[Ord. 584, 4/10/2001, § 1]
1.
Purpose. Structures or districts with special historic, cultural,
architectural or educational significance enhance the quality of life
for all residents of the Borough of West Homestead, Allegheny County,
and the Commonwealth of Pennsylvania. Accordingly, the purposes of
the Local Historic District(s) are:
A.
To protect that portion(s) of the Borough reflecting the cultural,
economic, social, political, and architectural history of the Borough
of West Homestead, Allegheny County, the Commonwealth of Pennsylvania,
and the Nation.
B.
To preserve property values, attract future residents, and strengthen
the local economy.
C.
To foster public education, awareness of local history, and civic
pride in the beauty and accomplishments of the past.
D.
To establish special development requirements and procedures to assure
that new construction, reconstruction, alteration, rehabilitation,
restoration, or demolition of buildings within the district(s) enhances
the character of the district(s).
2.
Boundaries. The boundaries of the local historic district are the
same as the boundaries of the National Historic District as listed
on the National Register of Historic Places. These boundaries are
as follows:
A.
Beginning at the point of intersection of the northerly right-of-way
line of Seventh Avenue and the westerly right-of-way line of Mesta
Street; thence northeastwardly along the northerly right-of-way line
of Seventh Avenue to its point of intersection with the westerly right-of-way
line of Howard Street; thence northwestwardly along, the westerly
right-of-way line of Howard Street to its point of intersection with
the northerly right-of-way line of Sixth Avenue; thence northeastwardly
along the northerly right-of-way line of Sixth Avenue and continuing
along the northerly property line of Allegheny County Block &
Lot System Parcel 130-N-130 to its point of intersection with the
property line separating Allegheny County Block and Lot System Parcels
130N-130 and 130-N-150; thence southeastwardly along said property
line to its point of intersection with the northerly right-of-way
line of Seventh Avenue; thence northeastwardly along the northerly
right-of-way line of Seventh Avenue to its point of intersection with
the center line of Hays Street, which is also the municipal boundary
line separating the Borough of West Homestead and the Borough of Homestead;
thence southeastwardly along the center line of Hays Street to its
point of intersection with the extended southerly right-of-way line
of Hazel Way; thence southwestwardly along the southerly right-of-way
line of Hazel Way to its point of intersection with the easterly property
line of Allegheny County Block & Lot System Parcel 130N-23; thence
southeastwardly along said property line to its point of intersection
with the southerly property line of said parcel; thence southwestwardly
along said property line to its point of intersection with the westerly
property line of said parcel; thence northwestwardly along said property
line to its point of intersection with the southerly right-of-way
line of Hazel Way; thence southwestwardly along the southerly right-of-way
line of Hazel Way to its point of intersection with the easterly property
line of Allegheny County Block & Lot System Parcel 131-A-76; thence
southeastwardly along said property line to its point of intersection
with the northerly right-of-way line of Ninth Avenue; thence southwestwardly
along the northerly right-of-way line of Ninth Avenue to its point
of intersection with the westerly property line of Allegheny County
Block & Lot System Parcel 131A-76; thence northwestwardly along
said property line to its point of intersection with the southerly
right-of-way line of Hazel Way; thence southwestwardly along the southerly
right-of-way line of Hazel Way to its point of intersection with the
easterly right-of-way line of Sarah Street; thence southwardly and
perpendicular to Sarah Street to the point of intersection of the
westerly right-of-way line of Sarah Street and the southerly right-of-way
line of Walnut Street; thence southwestwardly along the southerly
right-of-way line of Walnut Street to its point of intersection with
the easterly property line of Allegheny County Block & Lot System
Parcel 131-A-218; thence southeastwardly along the easterly property
line of said parcel to its point of intersection with the southerly
property line of said parcel; thence southwestwardly along the said
property line to its point of intersection with the westerly property
line of said parcel; thence northwestwardly along said property line
extended to its point of intersection with the northerly right-of-way
line of Walnut Street; thence southwardly along the northerly right-of-way
line of Walnut Street extended to its point of intersection with the
southerly right-of-way line of an unnamed street that connects and
is perpendicular to Laurel Street and Forest Avenue; thence southwestwardly
along the southerly right-of-way line of said unnamed street to its
point of intersection with the westerly right-of-way line of Shady
Lane; thence southeastwardly along the westerly right-of-way line
of Shady Lane to its point of intersection with the property line
separating Allegheny County Block & Lot System Parcels 90-H-50
and 131-E-30; thence southwestwardly along said property line extended
to its point of intersection with the westerly right-of-way line of
Forest Avenue; thence southeastwardly along the westerly right-of-way
line of Forest Avenue to its point of intersection with the property
line separating Allegheny County Block & Lot System Parcels 131-E-7
and 131-E-12; thence southwestwardly along said property line a distance
of 217.8 feet; thence northwestwardly a distance of approximately
117.2 feet to the point of intersection of the westerly property line
of Allegheny County Block & Lot System Parcel 131-E-12 and the
southerly property line of Allegheny County Block & Lot System
Parcel 90-H-54; thence northwestwardly along the southerly property
lines of Allegheny County Block & Lot System Parcels 90-H-54,
90-H-56, 90-H-64 and 90-H-74 extended to the point of intersection
with the southerly right-of-way line of Doyle Avenue; thence southwestwardly
along the southerly right-of-way line of Doyle Avenue to its point
of intersection with the westerly right-of-way line of Calhoun Avenue;
thence southeastwardly along the westerly right-of-way line of Calhoun
Avenue to its point of intersection with the northerly right-of-way
line of Conway (Mestaland) Avenue; thence southwestwardly along the
northerly right-of-way line of Conway (Mestaland) Avenue to its point
of intersection with the property line separating Allegheny County
Block & Lot System Parcels 90-L-40 and 90-L-41; thence northwestwardly
along said property line extended to its point of intersection with
the northerly right-of-way line of Doyle Avenue; thence southwestwardly
along the northerly right-of-way line of Doyle Avenue a distance of
approximately 430 feet; thence northwestwardly along an imaginary
line perpendicular to Doyle Avenue to the point of intersection of
the northerly right-of-way line of Eighth Avenue and the property
line separating Allegheny County Block & Lot System Parcels 90-L-1
71 and 90-L-1 72, and continuing along said property line to its point
of intersection with the northerly property line of Allegheny County
Block & Lot System Parcel 90-L-171; thence northeastwardly along
said northerly property line to its point of intersection with the
westerly property line of Allegheny County Block & Lot System
Parcel 90-L-170; thence northwestwardly along said westerly property
line extended to its point of intersection with the northerly right-of-way
line of Seventh Avenue; thence northeastwardly along the northerly
right-of-way line of Seventh Avenue to its point of intersection with
the westerly right-of-way line of Mesta Street, the point of beginning.
[Ord. 584, 4/10/2001, § 2]
1.
A Historical Architectural Review Board (HARB) is hereby created
subject to the following requirements:
A.
Membership.
(1)
The Historical Architectural Review Board shall be a joint municipal
board of the Boroughs of Homestead, West Homestead and Munhall. Members
shall be appointed by the Borough Councils. It shall be composed of
not less than 11 members. One member shall be a registered architect
appointed at-large by the three Borough Councils; one member shall
be a licensed real estate broker appointed at-large by the three Borough
Councils; one shall be a building inspector or borough engineer of
each of the three Boroughs; and the remaining six members shall be
two persons from each of the three Boroughs who are residents of that
Borough and who have knowledge of and interest in the preservation
of historic districts.
(2)
Each Board member shall serve a term of three years and may
be reappointed for an unlimited number of terms by the Borough Councils.
Board members shall serve without compensation, but shall be reimbursed
for any personal expenditures in the conduct of HARB business.
(3)
Board members are required to disqualify themselves from voting
on any project in which their own financial interests are directly
or indirectly involved.
B.
Meetings.
(1)
The Historic Architectural Review Board shall meet monthly at
a regularly prescribed date and meeting place, and at other times
as its chairperson may deem necessary. All meetings of the HARB shall
be open to the public. A simple majority of the HARB shall constitute
a quorum, and action taken at any meeting shall require the affirmative
vote of a majority of the board members present.
(2)
The HARB shall adopt such rules and regulations as it considers
necessary in the administration of its duties. It shall keep minutes
of its proceedings, showing the vote of each member upon each question,
or if absent or failing to vote. Indicating such fact. It shall keep
records of its hearings and other official actions all of which shall
be immediately filed with the Borough Secretary and shall be a public
record.
(3)
The HARB shall prepare an annual report of its activities and
present it to the Borough Council(s) by February 1 of each year.
C.
Powers and Duties. The HARB shall have the power and duty to:
(1)
Coordinate local historic preservation efforts with those of
the Pennsylvania History and Museum Commission and the National Trust
for Historic Preservation.
(2)
Sponsor public information activities, when deemed appropriate,
publicizing historic preservation efforts, including speaking engagements,
press releases, the preparation and publication of maps, brochures
and descriptive materials in the Boroughs, etc.
(3)
Conduct an inventory and classify historic resources according
to the criteria in this section.
(4)
Recommend areas and buildings to the Borough Council(s) for
designation as local historic districts.
(5)
Review and make recommendations to the Borough Council(s) on
applications for certificates of appropriateness pursuant to the requirements
of this section.
(6)
Develop and recommend to the Borough Council(s) specific guidelines
for each historic district prior to the establishment of such district,
delineating specific criteria for the approval of certificates of
appropriateness, in addition to the criteria listed in this section.
(7)
To recommend the establishment of an appropriate system of markers
for selected historic and/or architectural sites, buildings and structures,
including proposals for the installation and care of such historic
markers.
(8)
To advise owners of historic buildings on problems and issues
of preservation, renovation, restoration, and maintenance.
[Ord. 584, 4/10/2001, § 3]
1.
Historic resources included in a historic district may include: individual
structures, or groups of structures, land, or land and structures
in combination, provided that the resource has architectural or historical
significance to the community.
A.
Classification of Historic Districts. The following kinds of districts
may be included as Historic Districts established by the Borough Council:
(1)
National Register Historic District. An area listed as a historic
district on the National register of Historic Places.
(2)
Local Historic District. An area designated as a historic district
by local ordinance which has been certified as significant by the
Pennsylvania Historical and Museum Commission according to the provisions
of the Historic District Act (Act 167 of 1961).
B.
Classification of Structures within Historic Districts. Within any
Historic District, all principal structures shall be classified based
on their contribution to the overall character and integrity of the
district in the following categories:
(1)
Significant. Structures that are outstanding examples of the
architecture of the district or of major importance in the history
of the district.
(2)
Contributing. Structures that may lack individual significance,
but which contribute to the overall historic or architectural character
of the district.
(3)
Non-contributing or Intrusion. Structures that do not contribute
to the overall historic or architectural character of the district.
C.
Classification of Historic Resources not in Historic Districts. Individual
structures, groups of structures, land, or land and structures in
combination, may be designated by the Borough Council(s) by ordinance
as historic resources in the Historic District and shall be subject
to the provisions of this chapter. In designating properties not listed
in historic districts for inclusion in a local Historic District,
the following kinds of properties shall be eligible:
(1)
Properties listed on the National Register of Historic Places
or evaluated by the National Park Service or the Pennsylvania History
and Museum Commission as eligible for listing on the National Register.
(2)
Properties identified as having outstanding historic or architectural
significance in a state historic resource survey or other competent
inventory and with the recommendation of the HARB.
D.
Procedure for Designation.
(1)
The Historical Architectural Review Board shall have the responsibility
of recommending to the Borough Council the adoption of ordinances
designating sites or areas as local historic districts.
(2)
Prior to the designation of any local historic district, the
Historical Architectural Review Board shall submit to the Borough
Council a report and recommendation on the historical and architectural
significance of the site or area to be designated. Such report shall
also attempt to provide an indication of the economic status of the
property or properties under consideration for designation, including
assessed value, recent real estate transactions or other appropriate
data. The report shall also recommend the boundaries of any proposed
historic district and recommend standards and guidelines for the approval
of certificates of appropriateness in the proposed district.
(3)
The recommendation of the Historical Architectural Review Board
shall not become final until it is approved and adopted by the Borough
Council.
[Ord. 584, 4/10/2001, § 4]
[Ord. 584, 4/10/2001, § 5]
1.
For all land and buildings located within a Local Historic District,
a certificate of appropriateness must be approved by the Borough Council
prior to the issuance of a building and/or demolition permit.
A.
Activities Requiring a Certificate. With the exception of the uses
and activities described in paragraph. B a certificate of appropriateness
will be required for the following:
(1)
The erection of any building or structure, including signs,
within the local Historic District.
(2)
The reconstruction, alteration or restoration of the exterior
of any building or structure within the local Historic District.
(3)
The razing, demolition or movement of any building or structure
within the local Historic District.
B.
Exempt Activities. A certificate of appropriateness shall not be
required for alterations to building interiors or for normal repairs
and maintenance to building exteriors, such as repainting, provided
such repair and maintenance activity does not include any change in
color or any structural alterations.
C.
Application Requirements. Applications for certificates of appropriateness
required by this section shall be made to the Zoning Officer on forms
provided, together with architectural sketches, elevations and other
information described on the application form.
D.
Notice of Public Meetings. Prior to considering any application for
a certificate of appropriateness required by this section, the Historical
Architectural Review Board shall provide public notice of the date,
time and location of the public meeting at which the Board shall consider
the application for any such certificate. Such notice shall appear
at least one time in a newspaper having general circulation in the
Borough, and shall appear no less than seven days prior to the date
of such public meeting.
E.
Recommendation by the Historic Architectural Review Board. Within
30 days after the public meeting to consider the application for a
certificate of appropriateness, the Historical Architectural Review
Board shall submit its written recommendation to the Borough Council.
F.
Action by the Borough Council. After receipt of the recommendation
from the Historical Architectural Review Board, or if no recommendation
is received, then 60 days after the public meeting, the Borough Council
shall at its next regularly scheduled Council meeting either:
G.
Notice of Decision. The Borough Council shall notify the applicant
of its decision in writing and, in the case of a denial, specify the
reasons therefor in writing and will send a copy to the Pennsylvania
Historical and Museum Commission. In the letter of disapproval, it
shall indicate what changes in plans and specifications are necessary
to meet the conditions for protecting:
[Ord. 584, 4/10/2001, § 6]
1.
The recommendation and decision on an application for a certificate
of appropriateness shall be based on the following standards as is
applicable to the particular activity and/or use of the property and
the buildings thereon:
A.
Standards for New Construction. New construction in the local Historic
District will be certified as appropriate if it is compatible with
the scale and basic design elements of adjacent and neighboring buildings
which are classified as significant and contributing and with distinguishing
site design elements of the district. The intent is not to require
or encourage new buildings to look like old buildings, but to assure
pleasing and harmonious relationships between old and new that will
maintain and strengthen the architectural character of the historic
district. The following design elements shall be considered in the
evaluation of the appropriateness of new construction:
(1)
Building Height. New buildings should be constructed to a maximum
height that is within 10% of the average height of neighboring buildings.
(2)
Elevation Proportion. The relationship between the height and
width of the front elevation of a new building should be within 10%
of the average proportions of adjacent buildings.
(3)
Proportion of Openings. The relationship of height to width
of windows and doors of a building should be within 10% of the proportions
of windows and doors of adjacent buildings.
(4)
Spacing of Windows and Doors. The spacing of windows and doors
in the front facade of a building should be similar to adjacent buildings.
(5)
Horizontal Lines. Header and sill lines of a building should
be located at similar heights or elevation as the horizontal lines
of adjacent buildings.
(6)
Spacing of Buildings on Street. Setbacks and side yards of new
buildings should be similar to those on adjacent parcels. Placement
of sidewalks and projection of porches should be similar to adjacent
buildings.
(7)
Roofs. The shape, style and material of the roof of a new building
should be similar to the roofs of adjacent and surrounding buildings.
(8)
Building Materials. Building materials should be compatible
with materials commonly used within the historic district.
(9)
Color. The predominant color of a building and the color of
its trim should be compatible with the colors of surrounding buildings.
(10)
Architectural Details. The use of specific architectural elements
and details such as porches, dormers, cornices, brackets, quoins,
balustrades and the like may be used to strengthen the relationship
of new construction to the existing architecture of the district.
However, such detailing is not sufficient to assure appropriateness
if the structure is not related to its surroundings in terms of massing,
rhythm and proportions.
(11)
Landscaping. The use of plant materials that are traditional
in the district should be encouraged. Similarly encouraged is the
use of paving and fence materials that are traditional in the district.
B.
Standards for Rehabilitation. Except as provided in Subsection 6C
below, the following "Standards for Rehabilitation" shall be used
by the Historical Architectural Review Board when determining if a
rehabilitation project is appropriate. These standards are a section
of the Secretary of the Interior's "Standards for Historic Preservation
Projects," and appear in Title 36 of the Code of Federal Regulations,
Part 1208 (formerly 36 CFR, Part 67).
(1)
Every reasonable effort shall be made to provide a compatible
use for a property which requires minimal alteration of the building,
structure, or site and its environment, or to use a property for its
originally intended purpose.
(2)
The distinguishing original qualities or character of a building,
structure 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.
(3)
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.
(4)
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.
(5)
Distinctive stylistic features or examples of skilled craftsmanship
which characterize a building, structure or site shall be treated
with sensitivity.
(6)
Deteriorated architectural features shall be repaired rather
than replaces, 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 feature should be based on accurate duplications
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.
(7)
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.
(8)
Every reasonable effort shall be made to protect and preserve
archaeological resources affected by, or adjacent to, any project.
(9)
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.
(10)
Whenever 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.
C.
Standards for Additions to Non-Contributing Structures. The appropriateness
of additions to non-contributing structures in local historic districts
shall be judged primarily in terms of their visual impact on nearby
properties. Additions should generally be certified as appropriate
if their size is minor in relation to the total structure and if they
do not significantly increase the visual appearance of incompatibility
between the non-contributing structure and neighboring structures
which are contributing or significant.
D.
Standards for Signs. All signs within the Local Historic District shall comply with the sign regulations which are applicable in the underlying zoning district, unless excepted under the provision of this subsection hereunder, and with the additional special standards for signs contained elsewhere in the Borough's Zoning Ordinance [Chapter 27].
(1)
A sign which meets the requirements of the applicable district
must still be certified as appropriate in relation to the specific
building on which it is to be located and in terms of compatibility
with signs in the surrounding area; compliance with the applicable
zoning district requirements does not guarantee approval of a certificate
of appropriateness.
(2)
The Historical Architectural Review Board may recommend and
the Borough Council may issue a certificate of appropriateness for
a sign which is not permitted by the regulations of the applicable
zoning district if the proposed sign is shown to be historically accurate
by documentation acceptable to the HARB.
E.
Standards for Demolition or Relocation of Structures.
(1)
In the case of a building to be razed, demolished, or moved,
the Historical Architectural Review Board and the Borough Council
shall consider the extent to which the loss of the building will detract
from the local Historic District and the purposes of this section;
and the public benefit to be gained by preserving the building or
district in comparison to any loss or hardship to be suffered by the
property owner.
(2)
If the initial recommendation of the Review Board is against
the proposed demolition, a period of 90 days shall be provided during
which the Review Board shall attempt to negotiate with the applicant
in order to achieve an acceptable alternative to the proposed demolition.
If agreement is not reached by the end of the ninety-day period, the
Review Board shall transmit its negative recommendation to the Borough
Council which shall issue or deny a certificate of appropriateness
based on its consideration of all of the information presented. If
the Borough Council authorizes issuance of a permit for demolition
after a negative recommendation from the Review Board, a permit shall
not be issued for 10 days, during which time the Historical Architectural
Review Board may request, and the Borough Council may order that issuance
of a permit be delayed for an additional 90 days in order to allow
documentation of the resource prior to its destruction.
[Ord. 584, 4/10/2001, § 7]
1.
Condition. No person owning any building or structure within the
local Historic District shall permit or cause such building or structure
to suffer demolition by neglect.
2.
Definition. "Demolition by neglect" exists where there is:
A.
Deterioration of exterior walls or other vertical supports, roofs
or other horizontal members, and external chimneys, such that the
structural integrity of the building may be threatened or compromised.
B.
Ineffective waterproofing of exterior walls, roofs and foundations causing or contributing to the deterioration specified in Subsection 1 above.
C.
Significant rotting and other forms of decay.
D.
Creation of any hazardous or unsafe condition or conditions.
[Ord. 584, 4/10/2001, § 8]
1.
Code Enforcement Officer. The Code Enforcement Officer shall have
such power to institute a proceeding at law or in equity to enforce
the provisions of this chapter as is provided elsewhere in the Code
of Ordinances of the Borough.
2.
Fines. The Borough Council shall establish and update by resolution
a schedule of fees and a collection procedure relating to this chapter.
A.
Any person demolishing or razing or causing the demolition or razing
of all or part of any building or structure without first obtaining
a Certificate of Appropriateness in accordance with this chapter shall
be fined.
B.
Any person permitting or causing demolition by neglect shall be subject
to a fine per day for every day that said condition remains unabated
or uncorrected after having received written notice of such condition
from the Borough.
