[CC 1984 §7-26; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-19; Ord. No. 3533 §1, 1-15-1979]
A.
Every
application for a building permit for a residential or other building,
buildings, fence or other structure which, in the opinion of the Building
Commissioner:
1.
Indicates a residential or other building, buildings, fence or other
structure which is unsightly, grotesque and unsuitable, when compared
with surrounding residential or other buildings, fences or structures;
2.
Is detrimental to the stability of value and welfare and happiness
of the community; and
3.
Does not conform in general to the surrounding property, structures
and residences,
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shall be submitted by the Building Commissioner, along with
plans, elevations, detailed drawings and specifications, to the Planning
and Zoning Commission before being finally approved by the Building
Commissioner.
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B.
The
Planning and Zoning Commission shall keep regular minutes of its proceedings
relative to the provisions of this Section, as well as showing the
vote of each member of the Commission upon each roll call in connection
with any action taken in conformity with this Section.
C.
A majority
of the Planning and Zoning Commission may adopt rules and regulations
to govern the procedure before the Commission insofar as this Section
is concerned.
[CC 1984 §7-30; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-20; Ord. No. 4326 §1, 3-19-1990]
A.
The
building permit application shall be considered at the first (1st)
regularly scheduled meeting of the Planning and Zoning Commission
but not sooner than twenty-one (21) days from the filing of the completed
application. The members shall:
B.
The
purpose of the hearing is to determine whether the proposed structure,
residence or other building will conform to proper architectural standards,
appearance and design of surrounding structures, residences and other
buildings, and that the same will not in any way be unsightly, grotesque
and unsuitable as detrimental to the stability of values and welfare
of surrounding property, structures and residences and to the general
welfare and happiness of the community.
C.
Examples
of criteria for review may be:
1.
Detail. Detail and form should be used to provide
visual interest. Evaluation of the appearance of a project shall be
based on the quality of its design and relationship to surroundings.
Additions should relate to the existing buildings in design, details,
colors and material.
2.
Scale and proportion. The height, scale and proportion
of each building should be compatible with its site and adjoining
buildings. Building components such as windows and doors should have
proportions appropriate to the architecture of the structure.
3.
Proportion. Elements of building massing should
relate to the size and shape of those adjacent buildings.
4.
Materials. Materials should be selected for suitability
to the type of building and the design in which they are used and
for harmony with adjoining buildings. Materials should be of durable
quality.
5.
Colors. Colors, including trim and accent colors,
should be harmonious and visually compatible with neighboring buildings.
6.
Awnings, canopies and marquees. Awnings, canopies
and marquees should fit the character of the building and not interfere
with the appearance of the surrounding buildings.
7.
Preservation of period detail. Original details
on existing buildings such as cornices, horizontal bands and decorative
elements should be preserved where practicable.
8.
Screening. Facilities, including, but not limited
to, trash dumpsters and rooftop and mechanical units, should be visually
screened with materials harmonious with the building.
9.
Lighting. Exterior lighting, when used, should be
of a design and size compatible with the building and adjacent areas.
Excessive brightness should be avoided.
10.
Landscaping. Landscape treatment, where appropriate,
should be provided to enhance architectural features and provide visual
interest. Landscape materials may include plants, trees, fences, walls
and pavings.
[Ord. No. 4930 §1, 4-4-2005]
A.
In addition to the general review criteria of Section 505.030(C), the following guidelines shall be observed for in-fill housing. "In-fill housing" is development on a vacant or substantially
vacant tract of land surrounded by existing development. The intent
of these guidelines is to ensure that in-fill redevelopment responds
to the established character and variation within the various neighborhoods
by utilizing complementary design characteristics, setbacks, massing
and building heights.
1.
Site.
a.
Surface water. No alteration in the flow of the
existing surface water may occur which will result in increased water
flow onto any adjoining residential property, nor may the natural
surface water flow be altered in a way which will obstruct the flow
and cause the water to back up on adjoining property. The intent is
for the surface water to drain to either approved storm inlets, natural
drainage ways or be conveyed by swales or pipes onto the street.
b.
Roof drains, sump pumps or other piped water system shall not be discharged onto adjacent property but shall be drained as noted in Subsection (A) above.
c.
No more than sixty percent (60%) of the required front yard setback
shall be covered by impervious material.
d.
No more than seventy-five percent (75%) of the required rear yard
may be covered by impervious materials.
2.
Trees — recommendation. At least one (1) tree
should be planted for each fifty (50) foot of street frontage. The
tree should be planted in the front yard with a minimum of two hundred
(200) square feet of planting area surrounding the tree. The tree
shall be from the list of preferred large canopy trees listed in the
Richmond Heights City Design Guidelines. If the tree cannot be planted
with at least twenty (20) feet of horizontal clearance to overhead
utility lines, an approved understory tree may be substituted.
3.
Building design.
a.
Height. No building shall exceed the height restrictions
described for the zoning district in which the lot is located.
b.
Any structure, which exceeds the height of the principal structure
on an abutting side property by more than twelve (12) feet, shall
provide a fifty percent (50%) increase to the required side yard setback
or the house shall "step-down" to meet the height of the adjacent
structure. Information detailing the height of the adjacent structures
shall be submitted with the application for a building permit.
c.
Excessive similarity to other structures within two hundred (200)
feet of the subject property shall be avoided. No single architectural
style should be imposed upon the buildings and each should reflect
its own individual style. Excessive dissimilarity in relation to other
residential structures within two hundred (200) feet of the subject
property shall be avoided.
In evaluating the proposed building's ability to conform in
general to surrounding structures and residences, comparisons of the
following design features shall be considered:
(1)
Landscaping.
(2)
Combination of materials.
(3)
Texture of materials.
(4)
Site development.
(5)
Location of garages and carports.
(6)
Use of brick and stone. Note: If the predominate exterior
finish material on the houses within two hundred (200) feet is of
brick, conformance with this Section shall require a substantial use
of brick.
(7)
Height of building.
(8)
Type and shape of roof.
(9)
Size, quality and placement of doors and windows.
(10)
Use of architectural design features to create visual interest.
(11)
Use of porches.
d.
Garages.
(1)
For lots over fifty (50) feet in width, as measured
along the front lot line, no attached front entry garages shall be
permitted. The garages shall be side or rear entry or detached from
the principle structure.
[Ord. No. 5370, 2-5-2018]
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For corner lots fronting on two (2) streets, a front entry garage
on a lot over fifty (50) feet in width shall not be allowed on the
street front for which the majority of the neighboring homes are oriented.
A front entry garage that does not protrude past the primary plane
of the house may be erected to the side of the house which is not
oriented to the neighboring homes' front entrance. Orientation
for the purpose of this Section shall mean the plane where a majority
of neighboring homes have their front entrance.
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(2)
For lots fifty (50) feet in width or less as measured along
the front lot line, front entry garages shall only be permitted for
below grade access. A "below grade" access garage shall normally access
the house at the basement level and shall not access the home at the
level of the main pedestrian street front entrance. The below grade
vehicle door shall be of material and designed to complement the structure
and shall include raised design features and windows to break up the
monotony of the door. The garage door shall not exceed sixteen (16)
feet in width or fifty percent (50%) of the building width.
(3)
Below grade front entry garages shall not protrude past the
primary plane of the front façade of the structure.
EXCEPTION: Grade front entry garages are permitted
for lots of fifty (50) feet in width or less provided they do not
protrude more than eight (8) feet past the primary plane of the front
façade of the dwelling and the dwelling shall have a covered
front porch that extends the depth of the garage protrusion and runs
the full length or front of the house. The vehicle door for the protruding
garage shall not exceed eight (8) feet in width or thirty percent
(30%) of the building width, whichever is smaller. The vehicle door
shall be of material and design to complement the structure and shall
include raised design features and windows to break up the monotony
of the door.
(4)
Any lot which is located on an improved alley way shall access
the required off-street parking from the alley.
[CC 1984 §7-31; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-21]
A.
At
the meeting and after the hearing, or at any meeting within fifteen
(15) days subsequent thereto, the Planning and Zoning Commission shall,
by majority vote, approve the application if, in its opinion, the
proposed structure will conform to proper architectural standards
of appearance and design and will be in general conformity with the
style and design of surrounding structures and conducive to the proper
architectural development of the City.
B.
The
Planning and Zoning Commission shall disapprove the application if
it determines the proposed structure will constitute an unsightly,
grotesque or unsuitable structure in appearance, detrimental to the
welfare of surrounding property or residences, and may make recommendations
in regard to the application if it sees fit.
C.
If
the Planning and Zoning Commission cannot decide, it shall return
the application, together with the plans, elevations, detailed drawings
and specifications, to the Building Commissioner without either the
approval or disapproval of the Planning and Zoning Commission. The
commission shall make such suggestions and recommendations in regard
thereto as it may see fit.
[CC 1984 §7-32; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-22]
A.
If the Planning and Zoning Commission returns the application to the Building Commissioner without disapproval under Section 505.040, or if the Planning and Zoning Commission fails to act within sixty (60) days after the Building Commissioner has delivered the plans to the Planning and Zoning Commission, the Building Commissioner may issue the permit.
B.
If the Planning and Zoning Commission returns the application to the Building Commissioner with disapproval and recommendations under Section 505.040, the Building Commissioner may issue the permit provided that the applicant makes appropriate changes in the drawings and specifications and agrees to comply with the recommendations of the Planning and Zoning Commission.
[CC 1984 §7-33; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-23]
If the Planning and Zoning Commission returns the application
to the Building Commissioner with its disapproval and without recommendations,
or with its disapproval with recommendations, and the applicant refuses
to comply with the recommendations in either case, the Building Commissioner
shall refuse to issue the permit.
[CC 1984 §7-34; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-24]
A.
If an application is refused by the Building Commissioner under Section 505.060, the applicant for the building permit may appeal from his/her action to the Council to review the recommendation of the Planning and Zoning Commission and the action of the Building Commissioner in connection therewith.
B.
The
appeal to review may be taken by the applicant by filing with the
Building Commissioner a letter directed to the Council, requesting
an appeal to review the matter and asking for a public hearing before
the Council, accompanied by a fee of five hundred dollars ($500.00).
The letter shall be filed within ten (10) days after refusal of the
building permit by the Building Commissioner. The Building Commissioner
shall attach to the letter of appeal a copy of the report of the Planning
and Zoning Commission in connection therewith.
[CC 1984 §7-40; Rev. M.C. 1963 §13.12; Ord. No. 3140 §7-25]
A.
Upon
an appeal being taken, the Council shall proceed to hold a public
hearing, giving at least fifteen (15) days' notice of the time and
place of the hearing. The notice shall first be published in a newspaper
having general circulation in the City.
B.
The
hearing shall be before a regular or special meeting of the Council
held not more than sixty (60) days nor less than thirty (30) days
after the taking of the appeal.
C.
The
Council, at such hearing, shall hear any interested parties who desire
to be heard and shall review the matter in every respect. After the
hearing, the Council shall approve or disapprove the application,
or approve the application subject to recommendations and conditions.
D.
If
the Council approves the application or approves it subject to conditions
and the applicant complies with the conditions, the permit shall be
issued forthwith. Otherwise no permit shall be issued. The action
of the Council in regard to the application, together with the report
of the Planning and Zoning Commission, shall be spread on the minutes
of the Council.
