Download Highland Park Local Historical District

EXHIBIT A
LEGAL DESCRIPTION
HIGHLAND PARK LOCAL HISTORIC DISTRICT
(Birmingham, Jefferson County, Alabama)
A portion of land situated in the SE ¼ of Section 31, and the SW ¼ of Section 32, Township 17
South, Range 2 West and the NW ¼ of Section 5, Township 18 South, Range 2 West, and Section
6, Township 18 South, Range 2 West, more particularly described as follows:
Commence at the NW Corner of Section 5, Township 18 South, Range 2 West; thence run East
along the North line of said Section to the point of intersection with the East right-of-way line of
31st Street South; thence turn an angle to the right and run in a Southerly direction along the said
East right-of-way line to the point of intersection with the Northwest corner of Pawnee
Condominiums subdivision as recorded in Map Book 121 Page 5 in the office of the Probate
Judge of Jefferson County Alabama, also said point being the point of beginning of the portion of
land herein described; thence continue in a Southerly direction along the West line of said
subdivision and said East right-of-way line of 31st Street South to the point of intersection with
the Northwest corner of a deed parcel recorded in Real Book 1980, Page 178, date 10/24/80 in
the office of the Probate Judge of Jefferson County Alabama,; thence turn an angle to the left and
run in a Easterly direction along the North line of said deed parcel to the Northeast corner of said
deed parcel; thence turn an angle to the right and run in a Southerly direction along the East line
of said deed parcel to the Southeast corner of said deed parcel, also said point being on the North
right-of-way of Pawnee Avenue; thence turn an angle to the right and run in a Westerly direction
along the said North right-of-way line of Pawnee Avenue to the point of intersection with the
West right-of-way line of 31st Street South; thence turn an angle to the right and run in a
Northerly direction along the West right-of-way line of 31st Street South 126 feet to the Southeast
corner of a parcel shown to be Tax Assessors Parcel Identification No. 01-28-06-1-014-014.000
on Alabama Ad-Valorem Tax Map No. 01-28-06-1; thence turn an angle to the left and run in a
Westerly direction along the South line of said parcel to the Southwest corner of said parcel;
thence turn an angle to the right and run in a Northerly direction along the West line of said
parcel and along the West line of a deed parcel recorded in Document ID 200206/7772 dated
04/30/02 in the office of the Probate Judge of Jefferson County Alabama,: to the point of
intersection with the Northwest corner of said deed parcel; thence continue in a Northerly
direction along a Northerly projection of the last described course across 13th Avenue Alley to the
point of intersection with the North right-of-way line of said 13th Avenue Alley; thence turn an
angle to the left and run in a Southwesterly direction along the North right-of-way line of said
13th Avenue Alley to the point of intersection with the Southwest corner of Lot 18 of Block 862
of the Birmingham survey as recorded in Map Book 8, Page 1 in the office of the Probate Judge
of Jefferson County Alabama,; thence continue in a Southwesterly direction along the last
described course across 29th Street South Alley to the point of intersection with the West line of
said Alley; thence turn an angle to the left and run in a Southerly direction along the West line of
said alley to the point of intersection with the North right-of-way line of Pawnee Avenue; thence
continue in a Southerly direction along a projection of the last described course to the point of
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intersection with the centerline of said Pawnee Avenue; thence turn an angle to the right and run
in a Westerly direction along the said centerline of said Pawnee Avenue to the point of
intersection with the centerline of 29th Street South; thence turn an angle to the right and run in a
Northwesterly direction along the said centerline of 29th Street South to the point of intersection
with the centerline of 13th Avenue South; thence turn an angle to the left and run in a
Southwesterly direction along the said centerline of 13th Avenue South to the point of intersection
with a Southeasterly projection of the East line of a parcel shown to be Tax Assessors Parcel
Identification No. 01-28-06-1-003-006.000 on Alabama Ad-Valorem Tax Map No. 01-28-06-1;
thence turn an angle to the right and run in a Northwesterly direction along the said East line of
said parcel to the Northeast corner of said parcel; thence turn an angle to the left and run in a
Southwesterly direction along the North line of said parcel to the point of intersection with the
Northwest corner of said parcel; thence turn an angle to the left and run in a Southeasterly along
the West line of said parcel to the point of intersection with the Southwest corner of said parcel;
thence continue in a Southeasterly direction along a Southeasterly projection across 13th Avenue
South to the point of intersection with the Northeast corner of Lot 1-A of Rosa Lee Court
Condominium subdivision as recorded in Map Book 162 Page 69 in the Office of the Probate
Judge of Jefferson County, Alabama; thence turn an angle to the left and run in a Southeasterly
direction along the East line of said Lot 1-A to the Southeast corner of said Lot 1-A; thence turn
an angle to the right and run in a Southwesterly direction along the South line of said Lot to the
point of intersection with the Southwest corner of said Lot; thence continue in a Southwesterly
direction along a Southwesterly projection of the last described course to the point of intersection
with the centerline of 28th Street South; thence turn an angle to the right and run in a
Northwesterly direction along the centerline of said 28th Street South to the point of intersection
Northeasterly projection of the Northwest line of Lot 1-A of Chanteclair Condominium
subdivision as recorded in Map Book 145 Page 65 in the Office of the Probate Judge of Jefferson
County, Alabama; thence turn an angle to the left and run in a Southwesterly direction along said
projection and along said Northwest line of said Lot to the point of intersection with Northwest
corner of said Lot; thence continue in a Southwesterly direction along a Southwesterly projection
of the last described course to the point of intersection with the East line of Lot 7 of Block 843 of
the Birmingham survey as recorded in Map Book 8 page 1 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the right and run in a Northwesterly direction
along said East line of said Lot 7 to the point of intersection with the Northeast corner of said Lot
7; thence turn an angle to the left and run in a Southwesterly direction along the North line of
said Lot 7 to the point of intersection with the Northwest corner of said Lot 7; thence turn an
angle to the left and run in a Southeasterly direction along the West line of said Lot 7 to the point
of intersection with the Southwest corner of said Lot 7; thence continue in a Southeasterly
direction along a Southeasterly projection of the last described course to the point of intersection
with the centerline of Niazuma Avenue; thence turn an angle to the right and run in a Westerly
direction along said centerline to the point of intersection with a Northeasterly projection of the
West line of Highland Park Townhomes subdivision as recorded in Map Book 150 Page 62 in the
Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left and
run in a Southwesterly direction along said projection and along the West line of said subdivision
to the point of intersection with the Northwest corner of Lot 18-A of said subdivision; thence
turn an angle to the left and run in a Easterly and then Northerly and then Easterly direction
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along the North lines of Lot 18-A to the point of intersection with the most Easterly corner of
said Lot 18-A; thence continue in a Easterly direction along the North line of Lot 17-B of said
subdivision to the point of intersection with the most Northeasterly corner of said Lot 17-B;
thence turn an angle to the right and run in a Southerly direction and then in a Southwesterly
direction and then in a Southerly direction along the East lines of said Lot 17-B to the point of
intersection with the most Southeasterly corner of said Lot 17-B; thence continue in a Southerly
direction along a Southerly projection of the last described course to the point of intersection
with the centerline of Caldwell Avenue; thence turn an angle to the left and run in a Easterly
direction along said centerline to the point of intersection with a Northeasterly projection of the
centerline of 28th Street South; thence turn an angle to the right and run in a Southwesterly
direction along said centerline of 28th Street South to the point of intersection with a
Southeasterly projection of the Southwest line of Lot 1 of Block 2 of Milner Land Company’s
First Addition to Birmingham as recorded in Map Book 9 Page 76 in the Office of the Probate
Judge of Jefferson County, Alabama; thence turn an angle to the right and run in a Northwesterly
along said projection and said Southwest line of said Lot 1 to the point of intersection with the
Southeast corner of Lot 51 of Block 2 of said subdivision; thence turn an angle to the left and run
in a Southwesterly direction along the South line of Lots 51 and 50 of Block 2 of said
subdivision to the point of intersection with a Northeasterly projection of the Southeast line of
Lot 47 of Block 2 of said subdivision; thence turn an angle to the left and run in a Southwesterly
direction along said projection and said Southeast line of said Lot 47, and along the Southeast
lines of Lots 46, 45, 44, 43, 42, 41, 40, 39, 38, and South lines of Lots 37, 36, 35, and 34 to the
point of intersection with a Northerly projection of the East line of Lot 24 of Block 2 of said
subdivision; thence turn an angle to the left and run in a Southerly direction along said projection
and said East line of Lot 24 and then along a Southerly projection of the East line of said Lot 24
to the point of intersection with the centerline of Arlington Avenue; thence turn an angle to the
left and run in a Easterly direction along said centerline to the point of intersection with a
Northwesterly projection of the East line of Lot 1-A of Oestenstad’s Resurvey as recorded in
Map Book 176 Page 78 in the Office of the Probate Judge of Jefferson County, Alabama; thence
turn an angle to the right and run in a Southeasterly direction along said projection and along
said East line of Lot 1-A, and along a Southeasterly projection of the said East line to the point of
intersection with the centerline of Arlington Crescent (15th Ave. So. ) Alley; thence turn an angle
to the right and run in a Southwesterly direction along said centerline to the point of intersection
with a Southeasterly projection of the Northeast line of Sangria Condominium subdivision as
recorded in Map Book 118 Page 84 in the Office of the Probate Judge of Jefferson County,
Alabama; thence turn an angle to the right and run in a Northwesterly direction along said
projection and said Northeast line of said subdivision, and along a Northwesterly projection of
the said Northeast line to the point of intersection with the centerline of Arlington Crescent ( 15th
Ave. So. ); thence turn an angle to the left and run in a Southwesterly direction along said
Arlington Crescent to the point of intersection with a Southerly projection of the West line of Lot
17 Block 3 of Milner Land Company’s 2nd Addition to Birmingham as recorded in Map Book 10
Page 65 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to
the right and run in a Northerly direction along said projection and along said West line to the
Northwest corner of said Lot 17; thence turn an angle to the right and run in a Northeasterly
direction along the Northwest lines of Lots 17, 16, 15, 14, 13 and Lot 12 of said Block 3 to the
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point of intersection with a Southeasterly projection of the Southwest line of Lot 2 of Block 3 of
said subdivision; thence turn an angle to the left and run in a Northwesterly direction along said
projection and along the said Southwest line of Lot 2 and along the Southwest line of Lot 1 to the
point of intersection with the Southwest corner of said Lot 1; thence turn an angle to the left and
run in a Westerly direction along the South line of a deed parcel described in Real Book 9407
Page 7159 dated 06/09/94 in the Office of the Probate Judge of Jefferson County, Alabama to the
point of intersection with the Southeast corner of Lot 3-B of Amended Discovery 2000
Properties Survey as recorded in Map Book 188 Page 58 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the right and run in a Northerly direction
along the East line of said Lot 3-B to the Northeast corner of said Lot 3-B; thence turn an angle
to the left and run in a Westerly direction along the North line of said Lot 3-B to the Northwest
corner of said Lot 3-B; thence continue in a Westerly direction along a Westerly projection of the
last described course to the point of intersection with the centerline of 23rd Street South; thence
turn an angle to the right and run in a Northerly direction along the said centerline of 23rd Street
South to the point of intersection with the Easterly projection of the South line of a deed parcel
as recorded in Document ID 9816/4182 dated 12/23/98 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the left and run in a Westerly direction along
said projection and along the South line of said deed parcel to the point of intersection with the
Southwest corner of said deed parcel; thence turn an angle to the right and run in a Northerly
direction along the West line of said deed parcel to the point of intersection with the Northwest
corner of said deed parcel; thence continue in a Northerly direction along a Northerly projection
to the point of intersection with the centerline of Arlington Avenue; thence turn an angle to the
left and run in a Northwesterly direction along said centerline to the point of intersection with the
Southerly projection of the West line of a deed parcel described in Real Book 4194 Page 220
dated 2/04/92 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an
angle to the right and run in a Northerly direction along said projection and along the said West
line to the point of intersection with the Northwest corner of said deed parcel; thence continue in
a Northerly direction along a Northerly projection of the last described course to the point of
intersection with the centerline of 22nd Street South Alley; thence turn an angle to the left and run
in a Northwesterly direction along said centerline to the point of intersection with a Southerly
projection of the West line of a deed parcel described in Real Book 4050 Page 8 dated 6/12/91 in
the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the right
and run in a Northerly direction along said projection and along said West line to the point of
intersection with the Northwest corner of said deed parcel; thence continue in a Northerly
direction along a Northerly projection to the point of intersection with the centerline of 22nd
Street South; thence turn an angle to the right and run in a Southeasterly direction along said
centerline and along a projection of said centerline to the point of intersection with the East right
of way of 23rd Street South; thence turn an angle to the left and run in a Northerly direction along
said East right of way to the point of intersection with the Southeast corner of Lot 2-A of
Highland Development Survey Resurvey No. 1 subdivision as recorded in Map Book 196 Page
70 in the Office of the Probate Judge of Jefferson County, Alabama; thence continue in a
Northerly and then Easterly direction along the East lines of said Lot 2-A to the point of
intersection with the Northwest corner of a deed parcel as recorded in Document ID 9912/2087
dated 9/02/99 in the Office of the Probate Judge of Jefferson County, Alabama; thence run in a
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Easterly direction along the North line of said deed parcel to the point of intersection with the
West line of a deed parcel recorded in Document ID 200202/6656 dated 01/21/02 in the Office of
the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left and run in a
Northerly direction along said West line to the point of intersection with the Northwest corner of
said deed parcel; thence turn an angle to the right and run in a Easterly direction along the North
line of said deed parcel to the point of intersection with the Northeast corner of said deed parcel;
thence continue in a Easterly direction along a Easterly projection of the last described course to
the point of intersection with the centerline of Milner Crescent; thence turn an angle to the left
and run in a Northerly direction along said centerline to the point of intersection with the
centerline of Highland Avenue; thence turn an angle to the left and run in a Northwesterly
direction along said centerline of Highland Avenue to the point of intersection with the centerline
of 11th Avenue South; thence continue in a Northwesterly direction along a Northwesterly
projection of the last described course to the point of intersection with the centerline of Elton B.
Stephens Expressway; thence turn an angle to the right and run in a Northerly direction along the
said centerline of Elton B. Stephens Expressway to the point of intersection with the
Southwesterly projection of the Northwest line of a deed parcel recorded in Document ID
200012/5211 dated 08/21/00 in the Office of the Probate Judge of Jefferson County, Alabama;
thence turn an angle to the right and run in a Northeasterly direction along said projection and
along the Northwest line of said deed parcel to the point of intersection with the most Northerly
corner of said deed parcel; thence turn an angle to the right and run in a Southeasterly direction
along the Northeast line of said deed parcel to the most easterly corner of said deed parcel, also
said point being on the most Northerly corner of a deed parcel recorded in Document ID
9916/4236 dated 12/09/99 in the Office of the Probate Judge of Jefferson County, Alabama;
thence turn an angle to the left and run in a Southeasterly direction along the Northeast line of
said deed parcel to the point of intersection with a Southwesterly projection of the most Easterly
line of Lot 1-A of a Resurvey of Part of Lots 2 thru 6 and Lots 15 thru 17 of Block 897 of
Birmingham Reality Company’s Subdivision of Birmingham as recorded in Map Book 123 Page
63 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the
left and run in a Northeasterly direction along said projection and along said most Easterly line
of said subdivision to the point of intersection with the most Easterly corner of said subdivision;
thence turn an angle to the left and run in a Northwesterly direction along a projection across 26th
Street South to the point of intersection with the Southwest corner of a deed parcel as recorded
in Real Book 2700 Page 810 dated 5/06/85 in the Office of the Probate Judge of Jefferson
County, Alabama; thence turn an angle to the right and run in a Northeasterly direction along the
West line of said deed parcel to the point of intersection with the Northwest corner of said deed
parcel, also said point being on the Southwest line of a deed parcel as recorded in Real Book
1156 Page 458 dated 3/07/75 in the Office of the Probate Judge of Jefferson County, Alabama;
thence turn an angle to the left and run in a Northwesterly direction along the said Southwest line
of said deed parcel to the point of intersection with the Northwest corner of said deed parcel;
thence turn an angle to the right and run in a Easterly direction along the North line of said deed
parcel to the point of intersection with the Northeast corner of said deed parcel; thence continue
in a Easterly direction along a Easterly projection of the last described course to the point of
intersection with the centerline of Hanover Circle; thence turn an angle to the left and run in a
Northerly and then in a Easterly direction along the said centerline of Hanover Circle to the point
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of intersection with the Southwesterly projection of the Northwest line of Lot 15 of Block 892 of
Hanover Place as recorded in Map Book 7 Page 58 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the left and run in a Northeasterly direction
along said projection and along said Northwest line of said Lot 15 to the Northwest corner of
said Lot 15, also said point being on the most Southerly corner of a deed parcel recorded in Real
Book 9403 Page 4645 dated 3/01/94 in the Office of the Probate Judge of Jefferson County,
Alabama; thence turn an angle to the left and run in a Northwesterly direction along the
Southwest line of said deed parcel to the Northwest corner of said deed parcel also said point
being on the most Southerly corner of a deed parcel recorded in Real Book 2732 Page 853 dated
7/12/85 in the Office of the Probate Judge of Jefferson County, Alabama; thence continue in a
Northwesterly direction along the Southwest line of said deed parcel to the Northwest corner of
said deed parcel, also said point being on the most Southerly corner of the North 50 feet of Lot
12 of Block 892 of Hanover Place as recorded in Map Book 7 Page 58 in the Office of the
Probate Judge of Jefferson County, Alabama; thence continue in a Northwesterly direction along
the Southwest line of said North 50 feet of Lot 12 to the Northwest corner of said North 50 feet
of Lot 12; thence turn an angle to the right and run in a Northeasterly direction along the
Northwest line of said North 50 feet of Lot 12 to the Northeast corner of said North 50 feet of
Lot 12; thence continue in a Northeasterly direction along a Northeast projection of the last
described course to the point of intersection with the centerline of 28th Street South; thence turn
an angle to the left and run in a Northwesterly direction along said centerline to the point of
intersection with a Southwesterly projection of the Southeast line of a deed parcel described in
Real Book 9711 Page 9652 dated 10/03/97 in the Office of the Probate Judge of Jefferson
County, Alabama; thence turn an angle to the right and run in a Northeasterly direction along
said projection and along said Southeast line of said deed parcel to the point of intersection with
the most Easterly corner of said deed parcel; thence turn an angle to the left and run in a
Northwesterly direction along the Northeast line of said deed parcel to the most Northerly corner
of said deed parcel; thence continue in a Northwesterly direction along a Northwesterly
projection of the last described course to the point of intersection with the centerline of 10th
Avenue South Alley; thence turn an angle to the right and run in a Northeasterly direction along
said centerline to the point of intersection with a Southeasterly projection of the Southwest line
of the East half of Lot 5 Block 723 of the Birmingham Survey as recorded in Map Book 8 Page 1
in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left
and run in a Northwesterly direction along said projection and along said Southwest line of said
East half of Lot 5 to the Northwest corner of said East half of Lot 5; thence continue in a
Northwesterly direction along a Northwesterly projection of the last described course across 10th
Avenue South to the point of intersection with the Southwest corner of a deed parcel described in
Document ID No. 200103 Page 4109 dated 02/28/01 in the Office of the Probate Judge of
Jefferson County, Alabama; thence continue in a Northwesterly direction along the Southwest
line of said deed parcel to the point of intersection with the Northwest corner of said deed parcel,
also said point being on the Southeast right-of-way line of Clairmont Avenue Alley; thence turn
an angle to the right and run in a Northeasterly direction along said Southeast right-of-way line
of said alley to the point of intersection with the most Northerly corner of a deed parcel as
described in Real Book 9511 Page 6214 dated 10/11/95 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the right and run in a Southeasterly direction
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along the Northeast line of said deed parcel to the point of intersection with the most Easterly
corner of said deed parcel; thence continue in a Southeasterly direction along a Southeasterly
projection of the last described course to the point of intersection with the centerline of 10th
Avenue South; thence turn an angle to the left and run in a Northeasterly direction along the said
centerline to the point of intersection with the centerline of 30th Street South; thence turn an
angle to the right and run in a Southeasterly direction along the said centerline of 30th Street
South to the point of intersection with a Southwesterly projection of the Northwest line of Lot 9A of a resurvey of a part of Block 720 of the Birmingham Survey as recorded in Map Book 154
Page 43 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to
the left and run in a Northeasterly direction along the said projection and along the said
Northwest line of said Lot 9-A to the point of intersection with the most Northerly corner of said
Lot 9-A; thence continue in a Northeasterly direction along a Northeasterly projection of the last
described course to the point of intersection with the centerline of 30th Street South Alley; thence
turn an angle to the left and run in a Northwesterly direction along said centerline of alley to the
point of intersection with the centerline of Clairmont Avenue Alley; thence turn an angle to the
right and run in a Northeasterly direction along said centerline of Clairmont Avenue Alley to the
point of intersection with the Southeasterly projection of the Northeast line of Lot 3 of Block 720
of the Birmingham Survey as recorded in Map Book 8 Page 1 in the Office of the Probate Judge
of Jefferson County, Alabama; thence turn an angle to the left and run in a Northwesterly
direction along said projection and along said Northeast line of said Lot 3 to the point of
intersection with the most Northerly corner of said Lot 3; thence continue in a Northwesterly
direction along a projection of the last described course to the point of intersection with the
centerline of Clairmont Avenue; thence turn angle to the right and run in a Northeasterly
direction, and then in a Southeasterly direction, and then in a Southerly direction along said
centerline of Clairmont Avenue to the point of intersection with the centerline of 12th Avenue
South; thence turn an angle to the right and run in a Southwesterly direction along said centerline
of 12th Avenue South to the point of intersection with the Northwest projection of the West rightof-way line of 32nd Street South Alley; thence turn an angle to the left and run in a Southeasterly
direction along the said West right-of-way line to the point of intersection with a Westerly
projection of the North line of a deed parcel recorded in Real Book 1400 Page 50 dated 2/04/77
in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left
and run in a Northeasterly direction along said projection an along said North line of said deed
parcel to the point of intersection with the most Northerly corner of said deed parcel; thence
continue in a Northeasterly direction along a Northeasterly projection to the point of intersection
with the centerline of 33rd Street South; thence turn an angle to the right and run in a
Southeasterly direction and then in a Southerly direction along said centerline to the point of
intersection with a Westerly projection of the South line of a deed parcel as recorded in Real
Book 1666 Page 815 dated 10/03/78 in the Office of the Probate Judge of Jefferson County,
Alabama; thence turn an angle to the left and run in a Easterly direction along said projection and
along the said South line of said deed parcel to the Southeast corner of said deed parcel, also said
point being on the West right-of-way line of 33rd Street South Alley; thence turn an angle to the
right and run in a Southerly direction along said West right-of-way line of said alley to the point
of intersection with a Westerly projection of the North line of a deed parcel as recorded in
Document ID No. 9913/6278 dated 10/08/99 in the Office of the Probate Judge of Jefferson
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County, Alabama; thence turn an angle to the left and run in a Easterly direction along said
projection and along the said North line of said deed parcel to the point of intersection with the
Northeast corner of said deed parcel; thence continue in a Easterly direction along a Easterly
projection of the last described course to the point of intersection with the centerline of 34th
Street South; thence turn an angle to the left and run in a Northerly direction along said
centerline to the point of intersection with the Westerly projection of the North line of a deed
parcel recorded in Real Book 1529 Page 54 dated 11/30/77 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the right and run in a Easterly direction along
said projection and along said North line of said deed parcel to the Northeast corner of said deed
parcel, also said point being on the West right-of-way line of 34th Street South Alley; thence turn
an angle to the right and run in a Southerly direction along said West right-of-way line to the
point of intersection with the South line of the SW ¼ of Section 32 Township 17 South Range 2
West; thence turn an angle to the right and run in a Westerly direction along said SW ¼ section
line to the point of intersection with the Northeast corner of a deed parcel as recorded in Real
Book 9602 Page 7968 dated 2/15/96 in the Office of the Probate Judge of Jefferson County,
Alabama; thence turn an angle to the left and run in a Southwesterly direction and then in a
Westerly direction and then in a Southwesterly direction along the East lines of said deed parcel
to the point of intersection with the Northeast corner of a deed parcel as recorded in Real Book
3221 Page 250 dated 8/03/87 in the Office of the Probate Judge of Jefferson County, Alabama;
thence continue in a Southwesterly and then a Southerly direction along the East lines of said
deed parcel to the point of intersection with the Northwest right-of-way of Altamont Road;
thence continue in a Southerly direction along a Southerly projection of the last described course
to the point of intersection with the centerline of said Altamont Road; thence turn an angle to the
right and run in a Southwesterly direction along said centerline to the point of intersection with
the Southeast projection of the North line of Lot A of Altamont Patio Condominium subdivision
as recorded in Map Book 130 Page 10 in the Office of the Probate Judge of Jefferson County,
Alabama; thence turn an angle to the right and run in a Northwesterly direction along said
projection and Northwesterly and then Westerly along the North Lines of said Lot A to the point
of intersection with the Northwest corner of said Lot A; thence continue in a Westerly direction
along a Westerly projection of the last described course to the point of intersection with the
centerline of 33rd Street South; thence turn an angle to the left and run in a Southerly direction
along said centerline to the point of intersection with a Easterly projection of the South line of a
deed parcel as recorded in Real Book 9306 Page 9244 dated 5/21/93 in the Office of the Probate
Judge of Jefferson County, Alabama; thence turn an angle to the right and run in a Westerly
direction along said projection and along said South line to the point of intersection with the
Southwest corner of said deed parcel; thence continue in a Westerly direction along a Westerly
projection of the last described course to the point of intersection with the East line of Pawnee
Condominiums subdivision as recorded in Map Book 121 Page 5 in the Office of the Probate
Judge of Jefferson County, Alabama; thence turn an angle to the right and run in a Northerly
direction along said East line of said subdivision to the Northeast corner of said subdivision;
thence turn an angle to the left and run in a Westerly direction along the North line of said
subdivision to the point of beginning.
Less and Except
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Portions of land situated in the SE ¼ of Section 31, Township 17 South, Range 2 West and the
and the NE ¼ of Section 6, Township 18 South, Range 2 West, more particularly described as
follows:
Portion No. 1
Begin at the Southwest corner of Lot 9-A of a resurvey of Block 720 of the Birmingham Survey
as recorded in Map Book 154 Page 43 in the Office of the Probate Judge of Jefferson County,
Alabama; thence run in a Northeasterly direction along the Southeast line of said subdivision to
the point of intersection with the most Easterly corner of said subdivision also said point being
on the Southwest right of way line of 30th Street South Alley; thence turn an angle to the right
and run in a Southeasterly direction along said Southwest right of way line to the point of
intersection with the most Easterly corner of a deed parcel as recorded in Real Book 3641 Page
435 dated 7/17/89 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn
an angle to the right and run in a Southwesterly direction along the Southeast line of said deed
parcel to the point of intersection with the Northeast right of way line of 30th Street South; thence
turn an angle to the right and run in a Northwesterly direction along said right of way line to the
point of beginning.
Portion No. 2
Lot 15 of Block 719 of the Birmingham Survey as recorded in Map Book 8 Page 1 in the Office
of the Probate Judge of Jefferson County, Alabama
Portion No. 3
Begin at the most Northerly corner of Lot 1 of Block 882 of Birmingham Realty Company’s 2nd
Addition as recorded in Map Book 4 Page 95 in the Office of the Probate Judge of Jefferson
County, Alabama; thence run in a Southeasterly direction along the Northeast line of said Lot 1
to the point of intersection with the most Easterly corner of said Lot; thence continue in a
Southeasterly direction along a projection of the last described course across Highland Avenue to
the point of intersection with the Southeast right of way line of Highland Avenue; thence turn an
angle to the left and run in a Northeasterly direction and then in a Southeasterly direction along
the said Southeast right of way line of Highland Avenue to the point of intersection with the most
Easterly corner of Lot 1-A of Sheraton Resurvey subdivision as recorded in Map Book 191 Page
26 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the
right and run in a Southwesterly direction and then in a Westerly direction along the Southeast
lines of said Lot 1-A to the point of intersection with the Southeast corner of Lot 2-A Block 832
of the Highland Avenue Townhomes Condo subdivision as recorded in Map Book 127 Page 23 in
the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left and
run in a Southwesterly direction along the Southeast line of said Lot 2-A to the Southwest corner
of said Lot 2-A also said point being on the Northeast right of way line of 29th Street South;
thence turn an angle to the right and run in a Northwesterly direction along the said Northeast
right of way line to the point of intersection with the Southeast right of way line of Rhodes
Circle; thence turn an angle to the right and run in a Northeasterly direction along the Southeast
right of way line of Rhodes Circle to the point of intersection with the Northwest corner of Lot 4
9
of Block 882 of the Birmingham Realty Company’s 2nd Addition as recorded in Map Book 4
Page 95 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to
the right and run in a Southeasterly direction along the Southwest line of said Lot 4 to the point
of intersection with the Northwest line of a deed parcel as recorded in Document ID No.
200012/3453 dated 10/11/00 in the Office of the Probate Judge of Jefferson County, Alabama;
thence turn an angle to the right and run in a Southwest direction along the said Northwest line to
the point of intersection with the Northwest corner of said deed parcel; thence turn an angle to
the left and run in a Southeasterly direction along the West line of said deed parcel to the point of
intersection with the most Southerly corner of said deed parcel, also said point being on the
Northwest right of way line of a public alley; thence turn an angle to the right and run in a
Southwesterly direction along the Northwest right of way line of said alley to the point of
intersection with the Northwesterly projection of the Northeast line of Lot 1 of Block 882 of
Birmingham Realty Company’s 2nd Addition as recorded in Map Book 4 Page 95 in the Office of
the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left and run in a
Southeasterly direction to the Point of Beginning.
Portion No. 4
Begin at the most Southerly corner of Lot 21 of Rhodes Park Townhouses as recorded in Map
Book 120 Page 12 in the Office of the Probate Judge of Jefferson County, Alabama; thence run
in a Northwesterly direction along the Southwest line of said Lot 21 to the point of intersection
with the Southwest corner of said lot; thence continue in a Northwesterly direction along the
Southwest line of Lot 1 of said subdivision to the most Westerly corner of said Lot 1, also said
point being on the Southeast right of way line of 11th Avenue South; thence continue in a
Northwesterly direction along a Northwesterly projection to the point of intersection with the
centerline of said 11th Avenue South; thence turn an angle to the right and run in a Northeasterly
direction along said centerline to the point of intersection with a Southeasterly projection of the
Southwest line of a deed parcel described in Real Book 4459 Page 177 dated 12/23/92 in the
Office of the Probate Judge of Jefferson County, Alabama; thence turn an angle to the left and
run in a Northwesterly direction along said projection to the point of intersection with the most
Southerly corner of said deed parcel; thence turn an angle to the right and run in a Northeasterly
and then in a Northwesterly and then in a Northeasterly direction along the Southeast lines of
said deed parcel to the Northeast corner of said deed parcel; thence continue in a Northeasterly
direction along the Southeast line of a deed parcel recorded in Real Book 9316 Page 645 dated
11/29/93 in the Office of the Probate Judge of Jefferson County, Alabama, to the Northeast
corner of said deed parcel; thence turn an angle to the right and run in a Northeasterly direction
along the Southeast line of a tax parcel shown to be Tax Assessors Parcel Identification No.
01-23-31-4-011-015.000 on Alabama Ad-Valorem Tax Map No. 01-23-31-4 to the point of
intersection with the Northwest corner of a deed parcel as described in Document ID
200206/8901 dated 5/07/02 in the Office of the Probate Judge of Jefferson County, Alabama;
thence turn an angle to the right and run in a Southeasterly direction along the West line of said
deed parcel to the Southwest corner of said deed parcel, also said point being on the Northwest
right of way line of 11th Avenue South; thence continue in a Southeasterly direction along a
Southeasterly projection of the last described course to the point of intersection with the
centerline of said 11th Avenue South; thence turn an angle to the left and run in a Northeasterly
10
direction along the said centerline to the point of intersection with the centerline of 28th Street
South; thence turn an angle to the right and run in a Southeasterly direction along the said
centerline of 28th Street South to the point of intersection with the centerline of 11th Court South;
thence turn an angle to the right and run in a Southwesterly direction along said centerline of 11th
Court South to the point of intersection with the centerline of Highland Avenue; thence turn an
angle to the left and run in a Southeasterly direction along said centerline of Highland Avenue to
the point of intersection with the Northwesterly projection of the East line of a deed parcel as
described in Real Book 2957 Page 764 dated 7/30/86 in the Office of the Probate Judge of
Jefferson County, Alabama; thence turn an angle to the right and run in a Southeasterly direction
along said projection and along said East line of said deed parcel to the Southeast corner of said
deed parcel; thence turn an angle to the right and run in a Southwesterly direction along the
Southeast line of said deed parcel to the Southwest corner of said deed parcel, also said point
being on the East right of way line of 27th Place South; thence continue in a Southwesterly
direction along a Southwesterly projection of the last described course to the point of intersection
with the centerline of said 27th Place South; thence turn an angle to the left and run in a
Southwesterly direction along said centerline of said 27th Place South to the point of intersection
with the centerline of Caldwell Avenue; thence turn an angle to the right and run in a Westerly
direction along said centerline of Caldwell Avenue to the point of intersection with the
Southwesterly projection of the East line of a deed parcel described in Real Book 9601 Page
9995 dated 1/01/96 in the Office of the Probate Judge of Jefferson County, Alabama; thence turn
an angle to the right and run in a Northeasterly direction along said projection and along said
East line of said deed parcel to the Northeast corner of said deed parcel; thence turn an angle to
the left and run in a Westerly direction along the North line of said deed parcel, and along the
North line of a deed parcel recorded in Real Book 9310 Page 710 dated 7/30/93 in the Office of
the Probate Judge of Jefferson County, Alabama to the Northwest corner of said deed parcel, also
said point being on the East right of way line of Highland Avenue; thence continue in a Westerly
direction along a Westerly projection of the last described course to the point of intersection with
the centerline of said Highland Avenue; thence turn an angle to the right and run in a
Northeasterly direction along said centerline of Highland Avenue to the point of intersection with
a Southeasterly projection of the Southwest line of Lot 21 of Rhodes Park Townhouses as
recorded in Map Book 120 Page 12 in the Office of the Probate Judge of Jefferson County,
Alabama; thence turn an angle to the left and run in Northwesterly direction along said
projection to the Southeast corner of said Lot 21, also said point being the Point of beginning.
11
12
EXHIBIT B
HISTORIC PRESERVATION PLAN
HIGHLAND PARK LOCAL HISTORIC DISTRICT
OCTOBER 28, 2003
HIGHLAND PARK HISTORIC PRESERVATION PLAN
I.
PURPOSE OF LOCAL HISTORIC DISTRICT DESIGNATION
The City of Birmingham wishes to provide a mechanism to protect its beauty and
historical integrity and to stabilize and improve its neighborhoods by preserving historic
buildings and districts. In order to accomplish this, the City adopted Ordinance No.
92-223 in September 1992, with subsequent amendments in Ordinance No. 00-81, to
authorize the designation of local historic districts and buildings. This local designation
allows the neighborhood an opportunity to initiate preservation activities and to provide
input into how such preservation can be accomplished through the City’s design review
process.
The Highland Park Neighborhood contains two existing National Register Historic
Districts and three eligible National Register Historic Districts: Chestnut Hill Historic
District (registered in 1987); the Rhodes Park/Highland Avenue Historic District
(registered in 1977, 1982); the proposed Country Club Historic District (designation
pending); the proposed Hanover Circle Historic District (designation pending); and the
proposed Milner Heights Historic District (designation pending). National Register
status does not by itself provide any protection for the registered districts except when the
review of projects involving federal funding is proposed in or near a historic area. Unlike
National Register status, designation of the Highland Park Historic District as a local
historic district will afford it protection through the design review process. As a result of
the designation of a local historic district, the City of Birmingham’s Design Review
Committee is authorized to apply design review guidelines in its review of plans for
properties that are included within the boundaries of the local historic district.
The City’s Design Review Committee (DRC) was established in Section 7-1-185 of the
General Code of the City of Birmingham (1980 as amended), and its members are
appointed to perform the duties and responsibilities under the Birmingham Historical
Commission of considering design review applications as part of the building permit
process. The City’s DRC is composed of eleven (11) members who are appointed by the
City Council. The DRC meets on the second and fourth Wednesday of the month at 7:30
a.m. in the Planning, Engineering & Permits Office on the fifth floor (Room 500) of City
Hall.
II.
STATEMENT OF SIGNIFICANCE
2
The Highland Park Local Historic District consists of approximately 160 acres and
contains 606 resources, of which 530 (87%) are listed on the National Register of
Historic Places as contributing structures that retain most of their historic character. The
District is a combination of five National Register Historic Districts -- Chestnut Hill,
Country Club, Hanover Circle, Milner Heights, and Rhodes Park/Highland Avenue -each of which contains its own unique qualities while still sharing a common history and
possessing features commonly characteristic of the larger Highland Park neighborhood.
These national register districts are some of the few neighborhoods in Birmingham
containing evidence of early urban residential planning: Highland Avenue, a landscaped
boulevard laid out to wind along the base of Red Mountain; three parks (Rhodes,
Rushton, and Caldwell) planned within the curves of Highland Avenue; streets designed
to conform to the area’s uneven topography; and a streetcar route which connected the
neighborhood to the city’s business district. The Period of Significance for the district is
considered to be from the late 1880s until 1953, comporting with the 50-year rule of the
Department of the Interior in listing historic resources. The District contains excellent
examples of some of the city’s finest residential architecture as well as more modest
examples of middle-class housing. It also contains several historic apartment buildings,
which reflect the emerging popularity of apartment living in the early 20th century.
The Chestnut Hill Historic District, one of the last two single-family neighborhoods
developed in the South Highlands area, is significant for its exceptionally cohesive design
as one of Birmingham’s early 20th-century suburban streetcar neighborhoods and for its
distinctive three sets of concrete steps (1913-14), which constitute a design element
unmatched by any other streetcar neighborhood in the city as the steps were built into the
hillside to provide access from the heights to the city’s early streetcar line. Chestnut Hill
is also distinguished as one of the best remaining examples of an intact neighborhood
development during Birmingham’s post-World War I boom period.
Like Chestnut Hill and the other national register districts in the Highland Park
neighborhood, the Country Club Historic District, located at the eastern end of Highland
Avenue, is part of one of Birmingham’s earliest planned developments and streetcar
suburbs. It was an upper and upper-middle class area that attracted wealthy members of
Birmingham’s industrial, financial, and political elite. Originally, the terms Country Club
District applied to a number of residential neighborhoods and developments around
Lakeview Park, which subsequently became the Birmingham Country Club (1905-1925)
and later, the Charlie Boswell City Golf Course.
Furthermore, similar to the Country Club and Chestnut Hill Districts, the Hanover Circle
Historic District, at the time of its original design, was located adjacent to the city’s most
fashionable street, Highland Avenue, and within close proximity to the city’s most
important social institution, the country club. However, the Hanover Circle section of
Highland Park is distinctive for its large number of Prairie-style houses attributable to S.
Scott Joy of Wheelock Joy & Wheelock, a local architectural firm of the early 20th
century.
3
The Milner Heights Historic District was the last of the historic districts planned for the
neighborhoods along Highland Avenue. Like the other historic districts located adjacent
to Highland Avenue, Milner Heights is one of Birmingham’s earliest streetcar suburbs
and one of the city’s early 20th century planned developments.
Finally, the Rhodes Park Historic District contains some of the City’s most notable early
20th century architecture that exemplifies the leading national styles of the period. For
example, the Enslen House (2737 Highland Avenue), with its two-story colonnaded
portico and classical details, is the best example of Colonial Revival Style in the district
and in the city. The Donnelly House (1908) at 2838 Highland Avenue is a fine example
of Neo-Colonial architecture, and the J.H. Loveman House (1908) at 2944 Rhodes
Circles is an excellent example of the Tudor Revival style. In addition to the larger, more
affluent developments, Rhodes Park Historic District is also home to many less
pretentious Craftsman and Colonial Revival houses, as well as several apartment
buildings, which were designed to blend sensitively with the existing neighborhood
houses.
According to the National Register criteria, areas of significance for the Highland Park
Local Historic District are, first, Community Planning and Development, and secondly,
Architecture. The Highland Park District reflects the urban growth of late 19th and early
20th century Birmingham, the implementation of picturesque landscape planning and
design, and the creation of exclusive social organizations, such as pleasure parks and golf
and country clubs, to attract potential homebuyers. The district also reflects the emerging
importance of transportation networks, such as streetcar lines and broad avenues able to
handle automobile traffic. The Highland Park Historic District is closely associated with
the development of the South Highlands neighborhood and Highland Avenue,
Birmingham’s earliest suburban development and its first streetcar neighborhood.
Highland Avenue curved along the northern slopes of Red Mountain and marked a clear
departure in regard to landscape design from the traditional grid system use throughout
the rest of Birmingham at that time. Highland Avenue also represents the first conscious
attempt in Birmingham to utilize a picturesque landscape design. In addition to the broad
avenue, engineers laid off ellipses, semi-circular drives and three open parks (Rhodes,
Rushton, and Caldwell) located in the ravines along the boulevard. The district boasted
sidewalks and common alleyways. At the terminus of Highland Avenue Elyton Land
Company developed Lakeview Park, creating a pleasure resort complete with hotel,
gentleman’s cottage and boathouse. Lakeview Park became the Birmingham Country
Club, and today is the Charlie Boswell Golf Course.
The Highland Park District is also significant for its diverse architecture. Because of its
close association with the development of Highland Avenue and the Country Club of
Birmingham, the Highland Park Historic District was at one time considered
Birmingham’s most fashionable neighborhood. Consequently, the district contains an
impressive assemblage of architectural styles popular for residences and apartment
4
III.
buildings throughout the United States during the first half of the 20th century. Included
in the district are excellent examples of 20th century revivals of Tudor, Mediterranean,
and Colonial styles, as well as the Craftsman/Bungalow, Queen Anne, Neo-classical
Revival, Prairie, American Foursquare, Minimal Traditional, and Ranch styles. Many of
these resources represent the work of various prominent Birmingham architects who were
practicing in the city from 1900 through the 1940s, including William Leslie Welton,
D.O. Whildin, C.H. McCauley, Wheelock Joy & Wheelock, and J.C. Halstead. Despite
some post 1960s modern apartments and other changes, the entire district maintains a
high degree of integrity in regard to design, lot sizes, setback, scale, materials,
craftsmanship, and sense of place, clearly reflecting its period of significance, spanning
from the late 1880s to 1953. For more detailed information about historic resources, refer
to the nominations of the Chestnut Hill, Rhodes Park/Highland Avenue, Country Club,
Hanover Circle, and Milner Heights Historic Districts to the National Register of Historic
Places, all of which contain complete inventories.
ELIGIBILITY
The five National Register Historic Districts that form the Highland Park Local Historic
District were added to the National Register of Historic Places as follows: Chestnut Hill,
1987; Rhodes Park/Highland Avenue, 1977, exp. 1982; Country Club, pending
designation in 2003; Hanover Circle, pending designation in 2003; and Milner Heights,
pending designation in 2003. Based on these designations, the Highland Park Historic
District is automatically eligible to be designated as a local historic district under the City
of Birmingham’s Historic Preservation Ordinance.
IV.
BOUNDARY DESCRIPTION
The boundaries of the Highland Park Historic District are outlined on the attached map
and defined by the attached legal description. Generally, the proposed boundary of the
district includes portions of Highland Ave. S, 29th St. S., 10th Ave. S, Hanover Circle, 26th
St. S, 24th St. S, 27th St. S, Highland Ct. S, 27th Place S, Caldwell Ave., Milner Crescent,
22nd St. S, 23rd St. S, Arlington Ave., Arlington Crescent, 28th St. S, 29th St. S, 30th St. S,
13th Ave. S, 31st St. S, Hillside Ave., 33rd St. S, Altamont Road, 34th St. S., 32nd St. S, and
Highland Drive. This boundary is based on the boundaries of the following districts,
which are either existing or pending National Register Historic Districts within the
Highland Park neighborhood: Chestnut Hill on the north, Rhodes Park/Highland Avenue
and Hanover Circle on the west, Country Club on the east, and Milner Heights on the
south. In addition, on the south border from Arlington Crescent to Milner Crescent, the
District adjoins the Red Mountain Suburbs Historic District.
V.
PRESERVATION STRATEGY
The Highland Park Neighborhood Association has taken action determining that the
preservation of the Highland Park Historic District is critical to the neighborhood’s
overall goals of revitalization and continuance as a livable community. From 1987 to
5
2003, the neighborhood association has supported historic surveys of the neighborhood,
and these surveys have led to the nomination of five separate historic district listings in
the National Register of Historic Places. In 1993 and 2000, the neighborhood association
requested that the Birmingham Historical Commission take steps to designate the
Highland Park Historic District as a local district subject to Design Review Process
protections. Beginning in 2003, the neighborhood association formed several focus
groups that worked with staff at the City of Birmingham to develop this preservation
plan, which includes Design Review Guidelines (the “Guidelines”), for the Highland
Park Historic District. City staff sent out general notices to property owners in the
district and informational meetings were held by the neighborhood association
concerning the proposed district. This proposed Highland Park Historic Preservation
Plan will be presented at a Birmingham Historical Commission public hearing in the
district after written notice to all of the property owners in the district. After that hearing,
all property owners will be given the opportunity to object in writing to the creation of
the local district for the Highland Park Historic District. The Birmingham Historical
Commission cannot recommend such a designation, nor can the City Council of the City
of Birmingham designate such a local district, if property owners of the majority of the
properties in the district object in writing to the designation. If the Birmingham
Historical Commission recommends that the City of Birmingham designate the Highland
Park Historic District as a local district, the Birmingham City Council will conduct the
final public hearing, after giving written notice to all property owners in the district.
A. Means by which the existence and significance of the Historic District will be
publicized
Upon local designation by the Birmingham City Council, the Highland Park
Neighborhood Association will notify property owners and the general public of the
existence and significance of the Historic District by (1) including this information in
the City’s neighborhood flyer; (2) by regular announcement of this information at
neighborhood meetings, and (3) by coordinating with local realtors and real estate
companies who do business in the area, in order to inform new and potential buyers
of the designation and its requirements.
B. Design Review Guidelines
The Design Review Committee (DRC) will adopt design guidelines substantially in
the form of the Highland Park Historic District Design Review Guidelines (the
“Guidelines”), attached hereto. The Guidelines will be used as the basis on which
plans pertaining to building permit and demolition activities in the District will be
reviewed. (For procedures, see VI below.)
C. Means by which technical assistance will be offered to property owners
6
Technical assistance regarding rehabilitation procedures and the design review
process will be offered to owners of properties in the Highland Park Historic District
by staff of the City’s Department of Planning, Engineering and Permits. Such
assistance will also be provided by the Birmingham Historical Commission.
D. Financial Incentives
Although financial incentives for owners of owner-occupied, private residences are
presently not available, there are federal and state tax incentives and programs for
rehabilitation of historic commercial and rental residential properties. The
Birmingham Historical Commission and the historic preservation staff persons in the
Department of Planning, Engineering and Permits will work with the Highland Park
Neighborhood Association to publicize and explain the local historic district
designation process and its advantages, and will assist in providing information as to
current and potential financial and tax incentives for rehabilitation.
VI.
THE DESIGN REVIEW PROCESS
The Design Review Process is initiated by an application for a building permit. This Plan
does not affect in any way the circumstances under which a building permit is required.
Generally speaking, building permits are not required for painting or re-roofing with like
materials without replacement of framing, unless done as part of a larger project. Where
painting or re-roofing are a part of the larger project that does require a building permit,
painting and roofing materials will be reviewed. Interior work, whether or not a building
permit is required, does not involve the Design Review Process.
Obtaining a Building Permit
Where a building permit is required for a property located within a local historic district,
the owner or owner’s agent must first apply for the permit from the Department of
Planning, Engineering and Permits (PEP) on the second floor of City Hall (Room 210).
The applicant is also required to submit plans and drawings, as well as color and material
samples, for the proposed project to PEP’s Urban Design staff persons (fifth floor, City
Hall).
If staff determines that the proposed work does not change the exterior appearance of the
building or structure or that it otherwise complies with the requirements for a waiver
(generally that the work is routine maintenance or is not visible from the public street),
staff will issue the waiver and so inform PEP’s Division of Buildings and Inspection in
writing of its action. If staff determines that the proposed work is not eligible for a
waiver, then staff will initiate the review process.
In the absence of a local historic advisory committee serving the Highland Park Historic
District, staff will notify a Highland Park Neighborhood Association officer of upcoming
7
Design Review Committee (DRC) cases involving properties within the District. That
officer will schedule the applicant to appear at either the next regularly scheduled
neighborhood association meeting, or at a special meeting of the neighborhood
association’s officers and/or membership. When possible, that meeting will be set within
one week of notification. Upon meeting with the applicant, the neighborhood association
then makes a recommendation to the City’s Design Review Committee. Generally, the
DRC will not hear a case without first providing the neighborhood association a
reasonable opportunity to consider the case and to submit a written recommendation to
the DRC, which shall have sole authority to make the final decision on a case.
If the design review application is approved, the Design Review Committee will provide
a Certificate of Appropriateness (COA) to the owner with a copy to the Division of
Buildings and Inspection, clearly stating the work approved. If the application is not
approved, the owner will be informed in writing as to the reasons for the denial, with a
copy to the Buildings and Inspection. In that case, a building permit will not be issued.
VII.
APPEALS PROCEDURE
In the event that the Design Review Committee denies an application for a Certificate of
Appropriateness, the procedures for appeal as set forth in Sections 7-1-205 and 7-1-206
of the City’s Historic Preservation Ordinance (No. 92-223, as amended by No. 00-81)
shall be followed. As outlined in the Ordinance, the DRC shall state its reasons for denial
in writing and transmit this decision to the applicant with a copy to the Division of
Buildings and Inspection.
Any person whose request for a Certificate of Appropriateness is denied may do the
following:
A. Make modifications to the plans and resubmit the application for reconsideration.
B. Request a determination of economic hardship from the DRC.
In order for the DRC to consider the economic effect of denial of a COA upon an
individual property owner, the owner must demonstrate that such action will cause
hardship in terms of the financial demands of any required work.
The DRC may solicit expert testimony or may require the owner to make additional
submissions concerning the nature of the work proposed. The DRC will consider all
information presented and make a written determination within sixty (60) days of
submission as to whether such action will cause hardship in terms of the financial
demands of any required work.
Should the owner demonstrate that such action will cause hardship in terms of the
financial demands of any required work, the City of Birmingham will review its
options for providing financial incentives necessary to comply with the DRC’s design
8
review decisions. A determination shall be made within sixty (60) days as to whether
financial incentives can be made available. If such incentives cannot be made
available, the DRC shall notify the owner in writing, with a copy to the Division of
Buildings and Inspection, that no COA is required.
C. Make written appeal of such denial, or denial of a finding of economic hardship, first
to the Birmingham Historical Commission within fifteen (15) days of denial.
The Historical Commission shall hear the appeal within twenty (20) days and shall
render its opinion in writing within five working days after making its decision, and
shall transmit such decision both to the applicant and to the Director of Buildings and
Inspection. In the event that the applicant remains unsatisfied, a final appeal may be
filed with the Circuit Court of Jefferson County.
VIII. ENFORCEMENT
Once a building permit is issued, construction must begin within six months and be
completed within eighteen months after the permit has been issued. Extensions of time
may be obtained only after good cause is shown by the applicant. If construction does
not begin within the stated time period, the permit shall expire and become void.
If construction begins and the work is not in compliance with the plans approved by the
Design Review Committee, then the Division of Buildings and Inspection issues a stop
work order. The owner then is required to submit plans to the DRC to bring the building
into compliance.
If construction is completed and found to be in violation, then the owner is cited in
writing and given thirty (30) days to bring the property into compliance, or to bring plans
to the DRC and present sufficient justification for unapproved changes. If necessary after
reviewing unapproved changes, the DRC shall provide written directives as to how the
owner is to rectify the violations and shall establish a deadline by which time the building
shall be brought into compliance.
9
HIGHLAND PARK
RESIDENTIAL & COMMERCIAL DESIGN REVIEW GUIDELINES
10
OCTOBER 28, 2003
DESIGN GUIDELINES FOR RESIDENTIAL PROPERTIES
(Highland Park Local Historic District)
General Provisions:
1. The primary goal of the Design Review Process is to maintain historic properties as close
to their original appearance as possible. However, there is no requirement that alterations
already made to a property should be removed or that the property should be returned to
its original appearance.
2. Original or early materials are to be retained to the greatest extent practicable. Wood
siding, windows, porch framing and supporting elements, and decorative roof and eave
11
materials such as brackets, braces, and roof tiles should be retained. Any replaced pieces
should be chosen to match the originals in appearance.
3. Additions are permitted if they do not obscure or destroy the original structure. General
scale and appearance should be commensurate with the original building.
4. Changes to rooflines such as addition of gables and dormers may not compromise or
destroy the historic roofline.
5. Contributing outbuildings, such as garages and sheds, are considered to be historic
resources.
6. Period elements such as walls, fences, driveways and landscaping are all considered to be
important elements of the contributing structure and should be considered in the overall
review of an application.
General Standards for Review:
1. All buildings, structures and sites shall be recognized as products of their own time.
Alterations that have no historic basis and which seek to create an earlier or later
appearance will be discouraged.
2. Distinctive stylistic features or examples of skilled craftsmanship that characterize a
building, structure or site shall be treated with sensitivity and reviewed with particular
emphasis on their preservation.
3. Deteriorated architectural materials and features shall be repaired rather than replaced,
wherever possible. In the event replacement is necessary due to extreme deterioration of
the original, reasonable effort should be made to assure that the new material matches the
old in composition, design, color, texture and other visual qualities.
4. Surface cleaning of exterior materials should be undertaken with the gentlest means
possible so as not to damage historic building material.
6. Whenever possible, new additions or alterations to a building or structure should be done
in such a manner that, if the additions or alterations were to be removed in the future, the
essential form and integrity of the original building or structure would be unimpaired.
The following standards apply to all contributing and noncontributing properties in the Highland
Park Local Historic District unless an exception is made prior to approval by the Design Review
Committee:
A.
Exterior Siding
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Original exterior siding materials, whether frame or masonry, should be maintained in
good condition. When replacement is necessary due to extreme damage or deterioration,
materials matching the appearance of the original should be used when available.
Replacement or covering of original siding with artificial materials such as aluminum or
vinyl is strongly discouraged, but may be allowed where the original profile and general
texture are replicated by the replacement (e.g., vinyl siding that matches the original style
of boards). There is no requirement to remove and replace potentially hazardous siding
materials such as asbestos shingle.
B.
Primary Porches
Deteriorated porch elements should be repaired as necessary. Should replacement be
required due to extreme deterioration or damage, it should be done in a manner that
matches the original in style and appearance.
Enclosing a porch is discouraged as this tends to significantly alter the appearance of a
house and detract from its historic character. In situations where enclosure may be
approved, the framing shall be in keeping with the original structure.
Porch steps should be maintained in safe, original condition. If repair is not possible,
they should be replaced with materials matching the original and in essentially the same
design.
C.
Doors
Original doors shall be retained and maintained in good condition. Deteriorated or
missing pieces shall be replaced with elements to match the original appearance.
Covering or enclosing of doors and transoms generally will not be approved. All
transoms and sidelights are to be maintained and repaired as above.
D.
Windows
Original windows should be maintained and repaired as necessary, including replacing
broken panes with matching new ones, and repairing or replacing framing elements with
new pieces to match the originals. Wood framing elements and sashes should be kept
well painted. Where window replacement is necessary due to extreme deterioration or
damage, new units shall match the originals as closely as possible in appearance.
Addition of window types not in keeping with the style of the building, e.g., picture
windows, will be discouraged.
Window openings in upper floors of the front of the building shall not be boarded up and
shall not be filled in without prior approval by the Design Review Committee. Window
panes shall not be painted.
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Shutters: Original shutters shall be maintained and repaired as necessary. Any
replacement of shutters should retain the original style and proportions and must be
mounted to be or appear to be operational.
Storm windows: Storm windows are permitted but should not obscure or confuse the
appearance of the original windows. Storm windows are to be painted or have a finish
that matches the existing trim.
E.
Roofs
Historic roofing materials should be maintained and repaired with like materials where
available. Removal and replacement of permanent roofing materials such as slate, terra
cotta tile and concrete tile will be discouraged except in cases where proven infeasibility
can be demonstrated. Alterations to the historic roofline or form (e.g., altering or adding
gables) generally will not be approved.
Roofing color shall be considered and reviewed only as part of a larger overall project.
F.
Chimneys
Repair to masonry chimneys must be with matching materials and employ a style of
grouting and coursework as close as possible to that of the original.
New or rebuilt chimneys shall be of traditional materials.
G.
Decorative Trim
Historic trim is a character-defining part of a house and should not be removed or altered.
All trim such as braces, brackets, moldings, etc. shall be maintained and repaired as
necessary. If replacement is necessary due to extreme damage or deterioration, trim
elements shall be replaced to match the original appearance.
Addition of trim not appropriate to the historic character of a house generally will not be
approved.
H.
Awnings
The material, style and color of any awning must be compatible with the age and style of
the house. In general, fabric awnings are most appropriate for the older houses in
Highland Park and will be encouraged in most cases. Aluminum awnings will generally
not be approved except where appropriate, i.e., on post-1940 houses.
I.
Foundations
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Original foundation materials shall be maintained and repaired as necessary.
Use of ordinary concrete block, either as a cladding for an older foundation or as a new
foundation for additions, will be discouraged, unless the concrete block is painted or
otherwise camouflaged.
J.
Paint
In cases where a building permit is required (i.e., work other than routine maintenance),
paint colors will be reviewed along with the project’s overall construction plans. Paint
color shall be compatible with the age and style of the house.
Old paint should be removed by the gentlest means possible so as not to endanger historic
materials.
K.
Additions, New Construction
The primary criterion for additions and new construction is that they should be in keeping
with the original structure in terms of quality, scale and appearance.
New construction will be reviewed to assure its compatibility with the historic character
of both the property and the neighborhood. Site plans for new construction and additions
must be sensitive to, and compatible with, adjacent properties and structures and must
minimize changes to natural site topography.
L.
Yards and Landscaping
Trees in the public right of way shall not be removed by adjacent property owners. The
City of Birmingham’s Urban Forestry and Horticulture Division of the Public Works
Department shall be consulted concerning all such trees.
M.
Fencing
Front-yard fencing should be appropriate to the age and style of the house and
neighborhood. It must also be consistent with the City’s zoning regulations regarding
allowable height and other factors. Materials for fencing should be consistent with those
originally used in the District.
N.
Vacant Lots
Where a vacant lot exists, whether permanent or temporary, or where one is created by
demolition of a structure, the property owner must properly maintain, landscape and/or
screen the property and cover any area not actively used with grass or other ground cover
as approved by the Design Review Committee. The owner must maintain the ground
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cover and keep all the property free of trash and debris, as required by the city
ordinances.
O.
Demolition
Demolition of a building or structure listed on the National Register of Historic Places as
a contributing structure is prohibited, unless the property is in a condition deteriorated
beyond the point of reasonable repair, or has suffered structural damage that affects the
majority of the building or structure. Also, no demolition permits will be issued for any
building or structure until plans have been reviewed and approved by the Design Review
Committee for both the appearance and use of the site after the requested demolition.
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GENERAL COMMERCIAL DESIGN GUIDELINES
(Highland Park Local Historic District)
Article I. Rehabilitation of Existing Commercial Properties
A.
Building Fronts, Sides and Rears Abutting Streets or Public Areas
All structural and decorative elements of building fronts, sides and rears abutting and/or
visible from streets or public improvements shall be repaired or replaced to match as
closely as possible the original materials and construction of the building. Rotten,
deteriorated or weakened elements shall be replaced. Repairs and replacements shall
match the original as closely as possible.
B.
Windows
(1)
Windows not in the front of buildings shall be kept properly repaired or, with Fire
Department approval, may be closed, in which case, sills, lintels and frames must
be removed and the opening properly closed to be compatible with the adjacent
wall.
(2)
All windows must be tight fitting and have sashes of proper size and design to be
compatible and harmonious with the scale and character of the structure.
Modernizations that reduce or enlarge window openings from the original or
significantly change the original fenestration are not permitted. Sashes with
rotten wood and/or deteriorated metal, broken joints or loose mullions or muntins
shall be replaced. All broken and missing window glass shall be replaced with
new glass or approved glazing materials.
(3)
Window openings in upper floors of the front of the building shall not be boarded
up and shall not be filled in without prior approval by the Design Review
Committee. Window panes shall not be painted.
(4)
If ceilings, partitions or other interior elements terminate inside the window area,
and are visible through the window from the exterior, they shall be stopped short
of the glass and the exterior edge or face shall be treated in such a manner so as
not to be obvious from the exterior. Boxes, crates, etc. shall not be stacked inside
windows unless concealed by shutters, blinds, drapes or other appropriate window
coverings.
(5)
Windows shall not be painted for advertising purposes, but may be painted for
authorized identification of the place of business as authorized by the Design
Review Committee and in accordance with Section K, "Signs ” (page 19).
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C.
D.
Store Fronts
(1)
A store front shall include the building face, show windows, porches and entrance
area leading to the door, sidelights, transoms and display platform devices,
including lighting and signage designed to be viewed from the public right-ofway.
(2)
Show windows, entrances, signs, lighting, sun protection, porches, security
grilles, etc., shall be compatible and harmonious with the scale and character of
the structure. All store front elements must be located within fourteen (14) feet of
grade unless original store front elements exceeded fourteen (14) feet, in which
case, subject to review and approval by the Design Review Committee, they may
remain at the original height.
(3)
Show windows shall not be painted for advertising purposes, but may be painted
for authorized identification of the place of business if approved by the Design
Review Committee, and in accordance with Section K, "Signs.” No more than
50% of the store windows should be covered in temporary signs at any one time.
(4)
Show window trim, mullions or muntins not consistent or compatible with overall
facade design shall be replaced or painted in a manner complementary to other
store front elements.
(5)
Glass in show windows and transoms shall be transparent, clear, bronze or gray
tinted. Translucent, opaque, reflective or colored glass, other than gray or bronze
tinted, unless original, shall not be permitted except with prior approval by the
Design Review Committee.
(6)
Solid or permanently closed or covered storefronts shall not be permitted, unless
treated as an integral part of the building facade using wall material and window
detailing compatible with the upper floors or other building surfaces. All
damaged, sagging or otherwise deteriorated store fronts, show windows or
entrances shall be repaired or replaced.
Awnings
(1)
If compatible and harmonious with the scale and character of the structure and
adjoining structures, soft, flameproof awnings are permitted over the first floor
doors and windows and on upper floors above windows only.
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E.
(2)
Awnings shall not project more then seven (7) feet from the building front, shall
not be lower than eight (8) feet above grade and shall terminate against the
building at a height not to exceed approximately fourteen (14) feet above the
pavement, except with prior approval of the Design Review Committee, or in the
case of recovering existing awning structures.
(3)
Rigid or fixed awnings or canopies are not permitted unless they are an integral
part of the structure, are in good condition, are of similar materials, or are
compatible with and harmonious with the scale and character of the structure and
adjacent structures. New rigid or fixed awnings or canopies may be added to
existing structures subject to restrictions outlined above and with prior approval
by the Design Review Committee.
Exterior Walls
(1)
All exterior front, side or rear walls which have not been wholly or partially
resurfaced or built over shall be repaired and/or improved in an acceptable
manner. Unpainted masonry walls may be painted where necessary to conceal
misused material or patched wall coverings. Other unpainted masonry walls may
be painted only with the approval of the Design Review Committee. Existing
painted masonry walls shall have loose material removed and be painted a single
color except for trim, which may be another color. Samples of all proposed colors
shall be submitted for approval to the Design Review Committee with proposed
improvement plans. Patched walls shall match the existing adjacent surfaces as to
materials, texture, color, bond and jointing.
(2)
Applied facing materials shall be treated as follows:
If original they shall be painted and/or repaired as necessary according to the
minimum standards set forth in these guidelines. If not original and in need of
significant repair, or not in harmony with the character of the building, they are to
be removed to reveal the original exterior material which shall be repaired as
necessary or removed and replaced by new facing materials, according to the
minimum standards set forth in these guidelines, as approved by the Design
Review Committee.
(3)
Existing miscellaneous elements on the building fronts, such as empty electrical
conduits, unused brackets, etc., shall be removed and the building surface repaired
or rebuilt as required to match adjacent surfaces.
(4)
Sheet metal gutters, downspouts and copings shall be repaired or replaced as
necessary and shall be neatly located, securely installed and painted to harmonize
with the other building front elements.
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F.
Buildings Visible from Public Ways
If a building, side or rear, is exposed to view from a public way or public parking lot, the
face of the building so exposed shall be improved in a manner consistent with these
guidelines as necessary to avoid visually detracting from the area.
G.
H.
Mechanical and Electrical Equipment on Exterior Walls
(1)
Individual room air-conditioning units shall not be installed in front or side wall
windows if visible from streets or public improvements, without prior approval by
the Design Review Committee.
(2)
Subject to prior approval by the Design Review Committee, through wall airconditioning units may be installed, provided that, where they are visible from
streets or public improvements, they do not project beyond any adjacent exterior
face of the building, are properly screened and ventilated, and do not detract from
the building character and appearance.
(3)
Where through wall air-conditioning units cannot be flush mounted, awnings may
be used in order to make the units as unobtrusive as possible. In such a case, they
must be compatible with the scale and character of the building and must be
approved in advance by the Design Review Committee.
(4)
Grilles, louvers, vents and other mechanical and electrical items may be installed
in or on exterior walls where unavoidable and necessary for the function of the
building, subject to prior approval by the Design Review Committee. Where
visible from streets or public improvements, the necessary items shall be painted
or otherwise made as unobtrusive as possible and shall not detract from the
building character and appearance.
Roofs
(1)
Chimneys, elevator penthouses or any other auxiliary structures on roofs shall be
repaired and cleaned as required in Section F, "Buildings Visible from Public
Ways.”
(2)
Any mechanical equipment placed on a roof shall be inconspicuous as possible so
that its visibility is minimized.
(3)
Roofs shall be cleaned and kept free of trash and debris. Other elements that are
not a permanent part of the building are not permitted.
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I.
Auxiliary Structures
Attached or unattached structures at the rear of buildings that are structurally deficient
shall be properly repaired or may be demolished upon approval of the Design Review
Committee.
J.
K.
Rear and Side Yards and Parking Areas
(1)
When a rear or side yard exists or is created through demolition, the owner may
utilize the space for storage and loading or parking provided the area is
appropriately landscaped and/or screened from all adjacent streets, alleys and
public improvement areas. An appropriate sign not exceeding six (6) square feet
may be used to identify and control parking and loading, subject to Design
Review Committee approval.
(2)
Off-street parking areas shall be designed as an integral part of the total site
design with careful regard to orderly arrangement, landscaping and ease of access.
Off-street parking areas, except at entrance ways, shall be separated from streets
or public rights-of-way by appropriate landscaping or screening.
(3)
Existing front-yard parking areas shall be clearly defined as to ingress, egress and
internal circulation and must be appropriately screened by plant materials and/or
structures.
(4)
Fences must be compatible with the architecture of the building and the
streetscape. Chain link fencing is prohibited when visible from the street;
however, the Committee may consider, given specific justification, chain link
fencing which is painted or coated in a dark color.
Signs
(1)
Signs shall be limited to those identifying the property or identifying the use
conducted therein.
Advertising by material or product manufacturers and
suppliers, other than the primary use of the property, shall not be permitted. All
lighting elements such as wires, conduits, junction boxes, transformers, ballasts,
switches and panel boxes shall be concealed from view as much as possible.
(2)
Signs and displays for advertising or promotion are not permitted in public rightsof-way unless specifically authorized in writing by the Design Review
Committee, in addition to securing the necessary permits from the City.
(3)
Generally, projecting signs shall not be permitted on any portion of any building.
Exceptions may be granted for historic signs or signs of unique graphic design
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which are less than twelve (12) square feet per face and only with prior Design
Review Committee approval.
(4)
Painted or sewn signs on awnings, existing marquees or canopies may be
permitted, subject to Design Review Committee approval.
(5)
Flat signs shall be placed parallel to the building face and shall not project more
than twelve (12) inches from the surface of the building and shall not exceed in
area two times the width in feet of the frontage of the building. Flat signs shall be
placed no higher than the bottom of the second-story window where windows
exist or approximately fourteen (14) feet above grade level, whichever is lower.
(6)
In the case of corner properties one flat sign per side is permitted. The area of
each sign shall not exceed two times the lesser frontage width in feet. The depth
and height limitations shall apply as in paragraph (5) above.
Painted signs on framed backings or use of separate cutout letters or neon shall be
permitted in accordance with the above limits for flat signs (Section (5) above).
(7)
(8)
Lettering applied to ground floor show windows or entrance doors shall not
exceed six (6) inches in height, and the text shall be limited to identification of the
primary business therein.
(9)
Signs identifying the business occupant shall be permitted at rear entrance doors if
they are mounted flush against the building and do not exceed six (6) square feet
in size, except where authorized by the Design Review Committee.
(10)
Signs in upper floor windows are generally not permitted.
(11)
Pole or “lollipop” signs shall not be permitted except with prior approval of the
Design Review Committee.
(12)
If approved methods of identification are not available, monument type signs may
be permitted if they are in scale and character with surrounding buildings and
only with prior approval of the Design Review Committee. Monument signs shall
not exceed twelve (12) feet in total height and must be four (4) feet or less from
the bottom edge of the sign face to grade. The area of the sign face shall not
exceed forty (40) square feet. Monument signs must be appropriately landscaped
by structure and/or plant materials, which effectively screen support apparatus.
(13)
Rooftop signs, signs on or above the parapet of a building, billboards or outdoor
advertising signs painted or mounted on billboards or other structures, except as
otherwise herein provided, shall not be permitted.
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L.
(14)
The Design Review Committee may consider the placement of corporate logos on
the parapet or top face of buildings that exceed ten (10) stories in height and serve
to house major corporate tenants, which occupy a minimum of 30% of the total
building space. Logos that are not purely pictorial or single letters but are graphic
name displays shall be limited to the identifying name. The logo size shall not
exceed in square feet the number of linear feet of the width of the building face to
which it is applied. The display of more than one corporation’s logo is prohibited.
Corporate logos must be of exceptional quality and design and be compatible with
the scale and character of the building. Billboards, sign boards, box signs and
logos painted directly on the face of the building are prohibited.
(15)
Temporary signs, such as lease or rental signs, with prior Design Review
Committee approval, may be permitted but shall not be posted for a period that
exceeds ninety (90) days. Flashing, moving or portable signs shall not be
permitted except with the approval of the Design Review Committee.
(16)
All signs not conforming to these requirements shall be removed within five (5)
years from the date the Highland Park Local Historic District is officially
approved. No leases for billboards expiring after the date the District was
approved shall be renewed.
Vacant Lots
When a vacant lot exists, whether temporary or permanent, or is created through
demolition, the owner must properly landscape and/or screen the property from adjacent
streets, alleys and public improvement areas, cover all areas not actively used for storage,
parking or loading with grass or other ground cover approved for the property by the
Design Review Committee, and maintain said ground cover and keep all the property free
of trash and debris.
M.
Demolition
No structure shall be demolished without prior approval by the Design Review
Committee. In general, no request for approval of a demolition permit will be considered
without detailed plans for the proposed use of the site after demolition.
Article II. New Development of Properties
The following standards shall be applied to all new structures or additions to existing structures.
A.
Community Character
(1)
New developments shall be designed with a sensitivity to the overall goals and
objectives of the community. Specific sites shall be considered in relation to their
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immediate environment (retail node, pedestrian spine, office park, etc.) and the
placement and context within the larger project or redevelopment area and the
land-use or urban design plans prepared for the area.
B.
Building Design
(1)
Each building unit (whether existing or proposed) shall be an integral element of
an overall site design and shall reflect and complement the character of the
surrounding area or the historical plans prepared therefore.
(2)
Locations of proposed commercial buildings shall be compatible with any
adjacent residential areas. Building facades shall be complementary to those
adjacent in terms of scale, amenity and appearance.
(3)
Building facades shall be designed to function as an integral part of the
streetscape with attention to visibility, safety, lighting and incorporation of public
amenities.
(4)
Building design shall reflect an overall sensitivity to existing architecture of
quality with regard to building materials, fenestration, height, scale, color,
contrast, roofs and parapets.
Building design shall address the public right-of-way, and define and complement
the streetscape.
(5)
(6)
Generally, blank walls are discouraged. Developers and designers are encouraged
to provide windows in high activity areas or to provide architectural relief
elements in wall design at the ground level.
(7)
Awnings, canopies, porticos, etc. shall be designed as an integral part of the
structure, shall be at least eight (8) feet above grade and shall not project more
than seven (7) feet over a public right-of-way. Any awning, canopy or portico,
which is supported by poles, columns or other vertical support elements placed in
a public right-of-way requires special approval and permits in addition to Design
Review Committee approval.
(8)
Building entrances shall provide ease of access, be designed so that pedestrians/
patrons have visual access and can easily identify the entrance points, be well
lighted and act as an integral part of the streetscape.
(9)
Building materials shall be of good quality. Trendy materials of questionable
longevity shall be avoided. Metal buildings are generally prohibited although the
Design Review Committee may consider developments that incorporate such
structures, provided they are of superior quality and design and are compatible
with the surrounding area in terms of amenity and appearance.
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C.
(10)
Corner buildings shall be designed so that they are architecturally responsive to
the corner condition and help to define the intersection and accentuate the
building line along the street.
(11)
Projects in redevelopment areas which lack sufficient existing structures to define
architectural style, period or quality shall be designed taking into consideration
the goals and objectives of the community and overall concepts of the
redevelopment or urban design plan, using quality materials and construction.
Site Planning and Design
(1)
Site planning shall consider the orderly arrangement of all site elements
including: parking, delivery, access, trash storage and collection, landscape
treatments, open space, pedestrian walkways, street, furniture, auxiliary services
(phone, vending machines, newspaper machines, etc.), signs, building and
auxiliary structures and fencing.
(2)
Buildings
(a)
Where adjacent structures exist, buildings shall be located at comparable
or compatible setbacks.
(b)
Where no adjacent structures exist, buildings generally shall be located at
the minimum setback in order to define the street/building line.
Buildings shall generally be located so that maximum building frontages
define the street or public right-of-way.
(3)
Parking
(a)
Parking lots on corners are generally prohibited. The Design Review
Committee may consider such lots provided the applicant provides
specific justification and the design is of superior quality and incorporates
maximum screening.
(b)
Parking lots shall be located in rear or side yards in order to minimize their
view from public rights-of-way. Where parking areas are exposed to
public view, they shall be screened with appropriate structures and/or plant
materials.
(c)
Vehicular access to parking areas shall be direct and not in conflict with
general vehicular movement serving the various uses within the site.
Ingress and egress points shall be well distanced from intersections to
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avoid congestion and interference with traffic. Where feasible, entrances
shall be shared with adjacent properties.
(d)
(4)
Loading and Service Area Design
(a)
(5)
D.
Entrances and exits shall be designed so that they are easily identifiable by
motorists. Any signage required to direct motorists to entrances shall be
simple, clear and designed to work in harmony with site elements and
signs for the project. Any gates, arms or booths shall be set back from the
face of the adjacent buildings. Booths shall be designed as an integral part
of the development.
Loading and service space shall be unobtrusively provided off-street to
serve business uses in the proposed development.
Open Space and Landscape Design
(a)
Any proposed development shall consider the provision of appropriate
open space in combination with the proper siting of buildings. Streets,
pedestrian walkways and open spaces, including street furniture and signs,
shall be designed as an integral part of the overall design and shall be
properly related to adjacent existing and proposed buildings.
(b)
A coordinated landscape program for the proposed development shall be
incorporated for the entire proposed site. Landscape development shall
include plantings in combination with related paving and surface
treatments and other amenities deemed necessary to the project.
Signs
(1)
A systematic and coordinated sign package is required for all new developments.
Sign packages for new developments shall address signs for the entire site
including, but not limited to, building identification, business name, tenant
signage, parking, loading or service, and informational and directional signs.
(2)
Consideration shall be given to the provision of sign space in the building and site
design.
(3)
All signs shall reflect quality workmanship and materials.
(4)
Special consideration shall be given to the quality and placement of light sources
emitting from or directed toward signs.
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(5)
Page 19, Section K, "Signs" for specific criteria regarding size, placement and
types of signs allowed.
27