Loading...
HomeMy WebLinkAbout20120206 - VIII-B-2 To: Mayor Hicks & City Councilmembers From: Justin Fortney, Associate Planner Date: February 6, 2012 Item: HPC Design Guideline Changes City Council Action Requested: The City Council is asked to approve the Design Guideline changes proposed by the HPC. Background Information: The Design Guidelines are used to give consistency to HPC review of proposals and to assist property owners in the planning of projects. They were adopted by the City Council in 2002 and are based on the Secretary of the Interior's Standards for Rehabilitation. Since adoption they have only had one modification. Financial Impact: None Advisory Commission Discussion: The HPC unanimously approved these proposed changes during a few workshop meetings last year. They are now being brought forward for City Council adoption after receiving notification from Michael Koop at the State Historic Preservation Office that the proposed changes are reasonable and acceptable. Council Committee Discussion: N/A Attachments: • Pages containing proposed proposed modifications City Council Memorandum General Guidelines: Residential Residential Design Guidelines Page 1. Wood Siding and Shingles 18 2. Masonry Walls and Foundations 19 3. Roofs, Chimneys and Dormers 20 4. Windows 21 5. Entries 22 6. Decorative Trim 23 7. Porches and Steps 24 8. Additions to Historic Buildings 26 9. New Construction 28 10. Garages and Accessory Buildings 30 11. Fences and Walls 31 12. Public Landscape and Streetscape 32 1. Changes and additions should be compatible with the historic design of the building. 2. Retain all historic materials and features where possible. New materials and features should replicate the old in size, shape, and texture. 3. Retain wooden clapboard siding and shingles wherever possible, or replace with new wood materials to match the old. Siding should match the surface and width of the original. Details such as cornerboards should be replicated. 4. Retain original masonry and mortar where possible, repointing joints where missing or deteriorated. Mortar should match the original in composition, color, and texture, and joints should be of the same size and profile as the original. Masonry should be cleaned with the gentlest method possible; historic brick should never be sandblasted. 5. Vinyl and metal siding is not recommended for installation on historic buildings. Although these products seem to offer an instant make-over, historic character is usually lost in the process because it is nearly impossible to duplicate the texture and detail of wood with manufactured products. Past and future water damage and deterioration may also be covered over by new siding. Without detection and repair, such conditions can damage the building exterior and interior. Maintain the historic exterior and avoid changes that destroy historic materials and character. Features of a Facade Many character-defining features are concentrated at the building facades (the main elevations facing streets). Principal Elevations (fronts) Principal elevations and yards along streets are held to a higher standard than the rear yards, where more modern amenities are often allowed. The Guidelines refer to these areas as fronts. Hastings Heritage Preservation Commission 17 The HPC has always held the principal elevations to a higher standard than less visible areas of the property and the guidelines should reflect this. New < The shape, texture, and color of the roof are key design features of the historic building. New dormers and other additions to the roof must be carefully designed. In Hastings, wood shingles were used to roof the earliest houses, and asphalt shingles became standard in the early twentieth century. Long-lasting slate, metal, and tile are other historic roofing materials. architecturally compatible dormers. The shape of existing dormers should not be altered unless compatible with the original design. Alterations to the roof shape at the sides or rear should be compatible with the architectural character of the building. Residential Guideline 3: Roofs, Chimneys, and Dormers A sound roof protects the building from the weather. Each style of architecture has distinctive roof forms, whether gable, hip, gambrel, mansard, or shed. In Hastings the gable is most common, but there are many variations. Design Guidelines 1. Roofing Materials Original roofing materials that contribute to the character of the building or district, such as tile and slate, should be maintained and retained unless badly deteriorated. If partial re-roofing in tile, slate or asphalt is necessary, replacement roofing should match the old in composition, size, shape and texture. New roofing material should be appropriate to the character of the building in composition, size, shape and texture. Rolled roofing may be used only on flat or slightly sloped roofs that are not visible from the public way. 2. Decorative Features Historic cornices and cresting, finials and other decorative detail at the roofline should be repaired and retained wherever possible. Compatible 3. Alterations to Roof Shape The original roof type, slope and overhangs should be preserved. The roof shape at the front should not be altered except to restore it to the original documented appearance or to add 5. Skylights Skylights should not be installed on the front roof plane. They should be flat and close to the roof plane as possible. “Bubble” type skylights should not be installed. 6. Rebuilding Chimneys If rebuilding is necessary, original brick details such as decorative panels and corbels should be replicated. In the absence of evidence of the original appearance, repair or rebuilding should be compatible with the building type or style. (See Masonry Guidelines.) 7. Chimneys and Stovepipes New chimneys and stovepipes should not be installed on the front roof plane. Hastings Heritage Preservation Commission 20 The$front$roof$plane$is$the$primary$face$ of$the$roof$that$is$visible$from$the$front.$ Definition added Residential Guideline 4: Windows Windows give character and expression to the building. Window size and spacing is important, as are the elements that surround the window: the sill, the lintel or cap, and decorative moldings. Any alteration—including removal of moldings or changes in window size or type—can have a significant and often detrimental effect on the building as well as the surrounding streetscape. If window replacement is necessary, manufacturers offer a variety of energy-efficient, traditionally styled units. Design Guidelines 1. Maintain and Conserve Wherever feasible, historic windows and sash should be repaired rather than replaced, especially on principal elevations. 2. New Sash: Size and Shape Existing window openings should be retained. Window openings should not be enlarged or reduced to fit new units. New window openings should not be introduced into principal elevations. New windows should be compatible with existing historic units. Whenever possible, choose new units of wood, rather than metal. If metal is selected, it must have a baked enamel or other appropriate factory finish. 3. New Sash: Glazing The size and number of panes of glass in each sash should not be altered. New sash, if installed, should duplicate the existing or other appropriate historic models. Artificial muntins or grids should at the least be located on the exterior of the window and match the original window design. Crank-out units should not replace double-hung sash. 4. Trim Retain all decorative trim around the windows, including lintels, sills, pediments, and hoods. If trim replacement is necessary the original profile should be replicated. 5. Storm Windows Repair or replicate historic wood storms wherever possible. Storm windows should not have vertical or horizontal divisions that conflict with the divisions of the historic sash and should be flush with existing trim. If combination metal storms must be installed, they should have a baked enamel factory finish. Shutters and blinds should not be installed on buildings not originally designed for them. Where appropriate, shutters should appear to be operable, mounted to the window casing, and constructed of wood. Shades should not be located within the glass panes. Avoid changes to window or sash size. 6. Shutters, Blinds, and Shades The HPC regularly approves replacement windows since it can usually be done without affecting the outward appearance of the structure. The minimum requirement to accomplish this is to require grids on the exterior of the glass to simulate the structures historic glass divisions. The HPC has always required this and should be reflect in the guidelines. Residential Guideline 6: Decorative Trim Decorative trim includes the brackets, dentils, capitals, paneling, and mouldings that decorate many houses. Trim may be of wood, concrete, stone, or metal. Save any trim that must be removed and use it as guide in duplication. Where trim details cannot be matched exactly, they can be approximated in size and bulk. Wooden brackets are a feature of the roofline and porch on many nineteenth-and early twentieth-century houses in Hastings. Design Guidelines 1. Maintain and Conserve Exterior architectural features including finials, cornices, brackets, columns, balustrades and railings, and window and door moldings should be retained. Original trim details and other architectural features should be photographed or otherwise recorded before they are removed for repair or replacement. Deteriorated trim, if removed, should be saved for use in making duplicates. 3. Repair and Replacement New material used to repair or replace deteriorated trim or other features should match the original as closely as possible. Deteriorated trim that is unsalvageable should be replaced with trim identical or similar to the original design. Simplified trim should approximate the old in design and placement. 2. Documentation The details of this complex gable should be kept intact, if possible. Wood trim can be treated with preservatives and paint. Any trim that must be removed should be saved as used as a pattern for replacement. It should not be discarded. Details should not be added in an effort to make the building look older. However, in the case of some “pattern book” houses, the addition of certain trim details such as those typical at the gable and porch may be permitted if supported by historic photos or pattern book sources. 4. New Trim Turned posts and brackets frame the entry at 411 Tyler Street. Hastings Heritage Preservation Commission 23 More clearly stated above and gives the impression that replacement trim may always be simplified when replaced. Residential Guideline 9: New Construction (continued) Windows and Entries The rhythm of solids to voids created by openings in the facade of the new structure should be visually compatible with surrounding structures. Choose new windows and doors for new buildings that are compatible with those in the surrounding historic area. Vertically-oriented, double-hung sash are the predominant window type in Hastings. The proportion, size, rhythm, and detailing of windows and entries should be compatible with that of existing nearby buildings. Porches and Decks The front entry of new construction in residential areas should be articulated with a design element such as a porch, portico, or landing which provides a transitional zone between the semi-public and public exterior zones and the private interior zone. This feature should be appropriately detailed and compatible with the size and scale of the building. Modern decks are generally not compatible with historic homes. Instead, consider the addition of a compatible porch that is integrated into the overall design of the building. 4. Parking Locate parking areas at the side or rear of the new buildings. Parking areas should be screened with landscaping, low walls, or appropriately detailed fences. Large paved areas should be divided with landscaping at the interior of the site. Hastings Heritage Preservation Commission 29 Consider groupings of smaller, historically compatible windows instead of a single over-sized unit. Decks should be appropriately detailed and constructed at an inconspicuous location, usually the rear of the building, and integrated into the overall design of the building. While following the guidelines, the HPC had approved two decks that were built, after which, HPC believed they detracted from the historic homes and streetscapes. In addition, some HPC members have been told by citizens that they shouldn't have approved the decks. Residential Guideline 10: Garages and Accessory Structures There are many historic sheds, carriage barns and early automobile garages remaining in Hastings. Some were designed to match the architectural style of the house, while others are simple vernacular buildings. Nearly all were sited in the rear yard and reached by an alley or narrow driveway from the street. Carriage barns and garages add to Hastings’ historic character and should be conserved. New garages and other accessory structures should be compatible with the companion historic house and the streetscape. Design Guidelines 1. Retain and preserve garages and other accessory structures that contribute to the historic character of the site and surrounding area. 2. Locate new garages in locations compatible with the main structure of the site and existing traditional garages in the surrounding area. New garages should not be attached to the front or street sides 3. Select prefabricated accessory buildings with appearance, material and scale compatible to the main structure of the site and surrounding area. of the a historic house. 4. Replace deteriorated garages with new building designs of compatible form, scale, size, and materials (see New Construction Guidelines) Garages and accessory buildings adjacent to historic houses should have compatible roof slopes and massing. Hastings Heritage Preservation Commission 30 The original intent was to allow some flexibility in the location of attached garages, but not to allow them in principal elevations that are visible from the streetscape.