Kalispell City Zoning Code
CHAPTER 27
21A DOWNTOWN HISTORIC DISTRICT DESIGN STANDARDS
§ 27.21A.010 Intent.
The purpose of this section is to establish design standards that guide individuals, businesses, architects, designers as well as the Architectural Review Committee in making consistent and objective decisions involving development within historic downtown Kalispell. The standards will protect and enhance the development of buildings and sites within downtown Kalispell, an area of significant architectural and historic character, for educational, cultural and economic benefit and enjoyment of the citizens of Kalispell and the traveling public. The Downtown Historic District Overlay (Figure 2.2) consists of the Kalispell Main Street Historic District and the surrounding area that embodies the historic commercial site development patterns of early Kalispell. The design standards will preserve historic architectural design and integrity, while promoting compatible urban growth and redevelopment. The standards will protect the investment and property values of local businesses, promote tourism, and encourage pedestrian-oriented development. Contemporary, non-period and innovative design of new structures and additions is encouraged when such design is compatible with and/or compliments surrounding structures. These standards are not intended to necessarily preclude significant alteration or demolition of existing buildings but are designed to provide consistency and predictability to property development standards and the permit review process.
(Ord. 1860, 7-19-2021)
§ 27.21A.020 Applicability.
The following design standards are applicable to all buildings except for single-family and duplex dwellings within the Downtown Historic District Overlay (Figure 2.2). Standards in Section 27.21A.030 apply to all properties within the boundary of the Downtown Historic District Overlay, which emphasizes pedestrian-friendly urban site design congruent with historic Kalispell. In addition to Section 27.21A.030, Section 27.21A.040 applies to properties within the Main Street Historic District and focuses on historic architectural form, material, and color reflective of the established historic built environment. When applying the standards of this chapter, ARC must also be guided by the Design Guidelines-Downtown Historic District Overlay.
Figure 2.2: Downtown Historic District Overlay  |
In addition to ARC review and approval for all new building or major remodeling as defined in Section 27.21.030, façade improvements including, but not limited to, the application of paint; installation or replacement of awnings, siding, or windows; wall murals or artistic sculptures; substantial alteration of historically significant elements (Section 27.21A.040(2)(c)(5)) on contributing buildings, and wall signs 20 square feet in size or larger require ARC approval within the Main Street Historic District. Ordinary repair or maintenance, as defined in this chapter, is exempt from ARC review. Ordinary repair and maintenance does not include the alteration or repair of the building façade, including, but not limited to, brick and masonry repair, abrasive and/or comprehensive cleaning of the building, stripping paint finishes, painting, and window or awning replacement.
(1)
Alternative Compliance to Design Standards. ARC may allow for alternative compliance when the proposal demonstrates alignment with the spirit and intent of the design standards.
(2)
Definitions. As used in this chapter, the following definitions apply:
Contributing building.
A building constructed during Kalispell's period of significance (1891– 1960) and which retains a high degree of integrity. The building is intact and few alterations have occurred. If additions have been made more than 50 years ago, the additions may be seen as part of the evolution of the building and provide historical significance.
Downtown Main Street District.
A historic district listed on the National Register of Historic Places and a subdistrict of the Downtown Historic District Overlay.
Ghost signs.
A wall sign painted on the exterior wall of a building during Kalispell's period of significance which advertises a business, product, or service.
Individually listed building.
A building or structure that has been listed on the National Register of Historic Places based on the significance in American history, architecture, archaeology, engineering or culture. Information on individually listed buildings can be found on the Montana State Historic Preservation Office website and the National Park Service's National Register of Historic Places website.
Noncontributing building.
A building whose date of construction is outside the period of significance or is within the period of significance but has been altered to the degree in which the integrity and historical character has been compromised.
Ordinary repair or maintenance.
Replacement or renewal of existing systems of a building, or of parts of the service equipment made in the ordinary course of maintenance and that do not in any way affect health or the fire or structural safety of the building or the safe use and operation of the service equipment therein.
Period of significance.
A period between 1891 and 1960 during which time Kalispell gained its most architectural and historical importance.
Wall murals.
A painting or artistic work composed of pictures or arrangements of color which is painted on or attached to a building and which does not contain a commercial message.
(Ord. 1860, 7-19-2021)
§ 27.21A.030 Design Standards Applicable to All Properties within the Downtown Historic District Overlay.
The following standards apply to all properties within the Downtown Historic District Overlay (Figure 2.2) which consists of the Kalispell Main Street Historic District and the surrounding area.
(1)
Site Design and Architectural Character.
(a)
All new buildings shall be placed and designed to present the front and primary façade to the block frontage that is highest in order of precedence and should convey a sense of human scale and visual interest along the street front.
(b)
New buildings on a corner at the intersection of two streets shall be placed to present a front and primary façade on both street block frontages.
(c)
Windows shall use clear glass or clear low-E glass rather than spandrel, mirrored, or tinted glass at street level. Stained and leaded glass may be used when historically appropriate.
(d)
New buildings shall be scaled to the pedestrian, with a variety of ways to engage activity at the street and sidewalk by incorporating at least three of the following elements:
1.
Recessed bays
2.
Protruding or recessed entries.
3.
Awnings, entry roofing and trellises.
4.
Architectural elements integrated into the design such as dormers, roof cornices, columns, piers, lintels.
5.
Change in plane to avoid large plain building masses.
6.
Change in building material or siding style.
7.
Windows (except storefront windows) shall include trim or other design treatment, or alternately be recessed at least two inches from the façade.
(2)
Parking Facilities.
(a)
New surface parking along a street shall be placed to the side or rear of the building and accessed via the alley when possible.
(b)
Parking structures shall incorporate ground floor features that promote a pedestrian environment.
1.
At street level, the parking structure shall include retail, commercial space, or architectural features that engage the pedestrian experience. The use of awnings, shading devices, and landscaping are a means to provide visual interest to areas otherwise not engaging the pedestrian at street level.
(c)
Upper parking levels facing the street shall minimize the visual impact of parked cars.
1.
Openings shall have a rhythm and scale similar to buildings in the area.
2.
Screens and decorative materials along with railings shall be included to provide visual interest to upper level openings in the structure to help minimize headlight glare onto adjacent buildings.
(d)
The overall design of the parking structure shall be compatible within the area or neighborhood especially in terms of scale, massing, and rhythm.
1.
Vertical and horizontal articulation shall divide the structure to conform with the area or neighborhood.
2.
Vertical pedestrian circulation can be a change of material or offset from the façade or elevation in a design similar to buildings in the area or neighborhood.
3.
Angled ramps within shall be screened from view from streets or sidewalks.
(3)
Service, Loading, Outdoor Storage and Mechanical Areas. Trash, utility, communications, power and gas meters and equivalent elements shall be located in the alley or incorporated into the architecture of the building by using parapets, walls, roof elements, and/or evergreen landscaping. Architectural screening elements shall be compatible with the proposed or existing building materials.
(Ord. 1860, 7-19-2021)
§ 27.21A.040 Additional Design Standards Applicable to Properties within the Main Street Historic District.
In addition to the standards outlined in Section 27.21A.030, the following standards apply to properties within the boundaries of the Main Street Historic District (Figure 2.2).
(1)
Building Materials and Color.
(a)
Exterior finishes shall include historic materials such as masonry, concrete, cut stone and stone panels, native stone, terra-cotta, wood, cast iron, glass block, copper, and tin as the primary finish material. Synthetic materials may be used so long as the quality and appearance are substantially similar to historic materials used in the area.
(b)
Historic elements, materials and details shall not be covered, clad over, or boarded up with modern, non-historic, non-era materials.
(c)
Street shades and awnings shall be based on materials consistent with the historic period of construction.
(d)
All exterior building colors shall use a time period color palette based on the era in which the building was constructed. These paint palettes do not preclude the use of one or more colors that can be justified to the ARC through historic paint analysis or historic photo documentation.
(e)
Any color not listed within a historic palette or justified by historic paint analysis or photo documentation is referred to as a "limited color." Limited colors may only be used up to 15% of the building façade and are subject to approval by the ARC.
(f)
Color guidelines apply to all exterior materials, including, but not limited to, paint, metals, masonry, concrete masonry units, and storefronts. Color guidelines do not apply to murals and artistic sculptures that comply with this section.
(g)
Noncontributing buildings are not subject to manufacturer designated paint color palettes but shall take cues from colors and materials used on the block or generally found in the district.
(2)
Standards for New Construction.
(a)
New construction shall maintain a uniform street wall with the historic building alignment.
(b)
All new buildings shall incorporate tripartite construction with a base, middle, and a top that complements the building style of adjacent structures.
Figure 2.3: Tripartite Building Form  |
(c)
Mass and form of new construction shall be compatible with the historic context, area, and neighborhood.
1.
Buildings shall be at the same grade, elevation, or floor height of surrounding historic buildings of the area or neighborhood.
2.
Floor to floor heights shall be similar to the surrounding properties in the area or neighborhood including properties at an intersection.
3.
Buildings shall have horizontal and vertical articulation of street facing wall planes and differentiate materials between floors consistent with properties in the area or neighborhood.
4.
Façade or street facing elevations shall reflect the proportions of height to width in the area or neighborhood.
5.
Buildings shall include historically significant architectural elements such as water tables, bulkhead, belt courses, dormers, transom, window sills and lintels, roof cornices, etc. Contemporary interpretations of these historical elements may be appropriate.
Figure 2.5: Historic Commercial Building Elements  |
(d)
Windows, doors, and other features shall be compatible with those in the area or neighborhood.
1.
Use simplified configuration of historic doors. Storefront entrances shall have a recessed entry in order to avoid conflict with pedestrian circulation within the right-of-way.
2.
Door height, width, and materials shall be similar to those in the area or neighborhood.
3.
Window headers, sills, and sash design shall be similar to those in the area or neighborhood and hold similar relationship to cornices and belt courses.
4.
Contemporary window patterns and designs shall respect the character and proportion of those in the area or neighborhood.
5.
Windows shall use clear glass or clear low-E glass rather than spandrel, mirrored, or tinted glass at street level. Stained and leaded glass may be used when historically appropriate.
(e)
Roof forms shall be compatible to those in the area or neighborhood. Flat roof forms shall not be used in areas of pitched roofs and pitched roof forms shall not be used in an area of flat roofs.
(f)
When a contributing property is demolished, the reconstruction of the property shall include elements in the design that respect and hearken back to the history of the site as it existed during Kalispell's period of significance.
(3)
Standards for Minor Additions and Façade Improvements to Contributing and Individually Listed Buildings.
(a)
Minor building additions and exterior façade improvements to contributing properties shall preserve the historical character, proportion, scale, and rhythm of the existing historic building. When possible, historical reference including photographs shall be used to verify appropriate design.
(b)
If architecturally significant features such as cornices, lintels, historically appropriate windows and doors are replaced, they shall be replaced with reproductions of the original, where economically and functionally possible. If this is not possible, they shall be replaced with features similar in size and scale to the original.
(4)
Standards for Art Installations.
(a)
Wall murals shall not be located on the front façade or the side façade of a side corner lot and shall not cover, destroy, or materially alter a historically significant architectural element (Section 27.21A.040(2)(c)(5)) of the building or an existing ghost sign.
(b)
No mural shall be applied directly to an original, unpainted brick wall of a contributing or individually listed building. Murals should instead be painted on a removable substrate suitable for outdoor use. Anchoring shall be placed into masonry joints or other non-damaging areas of the walls. Framing shall be done so as not to trap water between the mural and the wall. Hanging or anchoring shall be reversible.
(c)
Artistic sculptures shall be secured in a manner that, if removed in the future, would not impair the historic integrity of the building.
(Ord. 1860, 7-19-2021)