A certificate of appropriateness issued by the
Commission shall be required before a building permit, moving or demolition
permit is issued for any designated historic landmark or any building,
structure or site or part thereof in the Historic District. It is
required if the building, structure or site will be altered, extended,
or repaired in such a manner as to produce a major change in the exterior
appearance of such building or structure. Such major changes include,
but are not limited to (subject to adoption of guideline amendment
developed by Historic Preservation Commission and City staff):
A. Major changes by addition, alteration, maintenance,
reconstruction, rehabilitation, renovation or repair;
B. Any new construction and demolition in whole or in
part requiring a permit from the City of Crystal Lake;
D. Any construction, alteration, demolition or removal
affecting a significant exterior architectural feature as specified
in the ordinance designating the landmark or Historic District.
In making a determination whether to approve
or deny an application for a certificate of appropriateness, the Crystal
Lake Historic Preservation Commission shall be guided by the Secretary
of the Interior's "Standards for Rehabilitation" as follows:
A. A property shall be used for its historic purpose
or be placed in a new use that requires minimal change to the defining
characteristics of the building and its site environment.
B. The historic character of a property shall be retained
and preserved. The removal of historic materials or alteration of
features and spaces that characterize a property shall be avoided.
C. Each property shall be recognized as a physical record
of its time, place, and use. Changes that create a false sense of
historical development, such as adding conjectural features or architectural
elements from other buildings, shall not be undertaken.
D. Most properties change over time; those changes that
have acquired historic significance in their own right shall be retained
and preserved.
E. Distinctive stylistic features or examples of skilled
craftsmanship that characterize a building, structure, or site shall
be treated with sensitivity.
F. Deteriorated historic features shall be repaired rather
than replaced. Where the severity of deterioration requires replacement
of a distinctive feature, the new feature shall match the old in design,
color, texture, and other visual qualities, and, where possible, materials.
Replacement of missing features shall be substantiated by documentary,
physical, or pictorial evidence.
G. Chemical or physical treatments, such as sandblasting,
that cause damage to historic materials shall not be used. The surface
cleaning of the structures, if appropriate, shall be undertaken using
the gentlest means possible.
H. Significant archaeological resources affected by a
project shall be protected and preserved. If such resources must be
disturbed, mitigation measures shall be undertaken.
I. New additions, exterior alterations, or related new
construction shall not destroy historic materials that characterize
the property. The new work shall be differentiated from the old and
shall be compatible with the massing, size, scale, and architectural
features to protect the historic integrity of the property and its
environment.
J. New additions and adjacent or related new construction
shall be undertaken in such a manner that, if removed in the future,
the essential form and integrity of the historic property and its
environment would be unimpaired.
Design guidelines for applying the criteria
for review of certificates of appropriateness shall, at a minimum,
consider the following architectural criteria:
A. Height. The height of any proposed alteration or construction
should be compatible with the style and character of the landmark
and with surrounding structures in an Historic District.
B. Proportions of windows and doors. The proportions
and relationships between doors and windows should be compatible with
the architectural style and character of the landmark.
C. Relationship of building masses and spaces. The relationship
of a structure within an Historic District to the open space between
it and adjoining structures should be compatible.
D. Roof shape. The design of the roof, facia, and cornice
should be compatible with the architectural style and character of
the landmark.
E. Landscaping. Landscaping should be compatible with
the architectural character and appearance of the landmark.
F. Scale. The scale of the structure after alteration,
construction, or partial demolition should be compatible with its
architectural style and character and with surrounding structures
in an Historic District.
G. Directional expression. Facades in Historic Districts
should blend with other structures with regard to directional expression.
Structures in an Historic District should be compatible with the dominant
horizontal or vertical expression of surrounding structures. The direction
expression of a landmark after alteration, construction, or partial
demolition should be compatible with its original architectural style
and character.
H. Architectural details.
(1) Architectural details including types of materials,
colors, and textures should be treated so as to make the landmark
compatible with its original architectural style and character and
to preserve and enhance the architectural style and character of a
landmark or Historic District.
(2) New structures in an Historic District shall be compatible
with the architectural styles and design in said districts.
[Amended 6-3-2014 by Ord. No. 7036]
A. Applications for certificates of appropriateness shall
be filed in the Community Development Department on forms approved
by the Commission. Persons wishing guidance or advice prior to completing
an application may contact the staff of the Community Development
Department.
(1) The application shall include:
(a)
Street address of the subject property.
(b)
Legal description of the subject property.
(c)
Brief description of the present improvements
on the subject property.
(d)
A detailed description of the construction,
alteration, demolition or use proposed together with architectural
drawings or sketches if those have been used by the applicant, and
if not, a sufficient description of construction, alteration, demolition,
and use to enable the Commission to determine what final appearance
and use of the subject property will be.
(f)
Contractor's name, if different than owner.
(2) A filing fee may be required.
B. At the next regular meeting, the Commission shall
review the application and may grant a certificate of appropriateness
if it finds that the proposed work is clearly appropriate and in accordance
with the applicable criteria set forth in this article. The Commission's
decision shall be in writing and shall include findings of fact in
support thereof. Copies of the decision shall be mailed to the applicant
with copies forwarded to the Community Development Department.
C. After the issuance of a certificate, no change may
be made in the proposed work without resubmittal of an application.
The certificate of appropriateness remains valid for the same period
of validity as the building permit.
Nothing in this chapter shall be construed to
prevent the ordinary maintenance or repair of any exterior feature
of any improvement designated as a landmark or any improvement located
within an Historic District which does not involve change in such
improvement's design or materials, or in any exterior architectural
feature of the improvement.
Neither the owner of nor the person in charge
of an improvement designated a landmark or an improvement located
within an Historic District shall permit such improvement to fall
into a state of disrepair which may result in the deterioration of
any exterior appurtenance or architectural feature so as to produce
or tend to produce a detrimental effect upon the character of the
Historic District as a whole or the life and character of the improvement
in question, including but not limited to:
A. The deterioration of exterior walls or other vertical
supports.
B. The deterioration of roofs or other horizontal members.
C. The deterioration of exterior chimneys.
D. The deterioration or crumbling of exterior plaster
or mortar.
E. The ineffective waterproofing of exterior walls, roofs
and foundations, including broken windows or doors.
F. The deterioration of any feature so as to create or
permit the creation of any hazardous or unsafe condition or conditions.
In the case of partial or complete natural destruction
or demolition of a site within an Historic District or of a landmark,
the owner will be required to obtain a certificate of appropriateness
from the Commission prior to reconstruction. Although exact duplication
of the previous structure may not be required, the exterior design
of the property shall be in harmony with:
A. The exterior design of the structure prior to damage;
and
B. The character of the preservation district.