[Ord. No. 99-62 §1, 8-18-1999]
A historic building is any structure that is on the National
Register of Historic Places or has been determined to be eligible
for inclusion on the National Register of Historic Places or has otherwise
been determined by competent authority to be a historic site or structure.
[Ord. No. 99-62 §1, 8-18-1999]
A.
The Historical
Commission shall have the powers and duties as provided herein with
respect to historic structures.
1.
The
Historical Commission shall establish and articulate policy with respect
to historic preservation in Bridgeton, establish and articulate standards
for minimum exterior appearance of improvements and the regulation
of such improvements in historic buildings, and promote increased
public awareness of the value of historic, architectural and cultural
preservation through public information programs.
2.
The
Commission shall advise the Mayor, Council and Planning Commission
of all significant matters relating to historic, architectural, archaeological,
and cultural preservation in Bridgeton.
3.
The
Commission shall research, identify and inventory structures characterized
by one (1) or more of the following criteria:
a.
Has
significant character, interest or value as part of the development,
heritage or cultural characteristics of Bridgeton, the County of St.
Louis, the State of Missouri, or the United States.
b.
Is
the site of a significant historic event.
c.
Is
the work of a designer whose individual work has significantly influenced
the development of the St. Louis region, State of Missouri or United
States.
d.
Contains
elements of design, detail, materials or craftsmanship which represent
a particular architectural style or significant innovation.
e.
Owing
to its unique location or singular physical characteristic represents
an established and familiar visual feature of a neighborhood, community
or Bridgeton.
4.
The
Commission shall make comments and recommendations for the inclusion
of any structure on the National Register of Historic Places. The
comments and recommendations shall include, but not be limited to,
documentation of the historic, architectural, cultural or aesthetic
significance of the proposed building or structure and a critical
review of the exterior facade and design features or details of the
proposal. Recommended conditions for inclusion in the National Register
of Historic Places may be included in the report.
5.
The
Commission shall recommend approval or disapproval of development
plans for historic buildings. Such recommendation shall be based on
a review of exterior facade and design features or details for consistency
with the following standards:
a.
Every
reasonable effort shall be made to provide a compatible use for a
property that requires minimal alteration of the building, structure,
or site and its environment, or to use a property for its originally
intended purpose.
b.
The
distinguishing original qualities or character of a building or structure
and its environment should not be destroyed. The removal or alteration
of any historic material or distinctive architectural features should
be avoided when possible.
c.
All
buildings, structures and sites shall be recognized as products of
their own time. Alterations that have no historical basis and which
seek to create an 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, 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 artisanship which characterize
a building or structure shall be treated with sensitivity.
f.
Deteriorated
architectural features shall be repaired rather than replaced wherever
possible. In the event replacement is necessary, the new material
should match 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 duplication of
features, substantiated by historic, physical, or pictorial evidence
rather than on conjectural designs or the availability of different
architectural elements from 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 not be undertaken.
h.
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.
i.
Wherever
possible, new additions or alterations to structures shall be done
in such a manner that if such additions or alterations were to be
removed in the future, the essential form and integrity of the structure
would be unimpaired.
6.
The
Commission shall make and adopt, and may amend, rules and by-laws
governing the conduct of its business and providing for the administration
of this Chapter.
[Ord. No. 99-62 §1, 8-18-1999]
A.
It shall
be unlawful to demolish or move any historic building or structure
without first obtaining the appropriate permit in accord with the
requirements of the Building Code. No such permit shall be issued
without the approval of the Historical Commission granted pursuant
to this Section. Demolition by or pursuant to order of the Director
of Public Works pursuant to his authority under the Building Code
is exempt from the provisions of this Section, but no such demolition
shall be ordered by the Director of Public Works unless he shall have
notified the Historical Commission of any such proposed order and
shall have permitted the Commission a reasonable time to review and
comment on his proposed order.
1.
After
examining an application for permission to demolish or move a historic
building and finding that the application is in proper form, contains
all necessary information, and complies with all other applicable
ordinances, the Director of Public Works shall forward a copy of the
application to the Historical Commission.
2.
The
Commission shall review every application for a permit subject to
this Section. The Commission may establish procedures to facilitate
the issuance of permits to demolish or move accessory structures;
or to demolish or move other structures in accord with an approved
site development plan.
3.
In reviewing
an application for a demolition or moving permit, the Commission shall
determine whether the proposed demolition or moving is detrimental
to the preservation of the historic structure buildings and, if so,
whether denial of the permit would impose an economic hardship upon
the applicant exceeding the public benefit from preserving the building
or structure. In making this determination, the Commission may consider
the following criteria:
a.
The
historic value of the building or structure by reason of age or association
with important figures or events; or as evidence of aspects of the
history of Bridgeton, the State of Missouri, or the United States;
or as an embodiment of the distinctive characteristics of a type,
period, or method of construction; or as a representation of the work
of a historically notable architect, designer or artisan.
b.
The
visual and spatial relationship of the building or structure to the
area in which it is located.
c.
The
state of deterioration or disrepair or structural unsoundness of the
building or structure, and the feasibility, including economic feasibility,
of rehabilitation.
4.
The
Commission shall approve or disapprove issuance of a demolition or
moving permit subject to this Section within sixty (60) days after
the receipt of the copy of such an application from the Director of
Public Works. In the event that the Commission does not act on application
within this time period, the Director of Public Works shall consider
the application approved. When the Commission disapproves of an application,
it shall render a written report to the Director of Public Works,
a copy of which shall be given to the applicant setting forth the
grounds for the Commission's decision.
[Ord. No. 99-62 §1, 8-18-1999]
A.
Any person
aggrieved by the grant or denial of a permit or any other administrative
decision under this Chapter may request review by the City Council
of such decision within ten (10) days after the issuance of such decision.
1.
A request
for review shall be filed with the Director of Public Works upon such
forms as are approved for such purpose by the Director of Public Works.
2.
A request
for review shall not operate as a stay of an order denying a permit
or suspending or revoking a permit for cause.
3.
The
City Council shall hold a hearing upon receiving a request for review.
Such hearings shall be held under the same rules governing hearings
by the Council on special use permits, except as provided in this
Chapter.
4.
At least
five (5) days' notice of the time and place of such hearing shall
be sent by certified mail to the petitioner and any other person known
to the Director of Public Works to have any interest in the matter.
Such notice shall contain the name of the petitioner, the date, time
and place fixed for the hearing, and a brief statement of the subject.
In addition, notice of the hearing shall be published in one (1) newspaper
of general circulation in St. Louis County not less than five (5)
days prior to the hearing.
5.
Hearings
may be adjourned from time to time and, if the time and place of the
continued hearing be publicly announced at the time of the adjournment,
no further notice of such continued hearing need be prescribed.
6.
The
City Council shall after such hearing render a final decision on the
grant or denial of the permit in question. If the Commission has denied
the permit, six (6) affirmative votes of the Council shall be required
to grant the permit. If the Commission has granted the permit, the
Council can deny the permit only if there are six (6) votes against
granting the permit.
[Ord. No. 99-62 §1, 8-18-1999]
Any decision of the City Council may be appealed by the petitioner
or any other aggrieved person in the manner provided by law.
