Warsaw City Zoning Code
§ 405.090
Commercial and Mixed-Use Design and Development Standards.
[Ord. No. 211 § 2, 12-21-2015; Ord. No. 527, 12-26-2023]
A.
Purpose. The commercial and mixed-use design standards are intended to protect and preserve the quality and character of the built environment in the City. More specifically, the purposes of this Section are to:
1.
Encourage high-quality development as a strategy for investing in the City's future;
2.
Emphasize Warsaw's unique community character while maintaining and enhancing the quality of life for its citizens;
3.
Enhance the sense of place by shaping the appearance, aesthetic quality and spatial form of structures and developments;
4.
Protect and enhance property values;
5.
Minimize negative impacts of development on the natural environment;
6.
Provide property owners, developers, architects, builders, business owners and others with a clear and equitable set of parameters for developing land;
7.
Encourage a pedestrian- and bicyclist-friendly environment;
8.
Ensure greater public safety, convenience, and accessibility through the physical design and location of land use activities; and
9.
Promote both the sustainability of the structure and the overall community.
B.
Generally Applicable Design Standards.
1.
Design intent. It is the intent of these regulations to preserve and protect property values by creating an aesthetic quality throughout the built environment of Warsaw. Warsaw's design character is that of a vibrant, small-town lake resort, complementary to the natural landscape and unbuilt environs.
2.
Site design requirements.
a.
The location of structures and access shall complement the existing topography and views of the site. Excessive grading and/or the use of engineer-designed retaining walls shall be minimized when an alternate site layout would avoid such disturbances. Buildings on sloping lots with a grade differential in excess of ten (10) feet shall be designed with foundations that step with the existing (natural) grades.
b.
All disturbed areas shall be revegetated within fourteen (14) days of disturbance using native plant species. For a list of permissible plant species, refer to the resources found within the stormwater management design criteria. Where revegetation is not possible within fourteen (14) days, the applicant shall be required to provide a surety bond or enter into an agreement to complete the work as determined by the Director.
c.
Where development has been proposed on a site, construction activity shall, at a minimum, avoid the following:
(1)
All drainage and utility easements;
(2)
Any required development setbacks;
(3)
All areas over thirty percent (30%) in slope; and
(4)
Any unique and sensitive natural site features as identified by the Director.
d.
Continuous, linear strip development shall be discouraged.
e.
Transformers, switchgear and related utility service equipment shall not be located above ground in pedestrian access easements. Building service panels are to be located on the inside of all buildings.
f.
The requirements of Section 405.070, Stormwater Management and Natural Area Protection Standards, shall be incorporated during site design.
3.
Building orientation and entrances. Except as otherwise specified in these design standards, the following regulations shall apply.
a.
Individual buildings.
(1)
The front building facade shall be oriented toward a public street and pedestrian walkways.
(2)
In cases where the long axis of a building is perpendicular to the primary street, the portion of the structure facing the primary street shall be configured with at least one (1) operable entrance and one (1) or more transparent windows.
b.
Corner lots. Buildings on corner lots shall be oriented to the corner and to the street fronts and should make a strong tie to the building lines of each street unless the applicant can demonstrate that to do so would be infeasible. Parking and curb cuts shall be located away from corners.
c.
Multiple buildings.
(1)
Buildings within mixed-use and commercial developments shall be organized to promote a compact pattern of development, pedestrian-friendly spaces, streetscapes, areas of naturalized landscaping and screened parking areas.
(2)
Buildings shall be arranged and grouped so that their primary orientation complements one another and adjacent, existing development by:
Fig. 405.090-A: Plan illustration of structures framing streets, parking, and open areas
(a)
Framing the corner of an adjacent street intersection or entry point to the development;
(b)
Framing and enclosing a pedestrian and/or vehicle road or access corridor within or adjacent to the development site;
(c)
Framing and enclosing on at least three (3) sides parking areas, public spaces or other site amenities;
(d)
Framing and enclosing outdoor dining or gathering spaces for pedestrians between buildings; or
(e)
Framing one (1) or more areas of natural vegetation.
4.
Build-to-zone.
a.
Intent: to create a consistent and well-designed building edge that contributes to the overall character of the site and promotes a more pedestrian-oriented environment while allowing for flexibility to accommodate amenities such as outdoor seating and gathering spaces.
b.
Standards.
Fig. 405.090-B: Building wall
(1)
Except as otherwise specified in the Downtown Warsaw Design Standards, mixed-use and commercial buildings shall build a minimum of seventy percent (70%) of the building wall to the back of the sidewalk along primary street frontages. See Figure 405.090-B.
(2)
Portions of the street frontage not occupied by the building wall shall be occupied by community amenities, such as plazas or streetscape or pedestrian walkways that provide access to rear parking.
5.
Building design.
a.
Four-sided design.
(1)
All sides of a building shall be architecturally finished with equal levels of materials and detailing. Blank walls void of architectural details or other variation are prohibited. Except as otherwise provided in the Downtown Warsaw Design Standards, any wall that faces a street, connecting pedestrian walkway, or residential use, and that exceeds thirty (30) feet in length shall include a minimum of two (2) of the following within each successive thirty-foot section or fraction thereof:
(a)
Change in wall plane, such as projections or recesses, having a depth of at least three percent (3%) of the length of the facade and extending at least twenty percent (20%) of the length of the facade;
(b)
Change in texture or masonry pattern.
(c)
Windows.
(d)
Trellises with vines.
(e)
Covered walkways.
(f)
Structural canopies.
(g)
An equivalent element that subdivides the wall into human scale proportions.
(2)
Ground floor facades that face public streets shall have arcades, display windows, entry areas, awnings or other such features along no less than sixty percent (60%) of their horizontal length.
(3)
Rear facades of buildings shall either be screened from view of the public or be landscaped and incorporate architectural facade elements resembling the elements in the front facade.
(4)
Corporate or franchise architecture is discouraged in favor of architecturally compatible designs. The Director may require photographic examples of the more minimized corporate architecture in the designs and completed structure by the same company in other communities.
b.
Building materials and colors.
(1)
Except as otherwise specified for downtown Warsaw, all primary exterior building materials shall be durable, economically maintained, and of a high quality that will retain its appearance over time, including but not limited to: brick; native or manufactured stone (Renaissance stone or similar masonry materials); integrally colored, burnished, textured, or glazed concrete masonry units; prefinished metal panel systems; quality metals, such as copper; high-quality prestressed concrete systems; tilt-up concrete panels with an architectural finish; and drainable (water managed) EIFS. Exceptions to these material requirements may be made by the Director for the M-1 and M-2 Districts.
(2)
The following exterior materials are prohibited: split shakes, rough-sawn wood; painted concrete block; tilt-up concrete panels without an architectural finish; field-painted or prefinished standard corrugated metal siding; standard single- or double-tee concrete systems; or barrier-type EIFS. The Director may permit the use of these materials on up to ten percent (10%) of any facade as an accent material.
(3)
Metal is not permitted as a primary facade material. Architectural aluminum or steel panels (designed to ensure absence of any "oil canning") are permitted, but use of architectural aluminum or steel panels should be limited to specific architectural elements or features. This Section does not prohibit the use of metal siding designed to look like clapboard siding.
(4)
Building materials, except glass, shall be of low reflectance and finished in subtle, neutral or earth tone colors (brown, tan, grey, green, blue, red in muted, flat colors) characteristic of the soil types and vegetation found in Warsaw.
(5)
Building trim and accent areas may feature brighter colors, but fluorescent colors and neon tubing accents are not permitted.
c.
Roofs. Roofs shall be designed and constructed as follows:
(1)
Flat roofs shall include parapets concealing flat roofs and rooftop equipment, such as HVAC units, from public view. Parapet roofs should be of sufficient height to conceal HVAC units and other similar roof-mounted apparatus from public view from adjacent street levels. Parapet roofs shall have cornices or be stepped.
(2)
Sloping roofs shall have a vertical rise of not less than one (1) foot for every three (3) feet of horizontal run and no more than one (1) foot for every one (1) foot of horizontal run. Sloping roofs shall have three (3) or more roof slope planes where a building exceeds three thousand (3,000) square feet. Two (2) or more roof slope planes shall be required for buildings of three thousand (3,000) square feet or less.
C.
Highway Commercial And Big Box Design Standards.
1.
Applicability. The standards in this Subsection apply to:
a.
All retail establishments with twenty-five thousand (25,000) square feet of gross leasable area or more; and
b.
All formula or chain retail, restaurant, or personal service businesses that have ten (10) or more substantially similar businesses in the United States at the time of application. This Subsection does not apply to gas stations, offices, hotels or banks.
2.
Site layout and design.
a.
Structures. In order to develop and maintain a strong street edge, buildings for stand-alone projects or individual pad developments associated with a larger commercial center shall be located at the front of the site at the minimum setback line with the exception of a single drive-through lane or additional landscaping.
b.
Pedestrian flow.
(1)
Sidewalks at least eight (8) feet in width shall be provided along all sides of the lot that abut a public street.
(2)
Sidewalks at least eight (8) feet in width shall be provided along the full length of the building across any facade featuring a public entrance and along any facade abutting public parking areas. These sidewalks shall be located at least ten (10) feet from the front of the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade.
(3)
In parking lots with one hundred (100) spaces or more, sidewalks at least eight (8) feet in width shall be provided from all public entrances to the perimeter of the side to permit for the safe movement of pedestrians through the parking lot.
3.
Building facade.
a.
Small retail stores. Where large retail establishments contain additional separately owned stores that occupy less than thirty thousand (30,000) square feet of gross floor area, with separate, exterior customer entrances, the street level facade of such stores shall be transparent above the walkway grade for no less than fifty percent (50%) of the horizontal length of the building facade of such additional stores.
b.
Entrances. All sides of a large retail establishment that directly face an abutting public street shall feature at least one (1) customer entrance. Where a large retail establishment directly faces more than two (2) abutting public streets, this requirement shall apply only to two (2) sides of the building, including the side of the building facing the primary street, and another side of the building facing a second street. Each entrance shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Movie theaters are exempt from this requirement.
c.
Service functions. Service functions like refuse collection, incidental storage and similar functions shall be integrated into the architecture of the building unless an alternate location places these functions farther from adjacent residential uses.
4.
Off-street parking location.
a.
Outside of downtown Warsaw, no more than seventy percent (70%) of the off-street parking for the entire store shall be located in front of the building. Off-street parking shall be established in one (1) or more of the locations listed below. The locations are listed in priority order; the applicant shall select the highest feasible location from this list and shall demonstrate why that application was selected over other alternative locations.
(1)
Adjacent to off-street parking lots serving nonresidential uses on abutting lots;
(2)
Adjacent to lot lines abutting nonresidential development;
(3)
Adjacent to lot lines abutting mixed-use development;
(4)
Behind the building;
(5)
In front of the building; or
(6)
Adjacent to lot lines abutting residential uses.
b.
In cases where an off-street parking lot serving a nonresidential use is located on an abutting lot, connection between the two (2) parking areas via a cross-accessway with a minimum width of twelve (12) feet and a maximum width of twenty-four (24) feet is strongly encouraged. A cross-access easement shall be recorded.
c.
The property shall not be advertised or marketed as available for camping, long-term parking, or any use other than typical customer parking for shopping patrons. Parking lots shall not be used for short-term or long-term storage of motor homes, campers, trailers or recreational vehicles.
d.
Except for the purpose of normal loading and unloading operations, no trailers, semitrailers and trucks, truck-tractors, or outdoor containers shall be stored on site.
5.
Relationship to surrounding uses.
a.
Multibuilding developments shall be configured to locate the tallest and largest structures within the core of the site and provide a gradual decrease in building height and mass towards adjacent residential land uses.
b.
Horizontally integrated mixed-use developments shall locate nonresidential uses away from lots in adjacent residential areas.
c.
Medium- to high-density housing shall be incorporated to the maximum extent feasible, both within and around the development, to facilitate connections between residential and nonresidential uses.
d.
Nonresidential structures taller or larger than adjacent residential uses shall be broken up into modules or wings with the smaller or shorter portions of the structure located adjacent to residential uses.
Fig. 405.090-C: Downtown Warsaw design area boundaries
D.
Downtown Warsaw Design Standards. The Downtown Warsaw Design Standards are applicable to property within the boundaries identified in Figure 405.090-C.
1.
General design considerations. The following design considerations are applicable to all historic buildings in downtown Warsaw regardless of the style, age or location of the building.
a.
Context. The context of surrounding buildings should be a top consideration when designing changes to the physical environment. Changes to existing buildings should take into consideration the relationship to neighboring buildings. All buildings should relate to surrounding buildings in set back, size, shape, rhythm of window openings, regulating lines of traditional building features, materials, color, and ornamentation.
b.
Style. Downtown Warsaw does not have one, single architectural style. The majority of buildings are typical historic commercial buildings constructed in the late 1800s and early 1900s, commonly referred to as "early 20th Century commercial buildings." However, there are several post World War II buildings that have replaced original commercial buildings as well as some modern (post-1970) buildings, particularly on the outer edges of the downtown boundaries. Rehabilitation of all existing buildings should respect and relate to the historic commercial buildings.
c.
Existing fabric. All existing historic building materials and details should be retained. Care should be taken not to obscure the facade or details on the facade by covering it with metal, plastic, masonry or wood panels. Existing nonhistoric cover-up materials should be removed when possible. The original size and shape of masonry openings should be retained. Original openings should not be altered by blocking in or downsizing windows or storefronts.
2.
Streetscape design and character.
a.
Intent. A distinguishing feature in most historic commercial districts is the consistent set back from the street and sidewalk. The wall of commercial buildings along the sidewalk forms a relationship with the street that is essential to the pedestrian as opposed to automobile orientation of the business district. The edge can be interrupted by unequal setbacks and/or the absence of buildings (parking lots or vacant lots). These interruptions are often a result of destination-oriented businesses and may be appropriate for the outer edges of the downtown district. Interruptions in the continuous wall of buildings can disrupt pedestrian flow. This condition is currently illustrated toward the north and south ends of Main Street. See Figure 405.090-D for the location streetscape elements.
Fig. 405.090-D: Building Streetscape
b.
Design standards.
Fig. 405.090-E: Consistent façade
(1)
All existing buildings shall maintain a consistent setback from the street, flush with the facades of neighboring buildings. See Fig. 405.090-E.
(2)
Curb cuts shall not be allowed off of Main Street in the core area of downtown between Polk Street and State Street.
(3)
Where disruptions in the continuous street wall of buildings already exist, landscaping shall be used to recreate the edge to minimize the disruption.
(4)
Demolition of existing buildings shall be permitted only when either a professionally prepared cost-benefit analysis or structural analysis finds that no other feasible alternative exists.
c.
Building size and shape. All commercial buildings shall maintain the overall size, scale, height and horizontal or vertical orientation of the original commercial buildings in the area which is approximately either twenty (20) feet to twenty-five (25) feet or forty (40) feet to fifty (50) feet wide and one (1) or two (2) stories tall, except for corner buildings in the core area where buildings are wider than fifty (50) feet; these buildings shall be composed of at least two (2) twenty- to twenty-five-foot bays. Structural design precedent shall be established by neighboring buildings.
d.
Design rhythm. The repetition of the storefront bays and the location and size of the door and window openings creates a pattern or rhythm along the street. The rhythm created by the traditional historic commercial buildings shall be maintained on all buildings.
e.
Regulating lines.
(1)
Intent. The majority of downtown buildings relate to some or all of the regulating lines on adjacent buildings: building height, cornice or building cap, upper level windows, distinction between upper facade and storefront, transom and display windows and bulkhead. Even when there are a variety of one- and two-story buildings in the same block, there are typically predominant regulating lines. See Figure 405.090-F for the location of regulating lines.
Fig. 405.090-F: Regulating Lines
(2)
Design standards. When regulating lines are prevalent, as determined by the Director, the following guidelines should be followed.
(a)
Building heights shall be emphasized by the horizontal alignment of cornices or building caps. All building heights shall relate to neighboring buildings in the block, as addressed in Subsection (D)(2), above. Where a one-story building adjoins two-story buildings, the one-story building shall relate to the height of other one-story buildings in the block. Regulating lines are not always established by immediately adjacent buildings and may be established by the block as a whole.
(b)
The alignment of upper level windows along the block shall be maintained to the maximum extent possible.
(c)
The clear distinction between the storefront and upper facade shall be maintained to the maximum extent possible.
(d)
The alignment of storefront elements (transom window, display windows, bulkhead) shall be maintained to the maximum extent possible with neighboring buildings.
f.
Building materials.
(1)
Intent.
(a)
Building materials are an important consideration in how buildings relate to each other and their surroundings. Materials can be indicative of architectural styles and often establish the basic color scheme on a building facade. Historic commercial buildings in downtown Warsaw are predominately red or blond brick; a few pressed metal upper facades and wood (Trader's Alley) are original to the area as well. Most buildings have a decorative, corbeled brick or applied pressed metal cornice. The majority of brick buildings have brick or limestone window lintels and sills. Upper floor windows in two-story buildings were typically double-hung windows with wood frames; some have been replaced with aluminum frames and single, fixed panes.
(b)
Most storefronts were originally wood, some with cast-iron columns and brick or limestone piers. Most buildings have a steel I-beam spanning the storefront bay that serves as the lower cornice (many have decorative rosettes). Alterations over the years have included the installation of aluminum, brick, stone and wood siding on several storefronts; in many instances, these materials altered the proportions and regulating lines of the original storefront. The bulkheads or base of the storefronts were originally brick or wood.
(2)
Design standards.
(a)
All existing historic building materials shall be retained to the maximum extent possible.
(b)
Proposed building improvements shall use traditional materials or materials similar to the traditional ones. Questions about traditional materials shall be determined by the Director.
(c)
Contemporary materials may be appropriate if the design and composition relate to the context and other design standards are met. Aluminum or wood siding, wood or asphalt shingles and dark or mirrored glass is prohibited except as accent materials limited to use on twenty percent (20%) or less of the structure.
g.
Color.
(1)
Intent.
(a)
Color plays an important role in how well a building fits into its environment and should be considered when rehabilitating existing buildings. A good source for paint colors typical of and appropriate for historic commercial buildings are the heritage or historic paint colors offered by many paint manufacturers. Although personal preference is a major factor in the selection of paint color, the following standards should be considered when selecting colors.
(b)
The brick facades have already been painted on a number of buildings in downtown Warsaw. Typically, when the facade of a brick building must be repainted, it should be painted a color similar to the natural color of the brick. Likewise, when brick or limestone trim, such as window lintels or sills, is painted, it should be painted a color to match the natural color of the material. Accent colors should be used primarily on wood trim, such as window frames, storefront frames and bulkheads. By introducing a new paint color on decorative brick, limestone or pressed metal details, the details are accented making the building appear more ornate than it was originally designed. It was very rare for masonry or components, such as window lintels or sills, or cornices to be painted on traditional historic commercial buildings in this area of the country.
(2)
Design standards.
(a)
A paint scheme for historic commercial buildings shall consist of no more than three (3) colors: one (1) primary color for the body and no more than two (2) accent colors for the primary and secondary trim. The predominant building material (brick or pressed metal) shall be considered the primary body color. If the historic building material has been altered, a natural color, similar to the historic material, shall be used for the body. Questions about color appropriateness shall be resolved by the Director.
(b)
Accent colors should complement the natural colors that already exist in the downtown district.
(c)
Color schemes shall be modest or muted color schemes with bright colors limited to accents.
(d)
Masonry that has been previously painted may be repainted if it is not feasible to remove existing paint from the masonry surfaces. Masonry buildings or details that have not been painted previously shall not be painted.
Fig. 405.090-G: Building façade
3.
Building facade. Building facades should relate to the surrounding buildings as described in this Section. Existing buildings should retain the traditional elements outlined below. See Figure 405.090-G for the location of building facade elements.
a.
Storefront.
(1)
Intent. Storefronts were historically composed almost entirely of glass, creating visual openness. This openness creates an inviting relationship to the street, emphasizes the pedestrian orientation of the commercial district and should be retained.
(2)
Design standards.
(a)
The storefront shall fit within its original opening. The original building entrance(s) should be retained when possible.
(b)
Doors on the storefront shall use clear glass and shall not be made of solid metal or solid wood.
(c)
Storefront revisions shall retain the original elements: transom window, display windows, bulkhead and entrance (door), and use only appropriate materials as described here or in Subsection (D)(2)(f), Building materials. The size, proportions and alignment of windows, door and bulkhead shall relate to neighboring buildings.
(d)
Display and transom windows that have been downsized or covered shall, to the maximum extent possible, be reopened.
(e)
Display windows shall be clear glass and retain the size and proportion of the original opening.
(f)
Ideally, where transom windows have been altered, they shall be restored to their original appearance to the maximum extent possible.
i.
When restoration of the transom window glass is not feasible, the size and proportion of the original opening shall be maintained.
ii.
When ceiling heights have been lowered, opaque panels shall be framed in to resemble the form and profile of an historic transom window.
(g)
When installing new display or transom glass in a storefront, consideration should be given to reducing heat gain. There are a variety of glass products that minimize heat gain without affecting visibility. Examples of such products include thermal glazing with clear or Low E glass. The important aesthetic consideration is that it be clear glass.
b.
Upper facade.
(1)
Intent. On two-story buildings, the upper windows are a predominant character-defining feature.
(2)
Design standards.
(a)
The historic masonry window openings shall be maintained to the maximum extent possible. Windows that have been downsized or covered shall be reopened to maintain the size and proportion of the historic window openings.
(b)
For fire safety purposes, window openings shall not be blocked in or covered with a solid material.
(c)
When upper level windows are missing or are in need of replacement, the openings shall not be downsized to accept stock sizes; replacement windows shall be provided to fill the entire opening and resemble the style and profile of the original window.
(d)
Windows shall be clear glass. Reflective or tinted glass is prohibited in downtown Warsaw.
c.
Cornice or building cap.
(1)
Intent. The cornice defines the top of the building and emphasizes the relationship of the top of the building to adjacent buildings.
(2)
Design standards.
(a)
Existing cornices shall be retained to the maximum extent possible and repaired as needed.
(b)
When cornices have been removed, they shall be replaced with an historic cornice to the maximum extent feasible. If replacement is not feasible, a simplified cornice shall be designed to define the top of the building and maintain the visual unity of building tops along the block.
d.
Rear facades. Where rear or secondary public entrances are used for customer access or where rear facades are visible to the general public, the following standards shall apply:
(1)
Rear facades that are visible from a public street should complement the main facade in their design and material usage.
(a)
Materials selected for facades of buildings facing Harrison Street, including accessory uses, may differ from those approved for the Main Street facade, but general design treatment and color schemes shall be consistent around all sides of the building.
(b)
The rear facades shall be constructed of the primary building material, such as brick or stone. When concrete or concrete block is the predominant material of an existing rear facade, it shall be painted to match the color of existing brick or stone.
(c)
Rear facades that are covered with wood or metal siding shall be painted a neutral color to blend with the natural colors found in the predominant building materials.
(2)
Architectural embellishments, awnings, landscaping and signs should be used to mark the secondary entrance.
(3)
A minimum of twenty percent (20%) of the building's rear facade facing a public right-of-way, parking area, or open space shall consist of transparent materials.
(4)
Shed additions and stairs that are not in use shall be removed where possible.
(5)
Service necessities, including trash dumpsters, downspouts, gas tanks, satellite dishes and utility boxes shall be screened from public view with fencing or landscaping pursuant to Section 405.120.
(6)
It is recommended that a coordinated effort be made to encourage businesses to share dumpsters.
(7)
Rear customer entries shall be well maintained.
4.
Demolition controls for historic structures.
a.
Purpose. This Subsection is intended to work in conjunction with Warsaw Municipal Code Chapter 500, Article III, Demolition, by establishing standards for the demolition of historic structures. The purpose of this Subsection is to:
(1)
Effect and accomplish the protection, enhancement and perpetuation of such areas and improvements and of districts which represent or reflect elements of the City's cultural, social, economic, political and architectural history.
(2)
Safeguard the City's historic, aesthetic and cultural heritage, as embodied and reflected in such areas, improvements and districts.
(3)
Stabilize and improve property values in such districts.
(4)
Foster civic pride in the beauty and accomplishments of the past.
(5)
Protect and enhance the City's attractions to tourists and visitors and the support and stimulus to business and industry thereby provided.
(6)
Strengthen the economy of the City.
(7)
Promote the use of historic districts and landmarks for the education, pleasure, and welfare of the people of the City.
b.
Applicability. The standards of this Subsection are applicable to historic structures in downtown Warsaw, defined as those buildings that have some or all of the architectural features identified in this Section that were common to building design in the period generally from the late 1800s through the early 1900s and any other structure located in the downtown design standards area that is fifty (50) years of age or older.
c.
Demolition restriction. No historic structure shall be demolished unless the owner has first given the City at least six (6) months' notice of his or her intention to demolish the building. During that six-month period, the City will work with the owner to identify any alternative uses that would allow the existing building to produce a better economic return that would allow it to remain in active use, or that would allow it to be used for the purposes or land uses the owner wants to achieve, or to identify a purchaser for the building who would preserve it from demolition. In the event the owner does not accept the alternatives, if any, offered by the City during that six-month period, the demolition may proceed, but only after the owner has provided at least thirty (30) days' additional time for the City or other parties to document the building through photographs or other means. The owner is encouraged, but not required, to allow access to the building during the thirty-day period in order to allow documentation of the interior of the building as well.
d.
Maintenance. Property owners are required to maintain historic buildings and structures, as defined above, in a State of normal repair and not allow demolition by neglect. Demolition by neglect is the gradual deterioration of a building when routine maintenance is not performed. The City has the authority to impose enforcement provisions on property owners who are found to have allowed an historic structure to fall into a state of neglect.