§ 62.310. Bradshaw Terrace/Appearance Review District.

FIGURE 25

PURPOSE

Appearance Review Overlay District (AR) is designed to encourage public and private participation in the enhancement of community appearance and provide the necessary standards and criteria for review in accordance with accepted architectural principles. Furthermore, it is the purpose of the AR district to strengthen the economy of the City by stabilizing and improving property values in the district, and to encourage new construction and development that will be harmonious with existing structures and surrounding areas. The Bradshaw Terrace District is an island separated from both the Lake Copeland and the Lake Cherokee neighborhoods by nonresidential uses. Through the AR district, the architectural form, scale, and massing would be maintained to provide a physical and visual transition between the two Historic Districts and Bradshaw Terrace.

The Appearance Review Overlay District shall operate in conjunction with the zoning district in which the land is classified. The O-1, Office-Residential zoning permits the existing residential use, but also provides an ability for property to be developed as an office use. The Bradshaw Terrace Appearance Review District establishes design standards for new construction which exceed 50 linear feet along any street frontage.

The Bradshaw Terrace AR Overlay District is designed to:

a.

Define the general Appearance Review standards in the Code (Sections 62.700—62.736);

b.

Maintain the street pattern, architectural form, scale, and massing within the district while permitting development and redevelopment;

c.

Continue the district's function as a physical and visual transition between the two Historic Districts and the non-historic structures along Orange Avenue;

d.

Establish design standards for new construction which exceed 50 linear feet along any street frontage.

DISTRICT CHARACTER

Bradshaw Terrace AR District can be described by its image and its function. Image applies to the visual impression one has of the District. Main components of this image are the architectural forms and the street patterns. Function relates to the relationship the District has to the surrounding area as well as the land and uses within the District.

Image. Two street patterns and architectural forms exist within the Bradshaw Terrace District. The street pattern and the architecture found along Bradshaw Terrace is traditional; whereas the remaining portion of the District has a more modern Post World War II street pattern and architectural style. The architecture of the houses along Bradshaw Terrace, all of which were built prior to 1940, are similar to the styles found in the Lake Copeland Historic District which borders this Appearance Review District. The connection to the Historic District has remained strong since the original design of the majority of the structures along Bradshaw Terrace have remained essentially unaltered.

The street pattern is also traditional. The structures along Bradshaw Terrace are close to the street; there is a repetitive sequence of building and side yard (often referred to as solids and voids) and front yards are used as open space. Although there is some variation to this street pattern, the predominant pattern is illustrated in Figure 25.

There is evidence that the structures along Annie Street, Delaney Avenue and Gore Street had the same traditional architectural forms and street pattern found along Bradshaw Terrace. Major alterations to many of the structures and development since 1940, however, have created a more modern post World War II image than along Bradshaw Terrace. Architectural forms are varied and lack a homogeneous theme. The structural alterations and the new construction have also affected the street pattern. The traditional rhythm of building and side yard (solid and void) no longer exists along Annie Street. Although the traditional relationship of the structures to the street remains along Gore Street, several structures along Delaney Avenue have had this traditional relationship modified by front yard parking.

Function. The second descriptive component of the Bradshaw Terrace Appearance Review District is its function. The District functions as a physical and visual transition between the Lake Cherokee Historic District to the east, Lake Copeland Historic District to the south and the non-historic structures along Or Avenue to the west. The visual transition is tied to the development and architectural patterns already described. The physical transition is a result of the District's location between the land uses along Orange Avenue and the two Historic Districts. Both Historic Districts are predominantly low density residential neighborhoods, whereas the land uses along Orange Avenue are retail commercial, gas stations, and offices. In between the residential Historic Districts and the commercial land uses along Orange Avenue is the Bradshaw Terrace Appearance Review District which is a mixture of residential and office land uses.

DESIGN STANDARDS

The following design standards shall apply to the development or redevelopment of all property within the Bradshaw Terrace O-1/AR District (as illustrated on Figure 25).

Accessory Systems or Structures. Mechanical systems and electrical boxes shall not be visible from the public right-of-way, and shall be screened from the right-of-way and adjoining properties with either a solid fence, wall or vegetation.

Trash receptacles and dumpsters shall be placed so that they are not visible from the street or adjacent properties. Screening shall either be a fence, wall, vegetation or by virtue of the location of the container on the building site.

Additions. Additions shall be designed so that they are compatible with the building to which they are attached. Compatible design shall incorporate facade material, size, shape and details (i.e., windows, doors, arches, etc.) of the existing structure into the addition.

Blank Walls. Walls facing the front yard or street side yard shall have window(s) and door(s).

Fences. Chain link fence shall only be permitted where not visible from the public right-of-way.

Parking. No parking shall be permitted between the principal building and the street or within the required front yard and street side yard setbacks.

Scale. The design of a new structure or an expansion which exceeds 50 linear feet along any street frontage shall reflect the scale of the principal structures on the block.

Orientation of the Structure. A building shall be oriented towards the front yard or street side yard. Orientation shall be defined as having at least one door, excluding garage doors, and one window facing the front yard or street side yard. The door shall be at least 6 feet 8 inches in height by 3 feet in width; the size of the window shall not be restricted.

Massing. The design of a new structure or a structure which exceeds 50 linear feet along any street frontage shall reflect the massing (or width) of the principal structures on the block. Structures exceeding this massing (or width) shall be visually broken to appear to be similar in width to other principal structures on the block.

Exceptions.

Alterations. Alterations to the exterior features of a structure (i.e., doors, facade material, windows, porches) which do not increase the footprint of a structure nor create a blank wall facing a street shall not require an Appearance Review.

DEVELOPMENT STANDARDS

All development sites within the Bradshaw Terrace O-1/AR Overlay District with a minimum lot width of 40 feet and a minimum lot depth of 100 feet shall be considered conforming for the purpose of development approval.

(Ord. of 9-16-1991, Doc. #25099; Ord. of 2-22-1993, Doc. #26392; Ord. of 3-21-1994, Doc. #27368)