HomeMy WebLinkAboutBHPCMinutes_2007_12_14Brookings Historic Preservation Commission
Friday, December 14, 2007
A special meeting of the Brookings Historic Preservation Commission was held on Friday,
December 14, 2007 at noon in City Hall. Members present: Mary Bibby, Jerry McCollough,
Alice Pittman and Joanita Kant. Wayne Hexem was absent. Shari Thornes, City Clerk, was
also present.
Chairperson McCollough called the meeting to order at noon.
Overlay District-Downtown. The BHPC reviewed the following draft proposal.
SECTION 94 – 165 OVERLAY DISTRICT
(a) Intent
This district is intended to provide both developing and redeveloping areas with special
standards to protect and enhance the unique features of the area. It is not intended that
these regulations interfere with, abrogate or annul any other rules or regulations of this title;
except that if the overlay district imposes a greater restriction than the underlying zoning
district regulations, the overlay district regulations shall control.
(b) Scope of regulations.
The regulations set forth in this chapter or set forth elsewhere in this title when referred to
in this chapter are the district regulations in the overlay district.
(c) Boundaries of districts.
The boundaries of each overlay district are shown upon a map that is made a part of each
overlay district by reference. That part of each map designating the title and boundaries shall
have the same force and effect as if they were all fully set forth herein.
(d) Uses permitted.
A building or premises may be used for the purposes permitted in the underlying zoning
district provided it is in conformity with the conditions required in the overlay district.
(e) Accessory uses.
Accessory uses and buildings permitted are accessory buildings and uses customarily incident
to any of the permitted uses in the underlying zoning district that are not prohibited by the
overlying district.
(f) Parking regulations.
All parking, loading and stacking shall be regulated by the underlying zoning district and in
conformance with the provisions of the overlying district.
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(g) Sign regulations.
Signs shall be regulated in conformance with Division 5., Signs, and any regulations imposed
by the overlying district.(h) Density, area, yard and height regulations.
Density, area, yard and height regulations shall be regulated in conformance with Section 94-
131 and any regulations imposed by the overlying district.
(i) Overlay district enumerated.
The overlay district adopted by the City of Brookings shall be as enumerated below:
Section 94-165.1 Brookings Historic Commercial District.
(1) Legal Description:
a. East ½, Fourth Railroad Addition
b. W100’ of lots 1 and 2; W80’of lot 3, Block 1, Original Plat Addition
c. Lots 1-14, Block 2, Original Plat Addition
d. Lots 1-17 and lot A and the N15’ of the E93’ of lot 18, Block 3, Original Plat
Addition
e. E119’ of lot 1, all of lots 2-14, Block 6, Original Plat Addition
f. Lots 1-13 and the W81.5’ of lot 14, Block 7, Original Plat Addition
g. Lot D, Railroad Addition
h. Lots 8, 9, and 10, Block 13, Second Addition
i. S5’ of lot 7, all of lots 8-14, Block 14, Second Addition
j. E1/2, Temple Block Addition
(2) Boundaries: The district boundaries shall include all properties within the boundaries
identified in the 1999 Historic Preservation Plan as defined by section 94-165.1.(1).
(3) Intent: It is the intent of these regulations to protect the historic portion of the Central
Business District and to enhance the visual character of the district by promoting historically
compatible design features of all signs. Compatibility calls for signs to mirror the scale of the
original building, be placed so as not to obscure prominant building details and contain
features that are appropriate to the original historic character of the building and area. The
Downtown Brookings Design and Maintenance Guidelines is available as a tool for anyone
(property owners, tenants, contractors, Realtors®, design professionals) planning a change
that will affect historic resources within the district.
This district also recognizes that the overall context of the historic district includes
variations, and is intended to allow both flexibility and creativity in devising compatible
design solutions. Therefore, it is the city's intent to encourage new signage and the
renovation of existing signage that is substantially consistent with the goals and objectives of
this section.
(4) Standards:
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Signage. The size, location, and readability of signs for private businesses should be
orientated toward pedestrian and/or vehicular traffic. Signs can be located
• under the storefront cornice (Sign Board/Fascia: A horizontal panel either of wood or an
inset brick wall located immediately below the cornice. It is usually an ideal location to
place a sign.)
• painted on the glass
• on the side of the building
• projecting from the building
• on the awning valance or return
• on the canopy facia
NOTE: Check Trust & NMSC documents re: signs
(a) Signs should be designed to be compatible with the buildings that support them,
with appropriately scaled signable areas coordinated with the building design, and
should respect the existing architectural design elements of the building. Building
exteriors should not be remodeled for the principal purpose of accommodating
signage. The Downtown Brookings Design and Maintenance Guidelines is available as
a tool for anyone (property owners, tenants, contractors, Realtors®, design
professionals) planning a change that will affect historic resources within the
district.
(b) Signage regulations in the Brookings Historic Commercial District
1. Types of signs permitted
a. Building
Awning (canvas fabric only)
Building marker
Canopy (canvas fabric only)
Identification
Marquee
Projecting
Suspended
Wall, painted wall
Window
b. Miscellaneous
Flag
Temporary
Portable
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Outdoor menu board
c. Types of signs not permitted
Roof
Electronic Message Displays,
2. Sign Area maximum
The maximum sign area permitted shall not exceed one square foot of signage
per lineal foot of total street frontage (25sqft?) or 20 % of any wall area which
the sign is attached to, whichever is less. This needs to be further considered.
The current ordinance does not impose a maximum area.
3. Additional Regulations
Building marker maximum size of 4 square feet; 1/building
Awning, canopy, marquee minimum clearance of 8 feet above
sidewalk and 2 feet from curb
Suspended minimum clearance of 8 feet above
sidewalk; 1 per entrance
Projecting maximum size of 24 square feet; minimum
clearance of 10 feet above sidewalk and 2
feet from curb; 1/building face
4. Illumination Characteristics
Permitted types
External Illumination
Internal Illumination
Neon
Non-illuminated
5. Signs Allowed in Public Right-of-Way
Public signs erected by City of Brookings
Informational signs by public utility
Awning, canopy, marquee, projecting and suspended signs
Portable signs
Flag
Outdoor Menu Board
Welcoming and Event Banners
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ACTION: A motion was made by Bibby, seconded by Kant, to provide the following
statement to the Planning Commission with copies to the City Manager, DBI, and State
Preservation Office.
“The Brookings Historic Preservation Commission has reviewed and discussed the proposal
presented to the Planning Commission as an alternative to Dick Peterson's proposal, endorsed
by both DBI and BHPC, and has the following comments:
A. Since the proposed overlay district recommends the prohibition of animated signs in
the Historic Downtown, rather than classify them as a Conditional Use the simplest
solution would be to prohibit animated signs in the National Register of Historic Places
Brookings Commercial Historic District.
B. The proposed overlay zoning district is an alternative to requiring a public hearing for
animated signs in the Historic Downtown. The Planning Commission’s objection to a
hearing seems to be both the "time delay" for sign approval, and the argument that
the law does not allow a hearing requirement for an "accessory use.” However, the
BHPC believes this proposal of an overlay district will not lessen a time delay, but
instead could make it even longer. The BHPC is concerned about time delays and feels
this process must be researched and streamlined for the business owners.
C. The proposed overlay zoning district presented by the Planning staff includes Historic
Design Criteria which require subjective judgment in their enforcement relating to
"compatibility" and "appropriateness.” The proposal eliminates animated signs in the
Historic Downtown, therefore avoiding the concerns in (B) above; however, it adds the
necessity for (1) a time delay in sign approval for all other signs because, (2) some
appropriate body other than a staff enforcement official is needed to make the
subjective judgments regarding "compatibility" and "appropriateness".
D. Downtown Brookings, Inc.’s (DBI) evaluation of the proposal suggests a number of good
amendments to the proposal; however, their suggestion relating to the "compatibility"
and "appropriateness" issue is to reference the "Design and Maintenance Guidelines"
prepared for the downtown.
E. The "Design and Maintenance Guidelines" state on p. 3, "..(this) is intended to be used
as a voluntary, rather than a mandatory, document." Also, "The guidelines cannot be
written in the complexity and foresight required to cover all situations that are likely
to be experienced in the BCHD." These indicate that some proper body will be
needed to make the subjective judgments regarding specific sign proposals.
F. If, in removing animated signs from permission in the Historic Downtown, the overlay
district makes it necessary to review all other signs in the downtown for
"compatibility" and "appropriateness,” then the "Design and Maintenance Guidelines"
may be used for guidance but not for specific enforcement without some subjective
review.
G. The BHPC understands that overlay zones can be a tool for community development
and the preservation of historic resources. However, there has not been adequate
time to provide the appropriate analysis for the scope of impact that this proposed
overlay zone is likely to have on our downtown.
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The following motion was unanimously passed by the BHPC at its December 14, 2007 special
meeting, along with the above supporting comments:
“The Brookings Historic Preservation Commission has reviewed the provisions of the overlay
district proposed by the city planning staff to address the animated sign issue, as well as the
suggested amendments proposed by DBI.
The BHPC restates that since the proposed overlay district recommends the prohibition of
animated signs in the Historic Downtown, rather than classify them as a Conditional Use the
simplest solution would be to prohibit animated signs in the National Register of Historic
Places Brookings Commercial Historic District.
The BHPC concurs with the suggested amendments proposed by DBI; however, since there is a
requirement for evaluating such subjective judgments as ‘compatibility’ and
‘appropriateness,’ it is felt that there is the necessity for the establishment of some
evaluative body to review the sign requests in the Brookings Commercial Historic District.
To that end, the BHPC recommends that a design review committee be established with
membership from the disciplines as listed in the National Preservation Act Amendment of
1980 to make such evaluations. The BHPC suggests that the appropriate body would be the
Downtown Brookings Inc. Design Review Committee.”
All present voted YES, motion carried.
Meeting adjourned at 1:00 p.m.
Submitted by Shari Thornes