Hunting Valley City Zoning Code
CHAPTER 1159
U-2 Historic Settlement District
1159.01 PURPOSE AND INTENT.
(a) Protection of the architectural integrity of designated historic sites, areas and structures, a significant portion of which was constructed prior to 1930;
(b) Increased flexibility in the use of historic properties while maintaining established densities;
(c) Preservation of the rural quality and natural landscape of the Village; and
(d) Provision of open space and preservation of important environmental values.
(Ord. 2023-6. Passed 6-15-23.)
1159.02 DESIGNATION OF U-2 HISTORIC DISTRICTS.
Council finds that there are areas within the Village which contain structures of historical, architectural or cultural merit. Such areas are designated on the Zoning Map which is on file in the office of the Clerk of Council.
(Ord. 2023-6. Passed 6-15-23.)
1159.03 CONVERSION OF ACCESSORY STRUCTURES TO PRINCIPAL USES; LIMITATION OF USES; NUMBER OF ATTACHED DWELLING UNITS.
(a) Existing accessory structures may be converted to principal uses through reconstruction, alteration or restoration.
(b) Uses shall be limited to single-family detached or attached residences with permitted accessory uses and structures.
(c) No structure shall contain more than three attached dwelling units.
(Ord. 2023-6. Passed 6-15-23.)
1159.04 ACCESSORY USES AND STRUCTURES.
Accessory uses and structures shall be developed and maintained in accordance with the requirements of the U-1 Single-Family Residential District.
(Ord. 2023-6. Passed 6-15-23.)
1159.05 DETERMINATION OF DENSITY.
The legally permitted density shall be determined on the basis of a "yield plan" which consists of conventional lot and street layouts conforming to all Village regulations. In no case shall the number of building lots or dwelling units permitted exceed this number of units or lots. Such yield plans may not include:
(a) Designated conservation land;
(b) Floodplain; and
(c) Slope setbacks, unless reasonable evidence indicates lot suitability.
(Ord. 2023-6. Passed 6-15-23.)
1159.06 LOT REDUCTION; NEW CONSTRUCTION; DIMENSIONAL REQUIREMENTS.
(a) Modification and variation of lot and yard sizes may be permitted provided that such modifications and variations are shown on an approved plan and comply with the requirements of this section.
(b) New construction shall be located in such proximity to existing historic structures so as to support the function and character of the historic settlement pattern.
(c) New structures shall be developed and maintained in accordance with the following requirements:
(1) The minimum distance from a public or private road or street: 150 feet;
(2) The minimum distance from the boundary of the development area: 150 feet or no closer than existing structures, whichever is less.
(d) The gross floor area of a dwelling unit, together with any accessory structures, shall not exceed 5,000 square feet. For the purposes of this chapter, "gross floor area" shall mean the sum of the total enclosed horizontal area of all floors of a building measured from the inside faces of exterior walls, excluding uninhabitable areas of basements or attics and the first 550 square feet of garage space. (Ord. 2023-6. Passed 6-15-23.)
1159.07 ARCHITECTURAL GUIDELINES FOR EXISTING STRUCTURES.
The Planning and Zoning Commission shall evaluate the appropriateness of a Historic Settlement application based on the following guidelines:
(a) Compatible Reuse. A 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.
(b) Preservation of Features. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of distinctive architectural features should be avoided when possible.
(c) Repair and Replacement of Deteriorated Architectural Features. The repair or replacement of missing architectural features should be compatible with existing design, color, texture and visual qualities; however, other materials may be used.
(d) Compatible Additions. The design for alterations and additions to existing properties shall be compatible with the size, scale, color, material, and character of the property, neighborhood, or environment.
(Ord. 2023-6. Passed 6-15-23.)
1159.08 ARCHITECTURAL GUIDELINES FOR NEW CONSTRUCTION.
The Planning and Zoning Commission shall evaluate the appropriateness of design elements of proposed buildings based on the following:
(a) The location, mass and spatial relationships of buildings shall emulate traditional Village patterns and local character.
(b) At a minimum, the following building components shall be considered and shall have good proportion and relationship to one another.
(1) Window treatment. The size, shape, color, and materials of the individual window units and the overall harmonious relationship of window openings.
(2) Exterior detail and relationships. All projecting and receding elements of the exterior, including, but not limited to, porches and overhangs and the major divisions of the facade.
(3) Roof shape. The type, form, and materials of the roof and elements thereon.
(c) Colors shall be harmonious and shall use only compatible accents.
(d) Monotony of design shall be avoided. Variation of detail, form and siting shall be used to provide visual interest.
(Ord. 2023-6. Passed 6-15-23.)
1159.09 OPEN SPACE REQUIRED.
(a) Each application for rezoning to a U-2 Historic Settlement District shall indicate on the proposed project development plans those areas to be preserved as permanent open space.
(b) A minimum of fifty percent (50%) of the gross acreage in the Historic Settlement shall be retained as permanent open space.
(c) Areas designated as permanent open space shall be designed to best preserve the natural qualities of the land.
(d) To the extent possible, designated open space shall be contiguous acreage. Except areas that by their nature have a linear configuration, such as buffers, waterbodies, or trail links, the length to width ratio of any parcel of open space shall not exceed 4:1.
(e) Every effort shall be made to provide open space that will either connect or have the potential to connect to adjacent areas to form a network of conservation areas.
(f) The required open space as set forth in subsection (b) hereof may be used for underground drainage fields for approved septic systems and underground utilities, but shall not include driveways, walkways, parking areas or other paved surfaces.
(g) Stormwater management ponds or basins may be included as part of the minimum required open space. (Ord. 2023-6. Passed 6-15-23.)
1159.10 OWNERSHIP AND MAINTENANCE OF OPEN SPACE.
(a) Common open space shall be set aside and perpetually preserved for the mutual use of the owners of the residential lots.
(b) Copies of the proposed documents providing for the preservation and maintenance of the common open space shall be submitted with the application for rezoning, and no such application shall be approved until such documents are in a form acceptable to the Village so as to preserve perpetually the common open lands in accordance with the objectives and requirements of this chapter.
(c) Common open space as part of a U-2 Historic Settlement District shall not be depleted, reduced in size or converted to any other use, and title thereto may not be transferred separately from the transfer of the title to the residential lots.
(Ord. 2023-6. Passed 6-15-23.)