New Castle City Zoning Code
ARTICLE 1327
New Castle North Hill Historic Overlay District Standards and Guidelines
§ 1327.01 Purpose.
[Ord. 8234, passed 8-24-2017]
(a)
New Castle's "North Hill Historic District Standards and Guidelines" is intended to preserve and enhance the historic character of the City's North Hill. The North Hill Historic District is a predominantly residential neighborhood in New Castle, Pennsylvania located immediately north of the central business district. The District is listed in the National Register of Historic Places and contains 1,680 buildings that were constructed from 1890 to 1949. That accounts for 89% of the buildings in the total District.
(b)
The District's historical character is encouraged to be protected by preserving and enhancing the architecture within the District. The guidelines in this article intend to do so by setting forth guidelines for renovation and/or new construction that occurs in the District.
§ 1327.02 How to use this article.
[Ord. 8234, passed 8-24-2017]
(a)
The majority of structures within the District are residential. These guidelines address residential properties.
(b)
As part of the Zoning Ordinance, this article is a reference tool that contains suggested standards of practice for owners, designers, developers, and reviewers of projects within the North Hill Historic District.
(c)
The Standards describe responsible practices that help protect the aesthetic character of the District. The following terms are used throughout this article:
"Encouraged" indicates an action that will enhance the District's aesthetics.
"Discouraged" indicates an action that will not enhance, but will not harm, the District's aesthetics.
§ 1327.03 Context.
[Ord. 8234, passed 8-24-2017]
(a)
The North Hill Historic District is a predominantly residential neighborhood in New Castle, Pennsylvania located immediately north of the central business district within 449.7 acres of land. The grid style layout of 91 blocks of streets and sidewalks has not changed since at least 1904.
(b)
The boundaries of New North Hill Historic District are as follows (See Appendix A):
On the north by Hillcrest and Fairmont Avenues;
On the east by Delaware and Neshannock Avenues;
On the south by Crescent and Falls Streets; and
On the west by Beaver, Jefferson and Mercer Streets.
(c)
There are 1,888 buildings in the North Hill Historic District and a concrete girder bridge on Boyles Avenue reportedly constructed by the WPA. All but 160 contribute to the historical nature of the District.
(d)
Structure types within the District include:
(1)
Buildings of historic significance (due to age, events or aesthetic value);
(2)
Buildings of an architectural period but not of historical significance (There are a variety of late 19th and early 20th century architectural styles including Late 19th and Early 20th Century American Movements, Late Victorian, and Late 19th and 20th Century Revivals. The most common styles are Bungalow/Craftsman, American Foursquare, Queen Anne and Victorian)
(3)
Other existing buildings;
(4)
Future buildings/new construction.
(e)
The District is well preserved and possesses strong architectural integrity.
§ 1327.04 Building uses.
[Ord. 8234, passed 8-24-2017]
(a)
The City's Zoning Ordinance allows for residential, commercial and retail uses. Buildings uses are to conform to the uses allowed by the underlying zoning districts.
§ 1327.05 Renovation and rehabilitation.
[Ord. 8234, passed 8-24-2017]
(a)
The majority of structures within the District are residential.
(b)
Buildings of historic significance. Structures are encouraged to be preserved, repaired, renovated or expanded in accordance with the Secretary of the Interiors Standards for Rehabilitation (See Appendix B). Rehabilitation projects that meet Secretary of the Interiors Standards for Rehabilitation may qualify as "certified rehabilitations" and may be eligible for a 20% federal rehabilitation tax credit.
(c)
Non-historic Buildings. A structure that reflects an architectural period yet is not historically significant are encouraged to follow these basic guidelines:
(1)
Features damaged beyond reasonable repair may be replaced. Owners are encouraged to restore original proportions, materials, and details.
(2)
Missing features or elements may be added when coordinated with the building's design.
§ 1327.06 New construction.
[Ord. 8234, passed 8-24-2017]
Owners and designers are encouraged to complement the scale, style, materials and colors of nearby existing buildings of historical or architectural significance.
§ 1327.07 Building design (applicable to existing structures and new construction).
[Ord. 8234, passed 8-24-2017]
(a)
Building colors.
(1)
The use of a limited color pallet of 2-3 colors is encouraged.
(2)
Brick, stone and concrete building materials are encouraged to be selected in colors to complement each other, other facade colors, and adjacent buildings.
(3)
Other primary facade materials used are encouraged to be limited to traditional colors including earth tones and colors found to be historically accurate.
(4)
Bold colors are encouraged to be limited to and reserved for awnings, door, window trim and accents.
(b)
Building materials.
(1)
Use of brick is encouraged for its quality, durability, visual appeal, and historic precedent in the area.
(2)
The use of stone as well as pre-cast concrete (for lintels, sills and architectural accents) is encouraged.
(3)
The use of exterior insulation and finish systems (EIFS) or Dryvit Systems as a primary facing material at ground level is discouraged.
(4)
The use of corrugated fiberglass or metal panels, plywood panel siding, and plain concrete masonry units as wall-facing materials is discouraged.
(5)
Roof planes, if visible, are encouraged to be slate standing seam, clay tile, or architectural shingles.
(c)
Building elements.
(1)
Facades designed to reflect the character of the District are encouraged.
(2)
Windows and doors are encouraged to be of a type and scale appropriate to the architectural style and period.
§ 1327.08 Building placement.
[Ord. 8234, passed 8-24-2017]
(a)
Building heights.
(1)
In no case shall the building height be greater than that allowed by the underlying district.
(2)
Floor to floor heights, as well as building heights, are encouraged to be similar to nearby existing buildings of historical or architectural significance.
(b)
Building setbacks and build-to lines.
(1)
Buildings are encouraged to be arranged so that they generally follow street frontages.
(2)
Building setbacks establish the minimum distance from the face of the building to the property line.
(3)
Build-to lines establish the maximum distance from the face of the building to the property line.
(4)
The setbacks and build-to standards described in the underlying zoning district shall be adhered to.
§ 1327.09 Utilities and lighting.
[Ord. 8234, passed 8-24-2017]
(a)
Utilities. The standards for utilities described in the underlying zoning district shall be adhered to.
(b)
Site lighting. The standards for lighting described in the underlying zoning district shall be adhered to.
(1)
Light fixtures of a style compatible with the District are encouraged.
(2)
Cut off lighting are encouraged to be used to reduce glare, minimize lighting on adjacent properties, and reduce direct up light.
(3)
White light is encouraged.
(4)
Site/landscape and building lighting that complement each other is encouraged.
(c)
Building lighting. The style and scale of the fixtures are encouraged to be appropriate to the building, and complement neighboring buildings and sites.
(1)
Neon lighting and colored bulbs are prohibited.
§ 1327.10 Landscaping.
[Ord. 8234, passed 8-24-2017]
(a)
Landscaping is encouraged to be used to integrate the buildings, site and neighboring properties. Plants are encouraged to be of appropriate scale, quantity and type to reflect the character of the District.
(b)
Outdoor storage areas are discouraged. If they are unavoidable, they are encouraged to be screened with landscape and screen walls.
§ 1327.11 Parking.
See Article 1331.06(b) of this Zoning Ordinance.
§ 1327.12 Appeals.
[Ord. 8234, passed 8-24-2017]
Appeals related to all Zoning Requirements enumerated in the City's Codified Ordinance shall, as usual, be presented to the Zoning Hearing Appeal Board.
