landmark, the Commission shall hold a hearing
within fourteen (14) days after the date of filing of such application. The Commission shall take
final action on the application within thirty (30) days of the filing of said application. If action
thereon is not taken within thirty (30) days after the date of filing of such application, it shall be
deemed to have been recommended for approval and a certificate showing the filing date and the
Failure to take action on the application within thirty (30) days shall be issued by the Commission
on demand. The applicant may withdraw the application before the thirty (30) day period expires
and may resubmit it at a later time if additional time is required for the preparation of
information or for research required by the Commission.
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28.4 Maioritv and Voting Reauirements
A majority of the members shall be 5 to constitute a quorum, and action taken at a meeting shall
require the affirmative vote of a majority of the appointive members in attendance.
28.5 Criteria To Be Used By Commission In Determining Its Recommendation
1. Designation
The Citv Council may from time to time designate certain places in the city as historic
landmarks. Such places shall bear the word "historic" in their zonina desianation and shall
continue to bear their use desianations as provided in the aeneral zonina provisions of this
ordinance.
In designating historic landmarks, the Citv Planning and Zoning Commission and the Council
shall follow the procedures set forth for creating historic districts.
Draft 5/14/07 4
2. Existing uses
Nothina contained in this Section or in the designation of property as being in a historic district
or historic landmark shall affect the present legal use of property_ . Use classifications as to all
proDertv which may be included in a historic district or historic landmark shall continue to be
governed by the general zoning provisions of this and the procedures therein established. In no
case, however, shall any use be permitted which requires the demolition, razing, remodeling, or
alteration of any buildings or structures in such a historic district or historic landmark so as to
adversely affect the character of the district or historic landmark, except upon comDliance with
the terms of this Section. For purposes of clarity in the zoning designation of DroDertv_ , all zoning
maps shall reflect property in historic districts or historic landmarks by the inclusion of the word
'historic" as a prefix to its use designation as specified in accordance with the general zoning
provisions of this ordinance.
Desiganation of historic landmark
A. The city council may designate buildings, structures, sites, districts, areas and lands in the city
as historic landmarks and define, amend and delineate the boundaries thereof. The suffix "H"
shall indicate the zoning designation of those buildings, structures, sites, districts, areas and lands
which the city council designates as historic landmarks. Such designation shall be in addition to
any other use designation established in this chapter. The zoning man shall reflect the
designation of an historic landmark by the letter "H" as a suffix to any other use designation
established by this chapter.
B. In making the designations, the city council shall consider but shall not be limited to one (1)
or more of the following criteria.
1. Character, interest or value as Dart of the development, heritage or cultural characteristics of
the city, state or the United States:_
2. Recognition as a recorded state historic landmark, a national historic landmark or entered into
the National Register of Historic Places;
3. Embodiment of distinguishing characteristics of an architectural tvpe or specimen;
4. Identification as the work of an architect or master builder whose individual work has
influenced the development of the city;
5. Embodiment of elements of architectural design, detail, material or craftsmanshiD which
represent a significant architectural innovation,
6. RelationshiD to other distinctive buildings, sites or areas which are eligible for preservation
according to a plan based on architectural, historic or cultural motif,
7. Portrayal of the environment of a aroun of people in an area of history characterized by a
distinctive architectural style,
8. Archeological value in that it has Droduced or can be expected to Droduce data affecting
theories of historic or Drehistoric interest;
9. Exemplification of the cultural, economic, social, ethnic or historical heritage of the city, state,
or United States,
10. Location as the site of a significant historic event,
11. Identification with a person who significantly contributed to the culture and development of
the city, state or United States,
12. A building or structure that because of its location has become of value to a neighborhood.
community area or the city;
13. Value as an aspect of community sentiment or public pride.
Draft 5/14/07 5
Hearines
A. The city planning and zonina commission shall hold public hearmas as provided for in
V.T.C.A., Local Government Code 211.007 to consider anv historic landmark desianation
ordinance after receiving a recommendation from the historic landmark commission. The notices
provided for in V.T.C.A., Local Government Code 211.007 shall be sent to all owners of
nronertv which is nronosed for "H" desianation as well as to the adioinina_ nronertv owners
snecified in such article.
B. Within thirtv (30) days after the hearina, the city nlannina and zoning commission shall set
forth in writing its recommendation, includina the findings of fact that constitute the basis for its
decision, and shall transmit its recommendation concerning the nronosed ordinance to the city_
council along with the recommendation of the commission.
28.6 Notification of Designation
Upon passage of any historic district or historic landmark designation ordinance, the City
Secretary shall send a notice of the fact of the designation to the owner or owners of affected
property by mail.
28.7 Role Of Building Official
1. Construction, Reconstruction. Alteration, Restoration, or Relocation Procedure
The Building Official shall not take action upon a permit for any construction, reconstruction,
aIteration, restoration, or relocation of a building or signs in the historic district or historic
landmark until he has received a recommendation from the Commission or certificate from the
Commission showing failure to take action as provided in Subsection 28.6 of this Section.
Upon receipt of an application for a permit in the historic district or historic landmark, the
Building Official shall act in accordance with the procedures presently being followed in that
office except as those procedures are necessarily modified by the following requirements:
(a) He shall forward to the Commission a copy of the application for a building permit,
together with a copy of the plot plan and the bung plans and speccations filed by the
applicant.
(b) He shall maintain in his office a record of all such applications and of his handling and
final disposition of the same, which shall be in addition to and appropriately cross-referenced to
his other records.
(c) He shall require applicants to submit a sufficient number of additional copies of material
required to be attached to an application for a building permit in compliance with the foregoing.
2. Demolition Procedure
Notwithstanding any other provision of this Section, any property owner who desires to effect
complete demolition of any entire structure on his property theretofore classified pursuant to the
terms of this Section as, or part of, a historic district or historic landmark, shall give written
notice to the Building Official of his intention to effect such demolition. One hundred twenty
(120) days after the giving of such notice, the property owner shall be entitled to receive a permit
Draft 5/ 14/07 6
for such demolition, provided the application complies otherwise with this and the Building
Code.
3. Standards to be Applied
The same criteria considered by the Commission as set forth in Subsection MY of this Section
shall be applied by the Building Official in arriving at his determination as to issuance or denial
of the permit.
4. Historic Districts.
In determining the recommendation to be presented to the Building Official concerning the
issuing of a permit for the construction, reconstruction, alteration, restoration, relocation,
demolition, or razing of all or part of any building within the historic district, the Commission
shall consider the following matters:
(a) The effect of the proposed change upon the general historic, cultural, and architectural
nature of the district.
(b) The appropriateness of exterior architectural features, including parking and loading
spaces, which can be seen from a public street, alley, or walkway.
(c) The general design, arrangement, texture, material, and color of the building or structure
and the relation of such factors to similar features of buildings or structures in the district. The
criterion shall not be the aesthetic appeal to the Commission of the structure or the proposed
remodeling but rather its conformity to the general character of the particular historic area
involved.
(d) Signs which are not consistent with the character of the historic district in question shall
not be permitted.
(e) The value of the historic district as an area of unique interest and character shall not be
impaired.
5. Historic Landmarks.
In determining the recommendation to be presented to the Building Official administration
concerning the issuing of a permit for the construction, reconstruction, alteration, restoration,
relocation, demolition, or razing of all or part of any designated historic landmark, the
Commission shall consider those considerations which gave rise to the original request for the
designation of the place as a historic landmark as well as the following matters:
(a) The effect of the proposed change upon the historic, architectural, or cultural nature of
the landmark.
(b) The appropriateness of exterior architectural features, including parking and loading
spaces, which can be seen from a public street, alley, or walkway.
(c) The general design, arrangement, texture, material, and color of the building or structure
site and the similarity, contrast, or other relation of such factors to other landmarks built at or
Draft 5/14/07 7
during the same period, as well as the uniqueness of such features, considering the remaining
examples of architectural, historical, and cultural values.
(d) Signs which are not consistent with the character of the historic landmark shall not be
permitted.
(e) The value of la landmark as a place of unique interest or character shall not be
impaired.
28.8 Findings Of The Commission Concerning Application For Permit
1. If the Commission decides to recommend against the granting of a permit, it shall indicate to
the applicant the changes in plans and specifications, if any, which in the opinion of the
Commission, would protect the distinctive historical character of the historic district or historic
landmark. The Commission shall withhold its report to the Building Official for a period of five
(5) days following its discussion to allow the applicant to decide whether or not to make the
suggested changes in his plans and specifications. If the applicant determines that he will make
the suggested changes, he shall so advise the Commission within that time.
2. The Commission, after the meeting provided for in Subsection 28.8 of this Section and after
the making of any changes in the plans and specifications as provided in paragraph (1) of
Subsection 28.10 of this Section, shall submit to the Building Official, in writing, its
recommendation concerning the issuance of a permit for the construction, reconstruction,
alteration, restoration, relocation, demolition or razing of all or a part of any building within the
historic district or historic landmark. The written report shall include the opinion and
recommendation of the Commission as stated in subparagraphs (g) and (h) of this paragraph and
may include all or any part of the matters stated in subparagraphs (a) through (f) of this
paragraph.
(a) The exact location of the area or place in which the work is to be done.
(b) The exterior changes to be made or the exterior character of the structure to be erected.
(c) A list of surrounding structures with their general exterior characteristics.
(d) The effect of the proposed change upon the general historic and architectural nature of
the district or landmark.
(e) The, appropriateness of exterior architectural features which can be seen from a public
street, alley, trail, or walkway.
(fj The general design, arrangement, texture, material, and color of the building or structure
and the relation of such factors to similar features of buildings or structures in a district, or to the
general period of construction in a district or landmark.
(g) The opinion of the Commission, including any dissent, as to the appropriateness of the
work proposed as it will preserve or destroy the historic aspect and nature of the district or
landmark.
(h) The specific recommendation of the Commission.
Draft 5/14/07
3. Meetings Of The Commission
Upon receipt from the Building Official by the Commission of the application for a building
permit for the construction, reconstruction, alteration, restoration, relocation, demolition, or
razing of a building or buildings in this historic district or historic landmark, the Commission
shall schedule a meeting to consider the recommendation which the Commission with give to the
Building Official. The person applying for the permit shall be advised of the time and place of
said meeting and invited to appear to explain his reasons therefore. The Commission may invite
such other persons or groups as it desires to attend its meetings. The Commission may hold any
additional meetings it considers necessary to carry out its responsibilities as enumerated in this
Section.
4. Action By The Building Official
The recommendation of the Commission shall be binding upon the Building Official, and upon
receipt of the report of the Commission, the Building Official shall within ten (10) days notify
the applicant in writing of the approval, conditional approval, or disapproval of the application,
and a copy shall be provided to the Commission.
5. Appeal From Action Of Commission Concerning Applications For Permits
An applicant for permit dissatisfied with the action of the Commission relating to issuance or
denial of a permit for the construction, reconstruction, alteration, restoration, relocation,
demolition, or razing of a building in the historic district shall have the right of appeal to the City
Council within fifteen (15) days after receipt of notification of such action. The applicant shall be
advised by the City Secretary of the time and place of the hearing at which his appeal will be
considered and shall have the right to attend and be heard as to his reasons for filing the same. In
determining whether or not to certify to the appropriateness of the proposed construction,
reconstruction, alteration, restoration, relocation, demolition, or razing of all or a part of any
building within the historic district, the City council shall consider the same factors as the
Commission set forth in Subsection 28.9 of this Section and the report of the Commission and
any other matters presented at the hearing on the appeal. If the City Council disapproves the
application by a majority of the members voting, it shall direct the Building Official not to issue
such permit. Such disapproval may indicate what changes in the plans and specifications would
meet the conditions for protecting the distinctive historical character of the district.
6. Duties Of The Building Official
Upon receipt of the written disapproval of the City Council, the Building Official shall forthwith
so advise the applicant and the Commission.
7. Reapplication For Building Permit
In the case of an application's disapproval by the City Council, the application shall not be
resubmitted for consideration until one (1) year has elapsed from the date of disapproval unless
the indicated changes in the plans and specifications required to meet the conditions for
protecting the district or landmark have been incorporated into the reapplication.
Draft 5/14/07 9
28.9 Violations; Penalties
It shall be unlawful to construct, reconstruct, structurally alter, remodel, renovate, relocate,
restore, demolish, raze, or maintain any building, structure, accessory building, fence, or other
appurtenance in a historic district or historic landmark in violation of the provisions of this
Section; and proper City officials, or their duly authorized representatives, in addition to other
remedies, may institute any appropriate action or proceedings to prevent such unlawful
construction, reconstruction, structural alteration, remodeling, renovation, restoration, relocation,
demolition, razing, or maintenance, to restrain, correct, or abate such violation, to prevent any
illegal act, conduct, business, or maintenance in and about such premises. Each day such
violation continues shall constitute a separate offense.
28.10 Partial Tax Exemption For Historically Designated ,S: `.,,� Sites
1. Definition - As used in this subsection, "Historic Site" means a property designated as a
historic landmark or within a historic district historieally s:,.aifie r* to in need of tax relief to
encourage its preservation. not necessarily m___ a u:s*er:_'': * : * ef u_steM
=a*dmafk as tised elsewhere in this Seefien,
2. Granting of Exemption -The City Council shall, by ordinance, concurrent with the levy of
taxes for each year, approve for partial exemption from ad valorem taxes certain historically
significant sites in need of tax relief to encourage their preservation.
3. Partial Exemptions -Historic Sites approved for exemption by ordinance pursuant to the
provisions of this subsection shall have an exemption of seventy-five percent (75%) of the
assessed value of the structure and the land. These exemptions may be applied to both residential
and commercial property.
4. Application -For each assessment year for which the owner of property designated a Historic
Site desires such property to be partially tax exempt pursuant to provisions of this subsection, the
owner shall file with the Historic Preservation Commission a sworn application, not later than
April 1, setting forth the fact that the requirements of paragraph (5) of this subsection concerning
the preservation and maintenance of the subject structure were being fully satisfied as of January
1 of the year for which application for exemption is being sought. Application forms are to be
available at the office of the City Tax Assessor -Collector. The application shall affirmatively set
forth the owner's authorization for members of the Historic Preservation Commission to visit and
inspect the historic property as well as examine the books and records as necessary to certify
whether or not the property was being preserved and maintained as required by paragraph (5) of
this subsection and to determine what new construction or modifications have been completed.
5. Certification -Upon receipt of the sworn application, the Historic Preservation Commission
shall cause an inspection of the historic property to be made and review the books and records as
to whether or not the historic property is being preserved and maintained in accordance with this
paragraph (5) as of January 1 of that year and shall certify the facts to the City Tax Assessor -
Collector not later than April 30, along with the Commission's recommendation for approval or
disapproval of the application for exemption. The Historic Preservation Commission shall note
on the application form any new construction or modification which has been accomplished in
accordance with the restrictions placed on the structure by this Section.
Draft 5/14/07 10
The following items shall be used in determining whether a Historic Site has been maintained in
accordance with minimum property, structural, and health standards:
(a) Any well, cesspool, or cistern shall be securely covered or closed;
(b) Dead trees and tree limbs that are reasonably capable of causing injury to a person shall
be removed;
(c) Any structure or portion of a structure which is vacant shall be securely closed so as to
prevent unauthorized entry;
(d) Paint or other coatings shall be applied at reasonable intervals so as to protect the exterior
surfaces of a structure which are subject to decay,
(e) The exterior grounds shall be maintained free of excessive rubbish, garbage, junk, or
refuse;
(f) Screens and shutters existing at the time of historic designation or added subsequent
thereto shall be maintained in good repair;
(g) Broken windows shall be replaced or reglazed;
(h) Exterior doors and doorways shall be maintained in good repair and operable condition;
(i) Skirting around the structure, if any, shall be maintained in good repair;
(j) Porch flooring and supports shall be maintained in a sound condition, capable of bearing
an imposed load safely;
(k) Railings and handrails of exterior stairs, steps, balconies, porches and other exterior
features shall be maintained in a sound condition so as to afford safety;
(1) Rotted exterior wood shall be replaced and repainted;
(m) Broken or partially missing gutters or downspouts shall be replaced or repaired.
(n) Loose bricks or stones in the exterior of a structure shall be reestablished or replaced and
all joints weatherproofed by proper maintenance of painting; and
(o) Fences and the exteriors of accessory buildings shall be maintained in reasonable repair,
including painting if applicable.
6. Tax Assessment of Historic Sites and Determination of the Land Reasonably Necessary for
Access and Use Thereof -The City Tax Assessor -Collector shall determine that portion of land
which is reasonably necessary for access to and use of those historic structures for which
applications for approval of exemptions are pending, and shall assess for taxation all such excess
land in the same equal and uniform manner as all other taxable properties in the City. The
determination of the City Tax Assessor -Collector shall be final with respect to the amount of
land reasonably necessary for access to and use of the historic structure for which tax exemption
is sought.
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The City Tax Assessor -Collector shall, not later than June 1 of each year or as soon thereafter as
is practicable and prior to the levy of taxes for the current year, forward the application for tax
exemption to the City Council after having indicated thereon the assessed values of the historic
structure and land necessary for access to and use thereof and the assessed value of the land
determined to be in excess of that necessary for access to and use thereof.
7. Rendition and Assessment of Historic Sites for Ad Valorem Taxation -The provisions of this
subsection pertaining to partial exemption of historic properties do not change the provision of
any other section of the City Code pertaining to taxation, and the applicant's properties shall be
rendered and assessed in the same manner as any other property in the event the City Council
elects to disapprove the application for exemption.
8. Additional Tax -Each year during which the historic site is granted a tax exemption pursuant
to provisions of this subsection, the Tax Assessor -Collector shall note on his records the
assessments which would have been made had the property not qualified for tax exempt status
under this subsection that it is no longer a Historic Site due to failure to comply with this
subsection, the property shall be subject to an additional tax, the difference between the taxes
paid or payable, under the provisions of this section, and the amount of tax which would have
been payable for the preceding three (3) years had the land not been approved for tax exemption
under this subsection, or for a lesser number of years, if any, during which such land has been
exempt. Taxes provided by this subsection shall be due and payable at once and if not paid
within ninety (90) days thereafter, shall be deemed delinquent and shall be subject to the same
penalty and interest as other taxes for each such year.
28.11 Exemptions From Provisions Of This Section
Ordinary repair or maintenance, including minor damage such as a broken window caused by
natural causes or accidents, which does not involve changes in architectural and historic value,
style, or general design, color, or appearance is exempt from the provisions of this section.
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DOWNTOWN SANGER HISTORIC DISTRICT
WHEREAS, CH.221 TEXAS LOCAL GOVERNMENT CODE, the Municipal Zoning
Authority, specifically authorizes zoning functions and procedures for municipalities; and
WHEREAS, CH.221 TEXAS LOCAL GOVERNMENT CODE, Section 211.005 authorizes the
governing body of a municipality to divide the municipality into districts, within which the
governing body may regulate the erection, construction, reconstruction, alteration, repair, or use
of buildings, other structures, or land and within which zoning regulation must be uniform for
each class or kind of building in a district; however, zoning regulations may vary from district to
district.
NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SANGER
That the following Historic Landmark and District Zoning Ordinance is hereby adopted as part of
the comprehensive zoning plan, pursuant to CH.211 TEXAS LOCAL GOVERNMENT CODE,
Section 1. Purpose
The City Council of Sanger hereby declares that as a matter of public policy the protection,
enhancement, and perpetuation of landmarks or district of historical and cultural importance and
significance is necessary to promote the economic, cultural, educational, and general welfare of
the public. It is recognized that the Downtown represents the unique confluence of time and
place that shaped the identity of generations of citizens, collectively and individually, and
produced significant historic, architectural, and cultural resources that constitute their heritage.
This act is intended to:
(a) protect and enhance the landmarks and districts which represent distinctive elements of
Sanger's historic, architectural, and cultural heritage,
(b) foster civic pride in the accomplishments of the past;
(c) protect and enhance Sanger's attractiveness to visitors and the support and stimulus to the
economy thereby provided;
(d) insure the harmonious, orderly, and efficient growth and development of the city;
(e) promote economic prosperity and welfare of the community by encouraging the most
appropriate use of such property within the village/town/city;
(f) encourage stabilization, restoration, and improvements of such properties and their values.
Section 2. Definitions and Designations
The following words, terms and phrases, when used in this subsection, shall have the meanings
ascribed to them in this section, except where the context clearly indicates a different meaning:
Commission means the historic preservation commission authorized and appointed in
accordance with Section 28.5.
District means the area encompassed in the Downtown Sanger Historic District. The District is
designated by ordinance within defined boundaries that includes a significant concentration of
historical buildings and adjacent property which would have a direct impact on the historic
buildings within the district. The properties located within the district are identified on the map
attached as Exhibit A.
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DOWNTOWN SANGER HISTORIC DISTRICT
Section 3. Applicability/Conflicts with Other Provisions
A. Other regulations applicable to the Downtown Sanger Historic District as contained in any
other section of this
chapter or Code shall continue to apply to the district, except as specifically modified in this
subsection.
B. If any provision of this subsection conflicts with any other provision of this Code, the
provisions of this subsection shall govern and control.
C. Where any provision of this subsection modifies any provision of any other ordinance
applicable to the district, the words used in this subsection shall have the meaning as defined in
the provisions of the ordinance modified, unless the definition is otherwise provided for in this
subsection.
Section 4. Certificate of Appropriateness
A. It shall be unlawful for any person to do or to allow or cause any other person to do any of the
following acts on any property located within the Downtown Sanger Historic District without first
applying for and receiving a certificate of appropriateness from the Historic Preservation
Commission:
1. Constructing a new building or making an addition to an existing building;
2. Reconstructing, altering, changing or restoring the exterior fagade of any existing building,
3. Placing or locating any building;
4. Performing any act for which a certificate of appropriateness is required by this article.
5. Constructing or erecting a fence, wall sign or other permanent improvement which is subject
to regulation by this subsection.
6. Altering in anyway sidewalks, steps, paving or exterior elements visible from the public right-
of-way
B. Any construction, alteration or improvement made on any property within the district which
would not require a certificate of appropriateness by reason of it not being visible from any
public street as provided in this article shall be submitted to the commission prior to the
beginning of the work for its determination of whether the improvement would be visible from a
public street.
Section 5. Criteria for Approval of a Certificate of Appropriateness
In considering an application for a certificate of appropriateness, the Commission shall be
guided by any adopted design guideline, and where applicable, the following from The
Secretary of the Interiors Standards for Rehabilitation of Historic Buildings. Any adopted design
guideline and Secretary of the Interior s Standards shall be made available to the property
owners of historic landmarks or within historic districts.
A. Every reasonable effort shall be made to adapt the property in a manner which requires
minimal alteration of the building, structure, object, or site and its environment.
B. The distinguishing original qualities or character of a building, structure, object, or site and its
environment shall not be destroyed. The removal or alteration of any historic material or
distinctive architectural features should be avoided when possible.
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DOWNTOWN SANGER HISTORIC DISTRICT
C. All buildings, structures, objects, and sites shall be recognized as products of their own time.
Alterations that have no historical basis and which seek to create and earlier appearance shall
be discouraged.
D. Changes which may have taken place in the course of time are evidence of the history and
development of a building, structure, object, or site and its environment. These changes may
have acquired significance in their own right, and this significance shall be recognized and
respected.
E. Distinctive stylistic features or examples of skilled craftsmanship which characterize a
building, structure, object, or site shall be kept where possible.
F. Deteriorated architectural features shall be repaired rather than replaced, wherever possible.
In the event replacement is necessary, the new material should reflect the material being
replaced in composition, design, color, texture, and other visual qualities. Repair or replacement
of missing architectural features should be based on accurate duplications of features,
substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or
the availability of different architectural elements form other buildings or structures.
G. The surface cleaning of structures shall be undertaken with the gentlest means possible.
Sandblasting and other cleaning methods that will damage the historic building materials shall
only be undertaken with guidance from the Commission and/or historic preservationists.
H. Every reasonable effort shall be made to protect and preserve archeological resources
affected by, or adjacent to, any project.
I. Contemporary design for alterations and additions to existing properties shall not be
discouraged when such alterations and additions do not destroy significant historical,
architectural, or cultural material, and such design is compatible with the size, scale, color,
material, and character of the property, neighborhood, or environment.
J. Whenever possible, new additions or alterations to buildings, structures, objects, or sites 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 building, structure, object, or site would be unimpaired.
Section 6. Certification of Appropriateness Application Procedure
A. Prior to the commencement of any work requiring a certificate of appropriateness the owner
shall file and application for such a certificate with the Commission. The application shall
contain:
(i) Name, address, telephone number and email of applicant, detailed description of proposed
work.
(ii) Location and photograph of the property and adjacent properties.
(iii) Elevation drawings of the proposed changes, if available.
(iv) Samples of materials to be used.
(v) If the proposal includes signs or lettering, a scale drawing showing the type of lettering to be
used, all dimensions and colors, a description of materials to be used, method of illumination (if
any), and a plan showing the signs location on the property.
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DOWNTOWN SANGER HISTORIC DISTRICT
(vi) Any other information which the Commission may deem necessary I order to visualize the
proposed work.
B. No building permit shall be issued for such proposed work until a certificate of
appropriateness has first been issued by the Commission. The certificate of appropriateness
required by this act shall be in addition to and not in lieu of any building permit that may be
required by any other ordinance of the City of Sanger.
C. The Commission shall review the application in accordance with section 28.3. Action shall be
scheduled within thirtv (30) days form the date the application is received, at which time an
opportunity will be provided for the applicant to be heard. The Commission shall approve with
modifications the permit within forty-five (45) days after the review meeting. In the event the
Commission does not act within ninety (90) days of the receipt of the application, a permit may
be granted.
D. All decisions of the Commission shall be in writing. The Commission s decision shall state its
findings pertaining to the approval, denial, or modification of the application. A copy shall be
sent to the applicant. Additional copies shall be filed as part of the public record on that property
and dispersed to appropriated departments, e.g., building inspection.
E. An applicant for a certificate of appropriateness dissatisfied with the action of the
Commission relating to the issuance or denial of a certificate of appropriateness shall have the
right to appeal to the City Council within fourteen (14) days after receipt of notification of such
action. The City Council shall give notice, follow publication procedure, hold hearings, and make
its decision in the same manner as provided in the general zoning ordinance of the city.
Section 7. Certificate of Appropriateness Required for Demolition
A permit for the demolition of a historic landmark or property wn a historic district, including
secondary buildings and landscape features, shall not be granted by the building official or other
city official without the review of a completed application for a certificate of appropriateness by
the Commission, as provided for in the ordinance.
Section 8. Maintenance Required
No owner or person with an interest in real property designated as a landmark or included within
a historic district shall permit the property to fall into a serious state of disrepair so as to result in
the deterioration of any exterior architectural feature which would, in the judgment of the
Commission, produce a detrimental effect upon the character of the historic district as a whole
or the life and character of the property itself.
Examples of such deterioration include:
(a) Deterioration of exterior walls or other vertical supports.
(b) Deterioration of roof or other horizontal members.
(c) Deterioration or crumbling of exterior stucco or mortar.
(d) Ineffective waterproofing of exterior walls, roof, or foundations, including broken windows or
doors.
(e) Deterioration of any feature so as to create a hazardous condition which could lead to the
claim that demolition is necessary for the public safety.
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DOWNTOWN SANGER HISTORIC DISTRICT
Section 9. Architectural standards for structures.
All buildings within the Downtown Sanger Historic District shall be architecturally complementary
to and compatible with one another. Specific elements that shall be examined in terms of this
requirement include: building materials; color; the incorporation of windows, and unique
architectural elements; and, overall style and symmetry. Compliance with the requirements of
this section shall be a condition of issuance of a certificate of appropriateness.
The following criteria shall be used by the historic preservation commission to determine the
appropriateness of an application for the erection, construction, reconstruction, remodeling,
exterior alteration or restoration of building or structure; and construction shall meet all other
applicable codes of the City of Sanger:
A. Main building. Main buildings must be compatible in scale with structures existing in the
district featuring 1880's-1920's design.
B. Accessory buildings. Accessory buildings which are visible from any public street or alley
must be compatible with the scale, shape, roof form, materials, detailing and color of the main
building.
C. Architectural detail. Materials, colors, structural and decoration elements and the manner in
which they are used, applied or joined together must be compatible with nearby and adjacent
structures.
D. Chimneys. All chimneys must be compatible with the style of the proposed building.
Chimneys must be constructed of brick, stone or other materials compatible in texture, color and
style with the main building.
E. Awnings. Awnings must be typical of any proposed structure and the character of the main
building and that all awnings are maintained intact, clean and in good condition. Awnings and
canopies shall be of a consistent pattern, size, shape, material and shall be consistent or
complementary to construction of the building and approved by the commission. Corrugated
plastic awnings are not permitted if visible from any pubic street or alley, as determined by the
commission.
F. Building placement. All buildings must be placed so as to not adversely affect the rhythm of
spaces between buildings on the block.
G. Height. The maximum height of structures on property located within the Downtown Sanger
Historic District shall not exceed 45 feet, or three (3) stories. All heights shall be measured from
the average elevation of the area to be covered by the building and no more than three feet
above the street level.
H. Additions. All additions to a building must be compatible with the dominant horizontal or
vertical characteristics, scale, shape, roof form, materials, detailing and color of the existing
building.
I. Color.
1. Certain colors prohibited. Fluorescent, metallic colors are not permitted on the exterior of any
structure in the district.
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DOWNTOWN SANGER HISTORIC DISTRICT
2. Dominant and in colors. All structures must have a dominant color which shall not be of
vivid saturation. The colors of a structure must be complementary to each other and the overall
character of the main building.
3. Gutters and downspouts. Gutters and downspouts must be of a color that matches or
complements the color scheme of the main building.
4. Roof colors. Roof colors must complement the style and overall color scheme of the
structure.
5. Masonry and brick surfaces. Masonry and brick surfaces not previously painted must not be
painted unless it is determined that:
a. The painting is absolutely necessary to restore or preserve the masonry or brick; or
b. The color and texture of replacement masonry or brick cannot be matched with that of the
existing masonry or brick surface.
6. Stain. The use and color of stain must be typical of the style and period of the structure.
J. Facade construction materials.
1. All commercial retail buildings shall be clay masonry or a combination of clay masonry, Austin
stone, limestone, cast stone, or other masonry material of similar quality and appearance. All
structures shall be constructed with a minimum of 85% percent masonry or stone coverage,
exclusive of windows and doors.
2. Existing wood facades must be preserved as wood facades.
K. Front Entrances and Porches.
1. Detailing. Railings, moldings, the work, carvings, and other detailing and architectural
decorations must be typical of the style and period of the main bung.
2. Enclosures. A front entrance or porch may not be enclosed with any material, including iron
bars, glass, or mesh screening.
3. Facade openings. Porches must not obscure or conceal any facade openings in the main
buildings.
4. Floor coverings. Carpeting is not permitted as a porch floor or step covering.
5. Style. Each proposed main building must have a front porch or entry treatment with a shape,
roof form, materials and colors that are typical of the style of the proposed main building. A front
entry or porch must reflect the dominant horizontal and vertical characteristics of the proposed
main building.
L. Roof Forms.
1. Material and colors. Roof material and colors must complement the style and overall color
scheme of the structure.
2. Patterns. Roof patterns must be typical of the style and period of the main building.
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DOWNTOWN SANGER HISTORIC DISTRICT
3. Slope and pitch. The degree and direction of the roof slope and pitch must be typical of the
style and period and compatible with adjacent buildings.
4. Skylights and solar panels. The commission may allow skylights and solar panels on a
building if their placement does not have an adverse effect on the architecture of a building or
the district as a whole.
M. Windows and Doors.
1. Front facade openings. The location and size of windows and doors in proposed facades
must be compatible in scale with the typical style and period of the main building.
2. Glass. Reflective, tinted, and mirrored glass and plastic are not permitted in any opening. It is
recommended that glass should be typically of the period but reproduction period glass is not
required
3. Screen, storm doors and storm windows. Screens, storm doors, and storm windows may be
permitted if:
a. Their frames are painted to match or complement the color scheme of the main building; and
b. They do not obscure significant features of the windows and doors they cover.
4. Security and ornamental bars. Security and ornamental bars are only permitted on the
exterior of an accessory building, the rear facade of the main building and the interior of the
building.
5. Shutters. Shutters must be typical of the style of the proposed main building and appear to be
installed in a manner to perform their intended functions.
6. Style. All windows and doors in the front facade of the main building must be proportionally
balanced in a manner typical of the style and period of the building.
7. Size. The size and proportion of window and door openings located on the front and sides of
the main building must be typical of the style and period of the main building.
8. Frames. The frames of the windows must be trimmed in a manner typical of the style and
period of the building.
9. Openings. All windows, doors, and lights in the front and side facades of the main building
must be typical of the style and period of the building. Sidelights must be compatible with the
door.
10. Nonresidential buildings shall have windows consistent with construction of 1880's to 1920's
era commercial design. Total window area not to exceed forty percent (40%) of the front
facade.
11. Each main or principal door of a nonresidential building shall an appearance typical to the
period of the building-l�r^ ^ t:-^^com-abeus-+t. All doors shall be of wood construction or a
material that looks like the aopearance of wood, with or without glass, with the design and
proportions of the panels and/or glass typical to the period of the building. '
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DOWNTOWN SANGER HISTORIC DISTRICT
N. Lighting.
Decorative lighting fixtures shall be of consistent and compatible with the style and period of the
main building and not obscure or conflict with significant architectural details of the building.
Standards, poles and fixtures shall be a single color, compatible with the architecture of the
building. Lighting may used to highlight landscape elements, building entrances or other
architectural elements such as fountains or sculptures.
Section 10. Fences and Screening
A. Construction. The top edge of a fence must be along a line that is either horizontal or
substantially parallel to grade. The maximum permitted height for a fence shall be eight (8) feet.
A fence must be constructed of one (1) or more of the following materials: cast metal, wrought
iron, wood, stone, brick, patterned concrete, or stucco. Exposed concrete blocks are not
permitted. The color, texture, pattern, and dimensions of masonry columns or bases must
match the masonry and mortar joints of the main building as nearly as practicable.
B. Color and style. Fence must be of a color, style, and material which is compatible to the main
building and with the adjacent buildings.
C. Wooden fences.
1. The side of a wooden fence facing a public street must be the finished side.
2. Wooden fences may be painted or stained a color that is complimentary to the main building.
D. Ground -mounted mechanical equipment. Mechanical equipment (HVAC, etc.), satellite
dishes, and other mechanical equipment located on the ground shall be screened from public
rights -of -way and adjacent buildings with an appropriately designed screening.
E. Roof -mounted mechanical equipment. Roof -mounted mechanical equipment shall be
screened from public rights -of -way and adjacent buildings with a wall or other architectural
extension screening equal in height to the unit(s), except when the unit height exceeds five (5)
feet. When the height does exceed five (5) feet, the roof -mounted mechanical equipment shall
be setback from the edge of the roof at a ratio of one horizontal foot (1) for every one foot (1) of
vertical height by which the equipment exceeds five feet (5).
F. Trash receptacle screening. Trash receptacles, shall be screened from public rights -of -way
with an appropriately designed screening. Openings for access to the trash receptacle area
shall be equipped with gates capable of screening the area from public rights -of -way when
closed; such gates shall remain closed when the area is not in use. This provision shall not be
applicable to decorative trash receptacles placed on public right-of-way by use by pedestrians.
G. Outside storage. Outside storage, meaning the permanent keeping, displaying, or storing,
outside a building, of any finished or unfinished goods, material, merchandise, or equipment,
including building and hardware materials shall be screened from public rights -of -way, public
areas on -site, residential uses and residential zoning districts with an appropriately designed
screening that is affixed and adjacent to the primary on -site structure. Such outside storage
materials shall not be stacked at a height higher than the height of the screening wall/fence.
Openings for access to the outside storage area shall be equipped with gates capable of
screening the area from public rights -of -way, residential uses and residential zoning districts
when closed; such gates shall remain closed when the area is not in use. The total area utilized
for the purpose of outside storage shall not exceed ten percent (10%) of the primary structure
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DOWNTOWN SANGER HISTORIC DISTRICT
onsite. This provision does not apply to occasional sidewalk sales held as a cooperative
promotion for the downtown area.
H. Maintenance. Fences must be maintained in a vertical position. The fence must remain in
good condition with no deterioration visible from public right-of-way or public areas within the
building.
Section 11. Signs
Signage for all properties located within the Downtown Sanger Historic District shall comply with
the Sanger Zoning Ordinance, except as specified below. Compliance with the requirements of
this section shall be a condition of certificate of appropriateness approval. Stake, ground,
projecting, and wall signs are permitted. Roof, portable, and off -premises signs are prohibited,
except for wind device signs used as ground or projecting signs as specifically permitted in this
section.
A. Relationship to the development. All signs shall be complementary to and compatible with the
adjacent and surrounding development.
B. Awnings and Windows. Signs shall be prohibited on awnings (roof like shelters that provide
protection from the sun or rain) and canopies (an awning stretching from a door to a curb or a
roof -like projection or covering). A sign may be permanently painted on the window of a
structure within the Downtown Sanger Historic District.
C. Changeable message signs. Signs with changeable messages are prohibited.
D. Attached wall signs. Attached wall signs to buildings are permitted and shall not exceed one
(1) sign per tenant space per street frontage. Illumination of wall signs shall be determined by
the commission.
1. All attached signs shall be limited to a maximum size of 200 square feet or ten percent (10%)
oI the total building fayade area, whichever is less.
2. All attached signs shall be limited to ten feet in height on the main structure and no towers or
extensions may be built in order to increase the height.
3. Multi -tenant signs, office. In multi -tenant office buildings, nameplates indicating only the name
and suite number of tenants are allowed. Such nameplates shall not exceed six (6) square feet
in area.
E. Billboards. Billboards are expressly prohibited.
F. Wind device signs. No wind device signs are permitted in the district, except that one (1)
national, one (1) state and one (1) registered corporate logo flag may be displayed on any one
(1) premise as a ground sign, wall sign, or projecting sign. If a flag is displayed as a ground sign
or projecting sign, the setback requirements shall apply so that no sidewalk is obstructed. A
corporate logo flag may only be displayed on a premise owned or controlled by the corporation.
No flag shall have a dimension, as to any one (1) side, which is greater than six (6) feet. This
provision does not apply to banners placed on the light poles for promotion of the downtown
area.
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DOWNTOWN SANGER HISTORIC DISTRICT
G. Portable signs. Portable signs, meaning a sign with or without wheels, that is designed to
move from one location to another are expressly prohibited. An exception may be made by the
City Council for special events to allow sandwich type boards for short-term events.
H. Approval procedure for signs. No new signs shall be constructed or located and no existing
sign shall be altered, until a certificate of appropriateness is issued by the historic preservation
commission in accordance with the procedure applicable to alterations or changes of the
exterior architectural features of buildings, as provided for in this ordinance. The Commission
shall take action within fourteen (14) days.
Section 12. Parking
Required parking and loading standards for property located within the Downtown Sanger
Historic District shall comply with Section 32 of Sanger Zoning Ordinance, except as specified
below:
A. Location. All off-street parking spaces for any building used as amulti-family dwelling or for a
nonresidential use shall be located between the building fronting the public street and the rear
property line.
B. Design. All parking shall be designed and located so as not to obstruct the passage of
vehicles including emergency, delivery and service vehicles.
C. Off Street Parking. No off street parking shall be required for new construction within the
Downtown Sanger Historic District boundaries, although all efforts should be made to provide off
street parking equal to 1 space per 200 square feet of gross floor area.
Section 13. Outside Display
A. Outside temporary display areas, which are identified as placing goods outside for display or
sale, shall not encroach upon any required parking areas and shall not obstruct the free flow of
pedestrians. Sidewalk sales are limited to occasional sales of not more than three consecutive
days no more than 4 times per year.
B. The total area utilized for the purpose of outside temporary display shall not exceed 200
square feet. Larger areas utilized for the purpose of outside display may be approved by a
majority of the City Council for special events being held in the area.
Section 14. Land Use Exceptions
A. Uses with drive -through and drive-in facilities shall not be allowed within the Downtown
Sanger Historic District.
B. Office and residential uses shall be permitted to locate within the upper floor areas of multi-
story retail uses throughout this district.
C. New Loading/unloading areas (i.e., areas used principally for the delivery and/or loading of
materials) shall be located at the side or rear of the primary structure.
Section 15. Exemptions From Provisions Of This Section
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DOWNTOWN SANGER HISTORIC DISTRICT
Ordinary repair or maintenance, includinq minor damaqe such as a broken window caused by
natural causes or accidents, which does not involve changes in architectural and historic value,
style, or general design, color, or appearance is exempt from the provisions of this section.
Section 16. Enforcement
All work performed pursuant to a certificate of appropriateness issued under this ordinance shall
conform to any requirements included therein. It shall be the duty of the building official or other
official) to inspect periodically any such work to assure compliance. In the event work is not
being performed in accordance with the certificate of appropriateness, or upon notification of
such fact by the Commission and verification by the (designated employee), the (designated
employee) shall issue a stop work order and all work shall immediately cease. No further work
shall be undertaker on the project as long as a stop work is in effect.
Section 17. Penalties
Failure to comply with any of the provisions of this ordinance shall be deemed a violation and
the violator shall be liable for a misdemeanor charge, and be subject to a fine of not less than
$500 nor more than $2,000 for each day the violation
continues.
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