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HomeMy WebLinkAbout11142019 Historic Preservation Work Session Laydown - HPC Manual Draft Version Date:October9,2019 Downtown Historic District Design Standards & Guidelines Addendum to 2017 Historic Preservation Plan For Implementing and Moving Forward Updated - 2019 Seward, Alaska llow GE:ROWN 4 i A k RR 3 i � _-..:- �■Ili x. Y 3'ah; r _ r Version Date:October9,2019 Credits Historic Preservation Commission Planning &Zoning Commission HP Historic Overlay Committee Sue Ward Tanguy Libbrecht Iris Darling Citizens and Past Historic Commissioner Advisors Linda Lasota Version Date:October9,2019 Table of Contents Introduction i What are Design Guidelines?Why have Design Guidelines?Who uses the Design Guidelines? When to use the Design Guidelines Where do Design Guidelines Apply? Compliance with the Guidelines Relation to Land Use Code Do Design Guidelines Dictate Taste? Downtown Historic District Map Planning a Preservation Project Alterations Criteria For Replacing Historic Features Review Process How the Guidelines Apply Structure of the Design Guidelines Chapter 1. Basic Principles of Historic Preservation 1 Benefits of Preserving Historic Buildings Basic Principles for Non-Contributing Buildings and New Construction Period of Significance Chapter 2. The History and Character of the Downtown Historic District 7 Key Features of the Downtown Historic District Building Types and Styles Chapter 3. Design Guidelines for Rehabilitation of Historic Properties 23 Preserve Repair Replace Protect and Maintain Property Chapter 4. Design Guidelines for Historic Building Materials 27 Wood Siding Paint Concrete and Masonry Metals Cleaning Materials and Methods Chapter 5. Design Guidelines for Historic Building Elements3l Windows Doors Commercial Storefronts Roofs Cornices Canopies and Awnings Balconies Rooftop Uses Mechanical Equipment and Service Utilities Version Date:October9,2019 Chapter 6. Design Guidelines for Historic Alterations and Additions 41 Historic Additions Adaptive Re-Use New Additions to Historic Properties Chapter 7. Design Guidelines for New Construction 43 Placement and Orientation Mass, Scale and Height Building Materials Architectural Character Facade Elements Chapter 8. Design Guidelines for Site Design and the Public Streetscape 55 Cut and Fill Site Retaining Walls Building and Site Lighting Mechanical Equipment and Service Utilities Street Furnishings Sidewalks ATMs Chapter 9. Design Guidelines for Parkin Facilities 63 Surface Parking Security and Pedestrian Circulation in rking Facilities Parking Structures Chapter 10. Design Guidelines for Signs 65 Appropriate Sign Types Sign Composition Sign Character Sign Materials Sign Lighting Sign Installation Sign Color Chapter 11. Design Guidelines for Off-season Display Windows 71 Appendices A. The Secretary of Interior's Standards B. Historic Preservation Briefs C. Glossary of Terms D. Historic Resources Map Version Date:October9,2019 Introduction Seward has a vibrant history that spans several generations and is reflected in the many historic structures that survived throughout the community. . Here, in the heart of the community, a diverse range of older buildings provide visual interest to residents and visitors, and stand as symbols of the community's role in the development of Alaska. The importance of this area is recognized by the Secretary of the Interior, with a listing in the National Register of Historic Places. In addition, the City of Seward has bestowed a local historic district designation on this part of downtown. This area is important to the community, the state and the nation. It is enjoyed by residents and visitors throughout the year. Preserving the integrity of the Downtown Historic District is a high priority for the community, because it saves a key part of Seward's heritage, enhances quality of life and also supports economic development. For this reason,these design guidelines are provided as a means of protecting historic resources and promoting compatible new construction within their context. This document presents Design Guidelines for the City and Borough of Seward's Downtown Historic District.They offer criteria for determining the appropriateness of improvements. BROWN,+,HAWKING - , _ `BROWr itNI I���,��,-�� `� 1UL .� �■ ��� �d $i�n� .L� i"N�IIIIMpllllllllil�lk�l`Ii1111Eltlllligl111b�llilfi+lhlt' '"" � - GROCERIES CLOTHING ihfro 6 . ......... West View of 4th Avenue in June 1923. July 2019 A view looking west along 41h Avenue,as it appeared over a hundred and fifteen year period illustrates a moderate pace of change. Many early buildings survive,and others from the mid-Twentieth Century have also taken on historic significance. These"newer" buildings reflect their own times,in terms of style, but are compatible with their older neighbors, because they share basic similarities of design at a more fundamental level.These features are addressed in the design guidelines for new construction that appear in this document. Introduction i Version Date:October9,2019 What are Design Guidelines? Some of the guidelines are written specifically to be used when improving historic structures,others apply to non-contributing,existing — buildings, and still others apply to completely new ,"infill," construction. Why have Design Guidelines? Design Guidelines help establish a common understanding of preserva- tion principles and standards. Retaining the historic character that exists downtown is an important goal for Seward. The historic resources of Seward are vulnerable to inappropriate alteration and demolition. These resources are key parts of the community's identity, livability and,through heritage tourism, its economy as well. Who uses the Design Guidelines? These Design Guidelines have been written primarily for use by the Citizens of Seward and are recommended by the Historic Preservation of the City of Seward. The guidelines are also intended for use by property owners in making decisions about proposed �I �+lull rehabilitation and new construction projects that will be sensitive to the historic character of the district and individual landmarks. While they are focused on the desig- nated Downtown Historic District, the Design Guidelines also may be applied to key historic structures outside of the district that may be designated by the City. i. e. Jesse Lee Home. Introduction i Version Date:October9,2019 When to use the Design Guidelines The Design Guidelines should be consulted for projects which may affect the integrity of historic resources. While ordinary repair and maintenance is appropriate,seemingly minor alterations to a historic structure,such as enclosing a storefront or changing windows, can have a dramatic effect on the character of a historic structure and therefore,are of concern.The following is a list of common changes that can have a significant impact on the integrity of a historic structure: 4 Construction of a new addition 4 Alteration or restoration of exterior features of a historic building 4 Removal or demolition, in whole or in part, of a historic building 4 Alteration of a storefront 4 Application of a new exterior siding material Addition ofa new window or door opening 4 Creation of a driveway or a parking area 4 Construction or addition of a parking deck 4 Application of architectural features and other miscellaneous modifications, such as cornices and bulkheads. This list is not all inclusive, but is indicatleof the types of changes to which these Design Guidelines apply. For questions regarding permits and the applicability of these guidelines, please contact the City and Borough of Seward's Building Department. Where do the Design Guidelines apply? The Design Guidelines apply to properties within the Downtown Historic District, as shown on the enclosed map. These guidelines are also applicable to individual historic properties outside of the historic district designated by the City of Seward. Introduction iii Version Date:October9,2019 Compliance with the Guidelines Development within the Downtown Historic District shall comply with all of the relevant guidelines. In some cases,there may be an interaction among the relevant guidelines. This shall be determined by the review process with appropriate committees, to not restrict development or add an unnecessary burden to the property owners. Relation to Land Use Code These Downtown Historic District Design Standards and Guidelines comprise regulations adopted pursuant to Seward's existing zoning and building codes. Do Design Guidelines dictate taste? The guide lines reflect basic approaches to design that will help preserve the historic integrity of the district. They do not dictate style, but they do require compatibility with the historic character of the district. They also reflect the values of the community, including it's goals to preserve the historic buildings and character of Downtown Seward. Introduction iv Version Date:October9,2019 JUNEAU DOWNTOWN Lift HISTORIC DISTRICT + ii+I '--� / I IN-wr.:r.Ll 1dnt:t+:_iKx-7-�i-:Fir:-x xlnHl tii:x: Ilx_n Ylirr La�x�ii-N�k lv�6urr4�:r kNrcwn iior l� 4IIL1 � � �• Ilx_nr_xr�Y:x. 5S511ofiJ- b' � 5v•. �' MTh ;' '� � Special Hv ght-irr its - 55 feet 0 45 Wt 35 feel Downtown Historic District Juneau, AK 61. The boundary of the Downtown Historic DisAt includes a concentration of"contributing"structures near the intersection of Front and Franklin Streets,and then extends south along Franklin Street itself for several more blocks. *Depth of area subject to the designated height�t. Replace with Seward map S4 Introduction v Version Date:October9,2019 Planning a Preservation Project When planning a preservation project, it is important to assemble sufficient information about the property to determine its significance and the degree to which it retains its integrity as a historic resource. Then, a specific approach to the overall treatment of the property should be established.This may include keeping the building in its current character, while making appropriate repairs, or also incorporating new, compatible changes. It is then important to determine how surviving historic features will be treated.This may include preserving those features that remain intact, repairing those that are deteriorated and replacing others.These steps in planning a preservation project are presented in this section. First you must determine your building type: Historic Building New Construction See Chapters 7- 10 Step 1: Conduct Historic Research. Non-Contributing See Page ix Step 2: Determine Historic Integrity. Contributing or Non-Contributing Step 3: Identify Key Features. V Step 4: Choose an Approach. IF Step 5: Choose a Treatment. Introduction v Version Date:October9,2019 Step 1: Conduct Historic Research. See National Park Service(NPS) Preser- Understanding the history of a building is important to any vation Brief 17:Architectural Character: preservation project. An early question is: does the building date Identifying the Visual Aspects of Historic from the period of significance for the district? The method of Buildings as an Aid r Preserving Their p g ' Character,for further information. construction, the historic uses and other unique features will influence which preservation approach is most appropriate. Useful materials to investigate a building's history include Sanborn Maps, historic photos and written histories of Seward. Good starting ` places to obtain historic building information are the Community Development Department, Resurrection Bay Historic Museum, State Historical Library and the Historic Commission for the City of Seward. ,. Step 2: Determine Historic Integrity. Buildings with integrity have a sufficient percentage of structure exhibiting characteristics from the period of significance, which is identified in a Survey of Historic Resources by the Seward Historic Commission in the Seward Downtown Historic District. The majority of , a building's structural system and its materials should date from that �h+�IIIII111�I�� t� time and its key character-defining features also should remain and the overall mass and form of the building. These key elements allow a - building to be recognized as a product of its time. Typically a building with a high degree of historic integrity qualifies as a "contributing" property to the district. Others have lost their integrity and are termed Non'- „ "non-contributing." Contributing Property Contributing properties form the foundation of the historic district, and .= are either individually eligible for the National Register or clearly 1�IIuII�hII; contribute to the district's historic character.These are buildings that are in comparatively original condition; some have minor alterations and others have been appropriately restored. These buildings might still be improved by some further restoration efforts. Information on buildings that are identified as "Contributing" by Seward is available to the A building has historic integrity when public. it maintains its original character-de- fining features, structural system and Often, a property may also be considered contributing if it has one or building materials. A comparison of more of the following attributes: historic (early 20th century) and con- Has character, interest or value as part of the local, regional,state temporary (2019) photographs or national history, heritage or culture; demonstrates that this building retains Is the site of a significant historic event; a high degree of integrity. 4 Is identified with a person or persons who significantly contributed to the local, regional, state or national culture and history; 4 Exemplifies the cultural, economic, social or historic heritage of the community; 4 Represents a distinctive architectural era; 4 Embodies the distinguishing characteristics of an architectural 4 type or specimen; Introduction vii Version Date:October9,2019 4 Includes the work of an architect, engineer or master builder whose individual work has influenced the development of the community; 4 Embodies elements of architectural or engineering design, detail, materials or craftsmanship which represent a significant architectural innovation or which is unique. The guidelines for rehabilitation shall apply to all contributing proper- ties. Non-Contributing Property There are other buildings that exist within the boundaries of the historic district that do not contribute to its significance. Some of these are ones that have a nearly construction date, but have been so substantially altered that they no longer convey the historic character and these later alterations have no significance in themselves. Other properties are ones that are more recent, and therefore have not taken on historic significance. Many of these are still "compatible"with the character of the district, but are not "contributors" in terms of the history of the area. Therefore,there are two types of"non-contributing" properties: (1) Older structures that have lost their integrity, and (2) new buildings that are not within the period of significance for the district. When reviewing improvements to non-contributing properties, preservation approaches are not required. What is important is that any alterations be compatible with the character of the district, just as any new, infill construction should be. Therefore, the guidelines for New Construction shall apply to all Non-Contributing Properties. II 1 This building was constructed later than the historic period of significance. It isconsidered a "non-contributing" i property. u Introduction vii Version Date:October9,2019 Differing Degrees of Integrity Roof Cornice Original Intact: High Degree of Integrity with brackets Double-hung windows Clerestory Windows Display Windows Recessed Entry This property retains a high degree of integrity: most of the original features and materials survive. It would be rated"con- tributing." Moderate Alterations: Retains Sufficient Simplified Integrity Brackets Replaced Windows Enclosed Space Kickplate Decoration and materials and integrity has been compromised. Nonetheless, these losses are retrievabl d therefore the building retains its historic integrity. Integrity Lost: Non-Contributing Altered Roof Form Altered Window Openings New Siding Clerestory Windows Removed Flush Entry It is no longer possible to adequately interpret its historic char- acter and therefore, has lost its historic integrity. Introduction ix Version Date:October9,2019 Step 3: Identify Key Features. If the property is determined to be a contributor to the district,then it is important to identify which features are significant. This will help determine to what degree the property should be preserved as it is, or where there may be opportunities for compatible alterations tooccur. Step 4: Choose an Approach for Improvement. Preservation projects may include a range of activities, such as maintenance of existing historic elements, repairs of deteriorated materials,the replacement of missing features and construction of new additions. The following is a list of approaches that are appropriate for contributing properties: 4 Preservation. "Preservation" is the act or process of applying measuresto sustain the existingform,integrityand material of building. Some work focuses on keeping a property in good working condition by repairing features as soon as deterioration becomes apparent, using procedures that retain the original character and finish of the features. Property owners are strongly encouraged to maintain properties in good condition. 4 Rehabilitation. "Rehabilitation" is the process of returning a property to a state that makes a contemporary us possible while still preserving those portions or features of the property which are significant to its historical, architectural and cultural values. Rehabilitation may include a change in use of the building or additions. 4 Restoration. "Restoration" reproduces the appearance of a building exactly as it looked at a particular moment in time .This process may include the removal of later work or the replacement of missing historic features. 4 Reconstruction. "Reconstruction" of a building means rebuilding a structure, or a portion of one, that no longer exists exactly as it appeared historically. Introduction x Version Date:October9,2019 Step 5: Choosing a Treatment for Building Components. Selecting an appropriate treatment for specific building components of contributing properties will provide for proper preservation of significant features.The treatment options are presented in order of preference. In making a selection,follow this sequence: 1. Preserve: If a feature is intact and in good condition, maintain it as such. 2. Repair: If the feature is deteriorated or damaged, repair it to its original condition. 3. Replace: If it is not feasible to repair the feature, then replace it with one that is the same or similar in character(e.g., materials, detail,finish) to the original one. Replace only that portion which is beyond repair. 4. Reconstruct: If the feature is missing entirely, reconstruct it from appropriate evidence. 5. New feature or addition: If a new feature or addition is necessary, design it in such a way as to minimize the impact on original features. It is also important to distinguish new features from original historic elements. sue. TI IIIIiSi'llll i 'i IUSW'61R9 E:':. This contemporary addition to a historic building is appropriate. The addition is set back for the street facade,minimizing the impact on the existing structure. The materials on the addition are also distinguishable from the historic fabric and clearly read as a product of its time. Introduction xi Version Date:October9,2019 Alterations Many historic structures have experienced alterations as tastes changed or the need for additional space occurred. Early alterations typically were subordinate in scale and character to the main building and were often executed using materials similar to those used historically. Some early alterations may have historic value of their own In contrast, recent alterations usually have no historic value. Alterations are anticipated to continue. It is important that new alterations be designed in a manner compatible with the historic character of the building and implemented without damaging the historic fabric. Introduction xi Version Date:October9,2019 Criteria For Replacing Historic Features If original is missing... If a historic structure has been altered, what is the appropriate approach for its treatment? When a historically significant building has an important, character defining feature that is deteriorated, altered or missing, it is clear that the feature should be repaired or, if repair is impossible, it should be replaced with materials that are similar to that which existed historically, L 7-17:! to maintain the integrity of the building. Sometimes, under certain Two options may be circumstances, replacing the missing feature or alteration with considered: contemporary but compatible new features might be appropriate Thus there are two treatments which could be appropriate for repairing or replacing missing or altered features: Option A: Reconstruct the historic design.This is the referred ' p g p � treatment. 4 Option B: Replace the missing or altered feature with a contemporary but compatible new feature. The original details may be recon- structed, if good evidence is available. This is the preferred treatment. I W I,wmiiv Irmwat-Foll— A simplified version of the original may be considered.Be sure to use the major lines of the original detail. Introduction xiii Version Date:October9,2019 The review authority must determine which option (A or B) is appropriate when evaluating proposals for the replacement of deteriorated, non- historic alterations or missing historic features on historic buildings in Seward. There are three main criteria that will be considered when handling these types of situations: First, what is the significance of the building? If the building has a high level of significance, then reconstruction is preferred. If the building is contributing to the historic sense of the street but is not landmark quality, then more flexibility maybe allowed. Either replacing the feature using Option A and B can be considered. 4 Second, to what degree has the building retained its historic integrity and how important is the missing or altered feature to conveying the historic character of the building? If the building has retained a high degree of its historic integrity and the missing feature is important to the building's character, then it should be reconstructed. If the building has been substantially altered,then blOptions A and B described above can be considered. 4 Third, what is the quality of information about the historic features of the building? This criterion addresses the practical issue of whether or not the historic features literally can be replaced or replicated. There may not be sufficient information available about the historic feature to be confident that it can be replaced accurately. Review Process Contact the City of Seward Planning and Building Departments Introduction xiv Version Date:October9,2019 How the Guidelines Apply This chart illustrates how individual chapters of the guidelines apply to specific property types and construction projects. See the appendix for an explanation of the terms used in the "type of work" column. To determine if a property is designated as "contributing,"contact the City's Planning Department. J :This chapter applies to the project. U 0A n 0 O .� Q 0 C C O •O 7 (O c 0 Q U_ L — to U U U L a a) L L L U CL C n U > O N (O ++ O O O fp L L 01 U 4O 0 m 2 0 a' O 2 2 2 0 Z (n N a O i •++ L U L L L L L ryi L L +L+ O u 0 " n 00 Ql +L+1 E UL C 6 L 01 a + U Q O Q_ Q_ = Q_ Q_ � � = v = C U U UTYpe of work: U U U U U U U a U U Work on a "contributing property" in the Downtown Historic District. Work on a "non-contributing" property in the Downtown Historic District. Work on a "new construction project" in the Downtown Historic District. Work on a "landmark prop- erty" not within the Historic District Boundaries ,}pl!•¢r[I s:l4tlfYl.Sh'Pel,f(!11'11.1920. AIN(Alaska HAC.11-011n) Fourth Avenue in the mid 1920 (left), and in 2019 (right). Introduction xv Version Date:October9,2019 Structure of the Design Guidelines Each design guide line presented includes several components that constitute the criteria upon which design review decisions will be made. Design Element Topic The guidelines are grouped into pertinent design element categories (e.g., site planning, building materials, store fronts). Policy Statement Each design element category has a policy statement that explains the City of Seward's basic approach to the treatment of that topic. In cases where the detailed Design Guidelines do not appear to address a situation, the general policy statement shall serve as the basis for determining appropriateness. Design Guidelines Specific Design Guidelines are numbered in order to reference them during the design review process. The guidelines are not numbered in order of impo Additional Info atio Supplementar formation is isted asTullet (•) statements Illustrations Design Guidelines may be accompanied by a photograph and/or illustration that supports the guideline language Design Element- Windows and Doors Topic Original windows and doors are important features that help convey the character of a building. Original elements Policy Statement ' shall be preserved, when feasible. Design Guidelines 3.11 Maintain historic storefront openings. The size and shape of the storefront are important Bullets Provide > characteristics that contribute to the integrity of a Additional historic commercial building. Avoid altering the Information shapes of these features. ' If these elements have already been altered, consider restoring them if their original condition can be determined. Illustration Sample guideline format. Basic Principles of Historic Preservation xv Version Date:October9,2019 Chapter 1 Basic Principles of Historic Preservation This chapter addresses the role of preservation in Seward including a discussion of general principles and benefits of preservation. This, then forms the base for preservation policies in the community. +" Orlander Building Basic Principles of Historic Preservation xv Version Date:October9,2019 Benefits of Preserving Historic Buildings Construction Quality Many of the buildings in Downtown Seward were constructed with care. These buildings were thoughtfully detailed with high quality finishes- - . features that owners today appreciate. The high quality of construction in historic structures is therefore a "value" for both the building owner F and the community. Livability and Quality of Life A physical sense of identity can reinforce desirable community social patterns and contribute to a sense of security. When groups of commercial buildings complement each other in their historic context, they create a street scene that is "pedestrian friendly," which encourages walking and neighborly interaction. Decorative architectural features and distinct architectural styles also contribute to a sense of identity, an attribute that is rare and difficult to achieve in newer areas of the city. Tourists are noting that Seward is one of the last truly Alaska towns. Economic Incentives These programs include the National Trust Loans Fund (NTLF), National Trust Community Investment Corporation, and the National Preservation Endowment. The NTLF consists of the Inner-City Ventures Fund (ICVF) and the National Preservation Loan Fund (NPLF). The NPLF provides funding to a spectrum of projects including the rehabilitation of historic buildings and sites. The National Community Investment Corporation makes equity investments in real estate projects that qualify for federal historic tax credits and when available state historic tax credits and New Market Tax Credits. The National Preservation Endowment provides funds to nonprofit organizations and public agencies.The funds offered can be utilized for preservation planning and educational efforts as well as intervention funds for emergency preservation projects. Please contact the NTHP for specific information regarding these and other preservation funding opportunities. There is also a Federal Rehabilitation Tax Credit;the program is managed by the National Parks Service and Internal Revenue Service in partnership with State Historic Preservation Offices. The federal government makes available a 20% income tax credit for certified rehabilitation projects that are National Historic Landmarks listed on the National Register, and that contribute to the National Register Historic District and certain local historic districts. These are only available to income-producing properties. Contact the City of Seward Historic preservation planner to discuss possible funding options. In some cases, owners also may donate a facade easement and take a charitable gift donation. The City of Seward may offer some incentives for restoration of these properties.. Basic Principles of Historic Preservation 2 Version Date:October9,2019 Economic Benefits to the Community Historic structures are irreplaceable.They bestow an identity and provide a tangible history of a place.These qualities make them highly desirable to both members of the community and property owners. Maintaining the historic character of the district encourages heritage tourism which is an important part of the local economy. . Studies show that each dollar spent on a rehabilitation project Ire continues to circulate in the local economy five to seven times, which helps support other businesses. (Rehabilitation projects also contribute more to the local economy than do new building programs because each �- dollar spent on a preservation project has a higher percentage devoted to local labor). By contrast, new construction typically has a higher percentage of each dollar spent devoted to materials that are produced outside of the local economy. Therefore, when money is The first step in planning a spent on rehabilitating a building, it has a higher "multiplier effect," preservation project is to identify keeping more money in the local economy. and maintain significant features and materials. Responsibility of Ownership Ownership of a historic property carries a responsibility to respect the historic character of the property and its setting. Ultimately, residents and property owners should recognize that historic preservation is a long- range community objective, that promotes economic well-being and overall viability of the community at large. vilm sw Heritage tourism is an important part of the local economy, and therefore preserving historic structures is important because it enhances the appeal of the city to visitors. Visitors continue to amaze they have finally found one of Alaska's original towns. Basic Principles of Historic Preservation 3 Version Date:October9,2019 Basic Principles for Non- ° Contributing Buildings and New Construction There are structures in the historic district that are non-contributing and othersites where new infill construction will occur. For these situations, the focus of design should be on being compatible with the historic context,andnotontheprinciplesfortreatmentofahistoricpropertythat are outlined earlier in this section. More flexibility is afforded to these sites, in terms of the details of design, when they respect the overall relationships of building mass, form, materials, scale and setting. New construction in the historic district The historic district remains a vital place that is mostly built, but there are should maintain characteristics of the still opportunities for new development within its boundaries. Designing district while being distinguishable as a building to fit within the historic district requires careful thought. It is new construction. important to realize that while a historic district conveys a certain sense of time and place associated with its history, it is also dynamic The following principles apply: V' r 1. Respect the design character of the nearby historic properties. Don't try to make a new building look older than it is. Thecopying ..rr or exact replication of architectural styles or specific historic buildings is discouraged. Often, a contemporary interpretation of I those architectural styles seen historically will work best. 2. Maintain the setbacks and alignments of buildings in the surrounding context An important principle for new • 1 construction is to maintain the uniform setback and alignment of buildings 3. Relate to the scale of nearby historic buildings. in a block. A new building shall relate at the street level to the general size, shape and proportions of historic buildings. . Basic Principles of Historic Preservation 4 Version Date:October9,2019 Rather than imitating older buildings, a new design shall relate to the traditional design characteristics of the area while also reflecting the architecture of its time. New construction may do so by drawing upon some basic building features—such as the way in which a building is located on its site,the manner in which it relates to the street,and its basic mass,form and materials—rather than applying detailing which may or may not have been historically appropriate.Therefore, it is possible to be compatible with the historic context while also producing a design that is distinguishable as being newer. Basic Principles of Historic Preservation 5 Version Date:October9,2019 Period of Significance In most cases, a property is significant because it represents or is associated with a particular period in its history. Frequently,this begins with the construction of the building and continues through the peak of its early occupation. Building fabric and features that date from the period of significance typically contribute to the character of the structure. The Downtown Seward Historic District has a period of significance which spans 50 years (1903- 1953).Throughout this period of significance,the district has been witness to a number of buildings and additions which have become an integral part of the area. Conversely, several structures have been built or alterations have been made after this period which are generally considered non-historic and may be considered for removal or replacement. In general keep this in mind: Early alterations,additions or new construction (more than 50 years old) may have become historically significant and thus merit preservation. Many additions or alterations to buildings and districts that have taken place in the course of time are themselves evidence of the history of the building and its neighborhood and therefore may merit preservation. More recent alterations, additions or new construction that are not historically significant may be removed. 4 For example, asphalt, aluminum, vinyl or other synthetic siding may presently obscure the original siding. In this case, removal of this alteration and restoration of the original material is appropriate and strongly encouraged. 4 Most alterations less than fifty years old lack historic significance. B& H pictures would be good ;; y ' .r here with red brick Some recent additions detract from the character of a historic building and may obscure significant features. In this case,the first floor character has been altered. Because the upper portion 21 retains a high degree of integrity with distinctive detailing, restoration of the original first floor should be considered. �. Basic Principles of Historic Preservation 6 Version Date:October9,2019 Chapter 2 History and Character of Downtown Historic District Seward, Alaska With the discovery of gold in 1898 in Nome and the railroad enthusiasts to begin a "Gateway to Alaska's interior"„ permanent net commercial establishments including groceries, housing, mercantile stores and other structures began building up rapidly the new town of Seward, Alaska and it first settlers. Please refer to the Number 11 Appendices of the 2017 Seward Historic Preservation Plan which list all the national and state historic properties at this as it has now been updated. Basic information can be found in Appendix B through F History and Character of the Downtown Historic District 7 Version Date:October9,2019 Building Types and Styles Many of Seward's downtown buildings are excellent representations of _ early twentieth century commercial architecture as it evolved into the territory of Alaska. , Early 20th Century Commercial, Art Deco and Art Moderne architectural styles are found here. Some other historic buildings do not fall into any specific architectural style, but they tend to have similar characteristics which help to define the downtown's unique historic character. These characteristics include wooden storefront windows on the first floor, double hung windows on the upper stories, flat roofs and canopies over the street fronts. Cornice Vertically oriented windows Belt course Transom Canopy Storefront display windows Recessed entry Kickplate Traditional commercial storefronts in Downtown Seward include many of these features.These are consistent features among many styles in downtown. History and Character of the Downtown Historic District 7 Version Date:October9,2019 Characteristics Variety in color and texture -Texture and color is used to give the building a human scale and accentuate vertical and horizontal lines. 4 Stucco and tile combined -Colored brick or tile was used as a decorative element to accent the stucco siding. 4 Projecting sunshades—Canopies and awnings were common 'r additions to street level fronts. Rounded corner windows ~� 4 Zigzag or chevron moldings-Zigzag, chevron and diamond i patterns were often used to decorate the cornice. ::;- . ., 4 Molded metal panels or grills 4 Stylized floral patterns 4 Repetitive geometric forms 4 Carrara glass A decorative panel serves as a cap to a Several of the buildings built between 1921 and 1939 were executed in vertical attached column,or pilaster,a the Art Deco style. With its smooth surfaces, stylized motifs decorating typical Art Deco detail. the facade and vertical projections about the roof line, the Alaskati Electric Light and Power Building (1936, 134 Franklin Street) is a good i example. �} = Geometric shapes enrich cornices and * y� other facade components in the Art, 4 p s Deco style. NEED EXAMPLE OF SEWARD DETAILS i ne HiasKa tieciric ugm ano rower buiiaing. History and Character of the Downtown Historic District 21 Version .. October . • • r� History • Character of Downtown Historic Version Date:October9,2019 Chapter 3 Design Guidelines for Rehabilitation of Historic Properties This chapter presents design guidelines for the treatment of historic properties in Seward's Downtown Historic District. The guidelines are based on a "three level" approach: the first level is to preserve existing historic features,the next level is to repair deteriorating features,then, if r features are beyond repair,the final level is to replace those features in kind. This three-step sequence of treatments reflects the principles outlined in Chapter 1, in which the least intervention for a historic component is preferred.These basic guidelines for rehabilitation apply to the - property as a whole, as well as to individual building components. Further guidance about building elements is provided in subsequent chapters. Note that compliance with all of the guidelines is expected, but there may be circumstances in which a balancing of the specific guide lines maintenance of historic buildings. and their intent statements will occur in order to achieve the most appropriate preservation solution. t` Preserve Historic materials, architectural details and window and door openings contribute to the character of A structure and are referred to as character defining features. They are often closely associated with r specific architectural styles. These features shall be preserved when feasible; their continued maintenance is the best preservation method. ___ 3.1 Preserve significant stylistic and architectural features. 4 Canopies, storefront windows, cornices and decorative concrete _, . castings are examples of architectural features that should not be Protect wood siding an other wood removed or altered. 6 surfaces with a painted finish. 4 The best preservation p ure is to maintain historic features from the outset so that intervention is not required. Employ preventive measures such as rust removal, caulking, limited paint removal and reapplication of paint. These should not harm the historic materials. 4 Maintain key character-defining features. 4 Do not remove or alter architectural details that are in good condition or that can be repaired. Design Guidelines for Rehabilitation of Historic Properties 23 Version Date:October9,2019 3.2 Avoid adding elements or details that were not part of the original building. For example, details such as decorative millwork from a Late Victorian style should not be added to an Art Deco building. y , 3.3 Protect architectural details from moisture accumulation that may cause damage. Regularly check details that have surfaces which can hold moisture for long periods of time. This is especially important ��. along cornices and parapets. 3.4 Maintain original siding materials. When disassembly of a historic feature Using any material, either synthetic or conventional, to cover is required in a restoration historic material is inappropriate. Doing so would obscure the procedure, document its location so original character and change the dimensions of walls, which are that it may be repositioned particularly noticeable around door and window openings. The accurately. extra layer also could hide or cause further decay. If a property already has a non-historic building material covering the original, it is inappropriate to add another layer of new material, which would further obscure the original. Removing the covering is recommended. 3.5 Preserve original materials that show signs of wear rather than replace them when feasible. 4 All materials weather overtime and 4 Scarred finish does not represent an inferior material, but simply reflects the history and age of the building, and should be accepted as a part of the character of a historic resource. Repair In some cases, original architectural details may be deteriorated. Horizontal surfaces and windowsills are likely to show the most deterioration because they are more exposed to weather. When deterioration occurs, repair the material and any other related problems. Replacing a feature is inappropriate, when it can be repaired instead. 3.6 Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material. 4 Repair only those features 4 That are deteriorated, and a void the removal of damaged materials that can be repaired. 4 Isolated areas of damage may be stabilized or fixed. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 4 Patch, piece-in, splice, consolidate or otherwise upgrade existing materials using recognized preservation methods. 4 Protect features adjacent to the area being worked on. 4 Employ treatments such as rust removal, caulking, limited paint removal and reapplication of paint or stain. Design Guidelines for Rehabilitation of Historic Properties 24 Version Date:October9,2019 3.7 Plan repainting carefully. Always prepare a good substrate. Remove damaged or deteriorated paint only to the next intact layer, using the gentlest means possible, prior to painting. Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. 3.8 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original materials. _ When disassembly of a historic feature is required during restoration document its location so it may be repositioned "'— accurately. Always devise methods of replacing disassembled details in their original configuration. 3.9 Use technical procedures for cleaning, refinishing and repairing architectural details that will maintain the original finish. 4 When choosing preservation treatments, use the gentlest means Early 20th century. possible that will achieve the desired results. 4 Perform a test patch to determine that the cleaning method will cause no damage to the material surface. Many procedures can actually have an unanticipated negative effect upon building materials and result in accelerated deterioration or loss of character. Harsh cleaning methods, such as sandblasting, can damage the historic materials, changing their appearance. Such proced s _ are inappropriate and should be avoided. 4 If cleaning is appropriate, a low pressure water wash is preferred. �- Chemical cleaning may be considered if a test patch is first reviewed and negative effects are not found. �9 Replace 2006. While restoration of an original feature is the preferred alternative, in- kind replacement is an option when repair is not feasible. When the = original material must be replaced, using the same material as the original is preferred, but an alternative material may be considered i when it conveys characteristics similar to the original. " '`` 3.10 Replacement of an original feature should occur only if the material is beyond repair. Repairing the original is preferred, because it will maintain the integrity of the property. 3.11 Replace only the amount needed. - For example, if a few boards of lap siding are beyond repair,then only they should be replaced, not the entire wall. In-kind replacement,as seen on the roof shingles above in 2007, is an option. Design Guidelines for Rehabilitation of Historic Properties 25 Version Date:October9,2019 Replacement 3.12 Replacement of missing or deteriorated architectural elements piece should be accurate. 4 The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's history. 4 Use the same kind of material as the original when feasible. A substitute material may be appropriate if the size, scale, shape, texture, color and finish (composition) conveys the visual appearance of the original. For example, if the original material is wood clapboard, then the replacement material should be wood Where replacement of an element is as well, matching the original in size, the amount of exposed lap required, remove only those portions and in finish. that are deteriorated beyond repair. Primary building materials, such as wood siding and concrete, shall not be replaced with synthetic materials. 3.13 When reconstruction of an element is impossible, develop a new i_ _ . _ t__t- a-T_ design that is a simplified interpretation of it. T '-4 This is appropriate when in adequate information exists to f'z _ r - allow for an accurate reconstruction. - The new element shall be similar to comparable features in - i general size, shape,texture, material and finish. 3.14 Remove later covering materials that have not achieved historic Consider removing later covering significance. materials that have not achieved ' If original materials are presently covered, consider exposing historic significance. them. For example, asphalt siding that covers original wood siding should be removed. 4 Once the non-historic siding is removed, repair the original, underlying material. 4 In some cases removing a second finish may cause damage to the original and may not be desirable.Test the finish to assure that the original material underneath will not be permanently damaged. Protect and Maintain Property All historic properties in the Downtown Historic District should be maintained to prevent the need for more extensive repairs or replacement of building features in the future. Prolonged deferred maintenance results in "demolition by neglect." 3.15 Minimize the deterioration of a property. 4 Provide regular maintenance to a historic building and its site features in order to minimize the need to replace historic materials. 4 Maintain material through appropriate treatments such as caulking, limited paint removal and re-application of paint. 4 Maintain photographic documentation of the property for use in future preservation efforts. Design Guidelines for Historic Building Materials 26 Version Date:October9,2019 Chapter 4 Design Guidelines for Historic Building Materials Building materials strongly reflect the character and age of a building. The preservation and maintenance of original building materials on a See NPS Preservation Brief 16:The Use historic property is important. The following preservation guidelines of Suitable Materials on Historic Building Exteriors,for further information. apply to specific materials on historic properties. Wood Sidir I k Avoid removing siding that is in good condition or that can be repairedinplace. Remove only siding which is deteriorated and beyond repair. '- If portions ofwoodsid i ng m ust be replaced,be sure to matchthe ° - style and lap dimensions of the original. 71 F __ r� r ' I The Madsen's Rooming House(1899,369 S.Franklin Street)is a contributing structure.The storefront material is a later alteration that detracts.A more appropriate material should match the historic profile and be painted. Appropriatetypesofwoodlapsi Design Guidelines for Historic Building Materials 27 Version Date:October9,2019 4.2 Protect wood features from deterioration. 4 Provide proper drainage and ventilation to minimize decay. i 4 Maintain protective coatings to decrease damage from moisture. If the building was painted historically, it shall remain painted, "r including all trim. 4.3 Repair wood features by patching, piecing-in, consolidating or otherwise reinforcing the wood. Avoid the removal of damaged wood that can be repaired. 4.4 Use approved technical procedures to preserve, clean, or repair ---- historic materials and finishes. -- Abrasive methods, such assandblasting, are inappropriate. Afirm experienced in the cleaning of historic buildings should be match the original. hiredto adviseonthe best,lowestimpact methodof cleaning. 4.5 Original wood building materials shall not be covered. If a property already has a non-historic building material covering the original, it is in appropriate to add another layer of new material, which would further obscure the original. These materials shall be removed where feasible and when it will not cause damage to the historic material underneath. Pa i nt Buildings that were clad with lap siding were usually painted to protect the wood. Several concret structures have been painted as well .When preforming regularKnting maintenance, applying traditional color schemes is appr riate. The following guidelines apply to paint on historic buildings 4.6 Always prepare a good substrate for painting. Prior to painting, remove damaged or deteriorated paint only to the next intact layer, using the gentlest method possible. One or two paint colors are generally 4.7 Use compatible paints and only remove underlying paint layers used as accents over one where necessary. background color which unifies the . Some latex paints will not bond well to earlier oil-based paints typical painting scheme of historic without a primer coat. buildings in Downtown Seward. Note that an early paint layer may be lead-based, in which case, See NPS Preservation Brief 10: Exterior special procedures are required for its treatment. Paint Problems on Historic woodwork, 4.8 Using the historic color scheme is appropriate. If the historic for further information. scheme is not known, then an interpretation of schemes on similar historic buildings is appropriate. A single color scheme shall be use for the entire exterior so upper and lower floors and subordinate masses of a building are seen as components of a single structure. Generally, one muted color is used as a background, which unifies the composition. One or two other colors are usually used for accent, to highlight details and trim. Design Guidelines for Historic Building Materials 28 Version Date:October9,2019 Concrete and Masonry Masonry refers to construction using stone, brick, concrete, tile and similar materials. Several buildings in Downtown Seward are constructed of wood, But have been coverered by stucco. This was an early renovation by Gerhart"Stucco"Johnson and should be preserved. 4.9 Preserve concrete and masonry features that define the overall historic character of a building. , . r % 4 Examples are walls, cornices, pediments, steps, chimneys and foundations. 4 Avoid rebuilding a major portion of an exterior concrete wall that could be repaired. 4.10 Preserve the original mortar joint and masonry unit size, the tooling and bonding patterns, and the coatings and color of historic masonry. 4 Original mortar and stucco, in good condition, shall be preserved in place or repaired. . 4.11 Masonry that was not painted historically shall not be painted. 4 Brick masonry naturally has a water-protective layer, or patina, to protect it from the elements. Painting masonry walls can seal in moisture already in the masonry, not allowing it to breathe and causing extensive damage over time. be preserved. See NPSPreservation Brief 15:Preservation 4.12 Protect concrete structures from water deterioration. of Historic Concrete:Problemsand General 4 Provide proper drainage s that water does not stand on flat, Approaches,for further information. horizontal surfaces or accumulate in decorative features. • 4 Provide positive 4inage away from concrete foundations to minimize rising moisture. 4.13 Clean concrete and masonry with the gentlest methods possible. 4 Test cleaning procedures in sample patches first. 4 Low pressure water and detergent cleaning, using bristle brushes, is appropriate. 4.14 Abrasive cleaning methods, such as sand blasting, will not be allowed. 4 They may remove the water-protective outer layer of the material and thereby accelerate deterioration. Design Guidelines for Historic Building Materials 29 Version Date:October9,2019 00r- Metals Metals were used for a variety of applications including columns, { roofing, canopies and decorative features. Historically developments I, closer to the waterfront used more metal. Metal applications shall be maintained where they exist. The following guidelines apply to metal features on historic properties. 4.15 Preserve architectural metal features that contribute to the overall historic character of the building. ' Provide proper drainage on metal surfaces to minimize water " retention. Metal accent features in Downtown Maintain protective coatings, such as paint, on exposed metals. Seward. 4.16 Repair metal features by patching, splicing or otherwise reinforcing the original metal whenever possible. Pi New metal shall be compatible with the original. i 4.17 Use the gentlest cleaning method possible when removing deteriorated paint or rust from metal surfaces. Harsh,abrasive cleaning methods shall be avoided. Use approved technical procedures Cleaning Materials and Methods for cleaning, refinishing and repairing Some cleaning materials can do more harm than good. Many historic materials. Harsh cleaning cleaner scan be harsh and abrasive,often damaging historic buildings methods, such as sandblasting, can materials.When maintaining historic buildings,cleaning materials and damage the historic materials and methods which do not harm the original building materials shall be change their appearance. used. The following guide- lines apply to cleaning materials and See NPS Preservation Brief 6: Dangers of methods used on historic buildings. Abrasive Cleaning to Historic Buildings for further information. 4.18 Use the st cleaning method possibleto achieve the desired result. Abrasive methods such as sandblasting are inappropriate. Most traditional cleaning methods can be harmful. A firm experienced in the cleaning of historic buildings should be hired to advise on the best, lowest impact method of cleaning. 4.19 Use caution when repairing or removing original building materials. Many historic finish materials may contain harmful substances such as asbestos and lead. Use appropriate methods to handle these materials. 4.20 Consult The Secretary of the Interior's Standards for the Rehabilitation of Historic Building and Standards for the Treatment of Historic Properties for illustrated guidelines and further information on appropriate cleaning methods. Design Guidelines for Historic Building Materials 30 Version Date:October9,2019 Chapter 5 Design Guidelines for Historic Building Elements Individual building elements, including windows, doors, and cornices, can strongly affect the character of a building and the preservation and maintenance of the original elements is important. The following preservation guidelines apply to specific elements on historic properties. Windows The character-defining features of a historic window and its distinct materials and placement shall be preserved. In addition, a new window shall be in character with the historic building.This is especially important on primary facades and at street level. More flexibility is appropriate on non-street front walls and rear walls. 5.1 Preserve the functional and decorative features of a historic window. Features important to the character of a window include its frame, sash, muntins, mullions, glazing, sills, heads, jambs, moldings, ' `` operation and groupings of windows. Repair frames and sashes rather than replacing them,whenever conditions permit. 5.2 Preserve the position, number and arrangement of historic i windows in a building wall. 4 Enclosing a historic window opening in a key character-defining `- facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. 4 Greater flexibility in installing new windows may be considered ri on rearwalls. 5.3 Preserve the size and proportion of a historic window opening. Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. Protect and maintain the stylistic 5.4 Preserve the historic ratio of window openings to solid wall on features and proportions of a historic a primary facade. window opening. 4 Significantly increasing the amount of glass on a character defining facade will negatively affect the integrity of the See NPS Preservation Brief 9: The structure. Repair of Historic Wooden Win- Some flexibility in window ratio is appropriate for upper levels. dows,for further information. Design Guidelinesfor Historic Building Elements 31 Version Date:October9,2019 5.5 Match a replacement window to the original in its design. -- - 4 If the original is double-hung, then the replacement window shall also be double-hung, or at a minimum, appear to be so. Match the replacement also in the number and position of glass panes. 7-- 4 Matching the original design is particularly important on key character-defining facades. 5.6 In a replacement window, use materials that appear similar to the original. Using the same material as the original is preferred, especially on The appearance of window key character-defining facades. However, a substitute material components should match those of may be considered on secondary facades if the appearance of the original in dimension,profile the window components will match those of the original in and finish. dimension, profile and finish. Vinyl or aluminum clad windows may be considered on upper floors only if the original type of material is unavailable. The replacement must match the original's dimensions, detail and composition. 5.7 Match, as closely as possible, the profile of the sash and its components to that of the original window. A historic wood window may have a complex profile.Within the window's casing,the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or 4 quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 5.8 Use a storm window to enhance energy conservation rather than replace a historic window. 4 Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. 4 If a storm window is to be installed on the exterior, match the sash design of the original windows. A metal storm window may be appropriate if the frame matches the proportions and profiles of the original window. It shall fit tightly with in the window opening without the need for sub-frames or panning around the Match, as closely as possible, the perimeter. Match the color of the storm window sash with the profile of the sash and its components color of the window frame; do not use an anodized or a to that of the original window. milled (a silvery metallic)finish. Finally, set the sash of the storm window back from the plane of the wall surface as far as possible. 4 Energy conservation canal so bead dressed by regular maintenance of historic windows to be sure heat loss is minimized. Design Guidelines for Historic Building Elements 32 Version Date:October9,2019 Doors The character-defining features of a historic door and its distinct materi- als and placement shall be preserved. In addition, a new door should be in character with the historic building. This is especially important on primary facades. 5.9 Preserve the decorative and functional features of a primary entrance. - 4 Maintain features important to the character of a historic doorway. These may include the door, frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. _ 4 Avoid changing the position and function of original front doors and primary entrances. 5.10 Maintain the original proportions of a significant door. Altering its size and shape is inappropriate. • t 5.11 When a historic door is damaged, repair it and maintain its general historic appearance. If it is beyond repair, replacement may be considered. 5.12 When replacing a door, use materials that appear similar to that �1 of the original. 4 If the original was wood,then that is preferred for are placement. 4 A metal door, may be used as a replacement if it is similar in �- character and finish except on the front facade of the building 5.13 When replacing a door, at has an appearance ' similar to the origini[,doo , oo !Ntedwith the style Examples of appropriate doors of the building. '► Installing a veryornate door is discouraged,unless photographic evidence can support its use. 5.14 If energy conservation and heat loss are a concern, consider using a storm door instead of replacing a historic entry door. 4 Generally,wood storm doors are most appropriate. 4 A metal storm door may be appropriate if it is simple in design and if the frame is painted so that raw metal is not visible. 4 Energy conservation can also be addressed by regular maintenance of historic doors to be sure heat loss is not occurring. Design Guidelinesfor Historic Building Elements 33 Version Date:October9,2019 Commercial Storefronts See NPS Preservation Brief 11: Rehabilitating Historic Storefronts, Many storefronts in Seward have components seen traditionally on com- for further information. mercial buildings.The repetition of these standard elements creates a visual unity at the street that shall be preserved. a 5.15 A commercial storefront shall not be altered, obscured, or removed during a rehabilitation project, as storefronts help J j maintain street level interest for pedestrians by providing views sl 1 to goods and activities inside first floor windows. The following AIAPL commercial storefront character-defining elements shall be preserved: Display windows: The main portion of glass on the store front, where goods and services are displayed. Transom: The upper portion of the display window, separated by a frame. Kick plate: Found beneath the display window. Sometimes called bulk-head panel. Entry: Usually set back from the sidewalk in a protected recess. t` Upper story windows: Windows located above the street level. These usually have a vertical orientation. ' Cornice molding:A decorative band at the top of the building. Character-defining elements of store- fronts, including transoms, should be 5.16 If a storefront has been altered, restoring it to the original design preserved and restored. is preferred. 4 If evidence of the original design is missing, use a simplified interpretation of similar storefronts. 4 Historic photographs of Juneau and its downtown buildings are available and shall be used when determining the original character of a storefront design. 4 If the alteration has acquired historic significance in its own right it shall be maintained rather than altered further or restored to an earlier period of significance. 5.17 Alternative designs that are interpretations of traditional storefronts may be considered where the historic facade is missing and no evidence of it exists. 4 Where the original is missing and no evidence of its character exists, a new design that uses the traditional elements may be considered. 4 However, the new design shall continue to convey the character of typical storefronts, including the transparent character of the display window. 4 Greater flexibility in treatment of rear facades is appropriate. However, care shall be taken to preserve storefronts on those buildings which have traditional commercial storefronts on more than one facade, such as a corner building. The kick plate, located below the display window, adds interesting detail to the streetsca pe a nds ha I I be preserved. 4 If the original kick plate is covered with another material, Design Guidelinesfor Historic Building Elements 34 Version Date:October9,2019 consider exposing the original design. Design Guidelinesfor Historic Building Elements 35 Version Date:October9,2019 5.18 If the original kick plate is missing, develop a sympathetic W replacement design. ' Wood is an appropriate material for replacements on most styles. However, ceramic tile and masonry may also be considered � when appropriately used with the building style. I� .�. 5.19 Retain the original shape of the transom glass in historic storefronts. -------------- 4 Transoms, the upper glass band of traditional storefronts, introduce light into the depths of the building. These bands shall not be removed or enclosed. 4 The shape of the transom is important to the proportion of the ' storefront,and it should be preserved in its historic configuration. 4 If the original glass is missing, installing new glass is preferred. Preserve the historic character ot a However, if the transom must be blocked out, be certain to retain storefront when it is intact. the original proportions. i J 3 The transoms on the building above have been covered.Although they reflect the openings that were once located there,a more appropriate treatment would be to reopen transoms Design Guidelines for Historic Building Elements 36 Version Date:October9,2019 See NPS Preservation Brief 4: Roofs Roofing for Historic Buildings, for While many roofs downtown are flat and hidden, some are sloped, gable further information. forms. Where the roof itself is a significant feature, these guidelines apply. 5.20 Preserve the character of a historic roof, including its form and materials, whenever feasible. 4 Avoid altering the angle of a historic roof, maintain the perceived line and orientation of the roof as seen from the street. 4 Retain and repair roof detailing. Avoid removing historic roofing material that is in good condition. 4 Do not cover historic roof materials. 5.21 New or replacement roof materials should convey a scale and texture similar to those used tradition When replacement is necessary, use mat als that are similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 4 When choosing a roof replacement material the architectural style of the structure should be considered. J. - - - Flat roofs are the most common roof form in Downtown Seward. Design Guidelinesfor Historic Building Elements 37 Version Date:October9,2019 5.22 Preserve the original eave depth of a historic structure. The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and provide weather protection; therefore, these overhangs should be preserved. Cutting back roof rafters and soffits or in other ways altering the traditional roof overhang is inappropriate. 5.23 Avoid using conjectural materials or features on a roof. Adding features such as a widow's walk (an ornate railing around the roof ridge) on buildings where there is no evidence that one existed creates a false impression of the building's original ti _ appearance, and is inappropriate. If Cornices ' Most historic commercial buildings have cornices to cap their facades. The cornice line contributes to the i Their repetition and general alignment along a street contribute to the v sual continuity of the street. visual continuity on a block and shall be preserved. 5.24 A parapet wall, especially on a primary elevation or highly visible facade, should be preserved. When a parapetwall becomes deteriorated,there is sometimes a temptation to lower or remove it.Avoid doing this because the flashing g for the roof is often tied into the parapet, and disturbing it can cause moisture problems. 4 Inspect parapets on a regular basis. They are exposed to the weather more than other parts of the building, so watch for „ deterioration such as missing mortar or excessive moisture retention. Avoid waterproofing treatments, which can interfere with the77 parapet's natural ability to dry out quickly when it gets wet. - Cornice details in Downtown Historic 5.25 Reconstruct a missing cornice when historic evidence is Districts. available. 4 Use historic photographs to determine design details of the original cornice. 4 Replacement elements shout tch the original in every detail, especially in overall size profile Keep sheet metal ornamentation well pai 4 The substitution of another old cornice for the original may be considered, provided that the substitute is similar to the original. 5.26 A simplified interpretation is also appropriate for a replacement cornice if evidence of the original is missing. Appropriate materials include wood, concrete and stamped metal. Design Guidelinesfor Historic Building Elements 38 Version Date:October9,2019 Canopies and Awnings q Canopies are simple in detail, reflecting the character of the buildings to y i which they are attached. They are primarily flat; many of the early canopies were as wide as the sidewalk area. g Fabric awnings are simple,and fit into the building opening which they are covering. Historically these awnings were often operable (i.e.,could be rolled, raised and lowered) to accommodate changing weather patterns. Rigid fabric awnings may be considered on an historic building on a case-by-case basis bythe Cityof Seward. Canopies provide shelter over side- walks and prove very valuable in in- 5.27 Preserve existing canopies. clement weather. 4 Do not permanently remove canopies on historic structures. See NPS Preservation Brief 44: The 5.28 If a canopy has been altered, consider restoring it to the original Use of Awnings on Historic Buildings design. Repair, Replacement and New 4 Restore the historic canopy if it has been altered. Design,for further information. If an awning or canopy existed and is now missing, it should be reconstructed. See also: City and codes. 5.29 An alternative design that is an interpretation of a traditional canopy is appropriate. Where the original canopy is missing and no evidence of its character exists, a new design that uses the traditional elements I may be considered. Canopies should convey the character of typical canopies of the . - building type. Canopies should not obscure character-defining features or damage the historic fabric of the building. - -- 5.30 Awnings are only appropriate on certain building typesand styles. Historical evidence of the previous awning on the building Canopies step with the street level. must be provided in order to gain approval for locating an awning. 4 Awnings should be of rigid frame construction. Operable awnings are inappropriate. Thescaleofawningsshould bein proportion to the building, and not dominate the facade 4 The materials should be canvas or a synthetic canvas. 4 Material must be durable and able to withstand the extreme climate. 4 Awnings should have a matte finish. Glossy finishes are inappropriate. Awnings can not be lit internally. Design Guidelines for Historic Building Elements 39 Version Date:October9,2019 Balconies Balconies are not common building elements, however there are a few cases where the use of such elements has occurred. 5.31 A balcony maybe considered on an existing structure where: There is sufficient evidence showing that such an element once o e existed as an important character defining feature of the t e k structure; or It will not directly be directly visible from the public right-of-way, such as on the rear of a building. Balconies are inappropriate where they will negatively impactthe ! I historic integrity of an existing structure. L_ 5.32 A balcony should be compatible with a building's period of significance. Materials used for balconies should be appropriate to the period of significance and style of the building. Rooftop Uses Roof top uses such as patios, decks and outdoor dining may be provided as amenity spaces, however their use should not detract from the integrity of the structure or impact the quality or appearance of the streetscape. 5.33 Minimize the impact of roof top uses on the integrity of an existing structure. Roof top activity areas are inappropriate where they will negatively impact the historic character of an existing structure. 5.34 Minimize the visual impact of rooftop uses as seen from the street. 4 Setback a rooftop activity such that it is not visible from the sidewalk below. 4 Railing, umbrellas,tables, and other patio furniture should be setback. Sidewalk Street Design Guidelines for Historic Building Elements 40 Version Date:October9,2019 The rooftop use on the left side of the building includes an appropriately set back patio space.The rooftop use on the right includes a railing which is inappropriate and should beset back from the building facade. Design Guidelines for Historic Building Elements 41 Version Date:October9,2019 Mechanical Equipment and Service Utilities Equipment Iocatedon the exterior ofa historic buiI ding can detract from - the integrity of the resource .Equipment should be located where it ��=# is not visible, or only minimally so, to avoid negative impacts.The following guidelines apply to mechanical equipment and service utilities on historic buildings. 5.35 Minimize the visual impacts of satellite dishes and other rooftop as air conditioning units and other devices. exterior equipment to be visible from . Features such as satellite dishes or other roof top devices should the street. be installed in a manner such that they will not interrupt the original cornice or ridge line. 4 Flat skylights that are flush with the roof plane may be considered on the rear and sides of the roof. Locating a skylight or other device on a front roof plane should be avoided. 5.36 Locate and install standpipes and other service equipment such that they will not damage historic facade materials. Do not cut channels into historic facade materials as it may damage historic building fabric. 5.37 Minimize noise impacts of mechanical equipment and service utilities. When feasible locate equipment away from adjacent residential properties and/or buffer it. Additional noise attenuation measures should be taken if the equipment noise exceeds national standards. Design Guidelines for Historic Building Elements 41 Version Date:October9,2019 Design Guidelinesfor Historic Alterations and Additions Historic Additions See NPS Preservation Brief 14: New Some early additions may have taken on historic significance of their Exterior Additions to Historic Buildings: own. One constructed in a manner that was compatible with the Preservation Concerns, for further original building and that is associated with the period of significance information. may merit preservation in its own right. In contrast, more recent additions that detract from the character of the building may be considered for removal. 6.1 Preserve an addition that has achieved historic significance in its own right. Such an addition is usually similar in character to the original building in terms of materials,finishes and design. Adaptive Re-Use Converting a building to a new use that is different from that which its design reflects is considered to be "adaptive re-use." For example, converting a residential building to an office is adaptive re-use. A good adaptive re-use project retains the historic character of the building while accommodating its new function. 6.2 Seek uses that are compatible with the historic character of the building. Building uses that are closely related to the original use are preferred. An example would be the conversion of a residential type building to an office. This can be accomplished without radical alterations to either the interior or exterior of the structure. Design Guidelinesfor Historic Building Elements 41 Design Guidelines for Historic Alterations and Additions 41 Chapter 6 Alter,rigqveapproachest dditions. New Additions to Historic Properties A primary concern for an addition is to keep it in character with the existing building and to not significantly impact historic integrity. 6.3 An addition shall be compatible in scale,materials and character rfr with the main building. - An addition shall relate to the building in mass, scale and form. It shall be designed to remain subordinate to the main structure. ti µx•� An addition to the front of a building is inappropriate. �x�f 6.4 An addition shall not damage or obscure architecturally important features. An original two-story building, For example, the loss or alteration of a cornice line shall be before an addition. Compare with avoided. sketches below. 6.5 An addition may be made to the roof of a building if it does the following: 4 An addition shall be set back from the primary, character-defining facade, to preserve the perception of the historic scale of the building. x 4 Its design shall be modest in character, so it will not attract attention from the historic facade. The addition shall be subtly distinguishable as new. �44x 6.6 In limited circumstances, an addition may be made to the roof of ' a building and not be set back from character-defining facades, if the following criteria are met (For example, an addition shall be New addition above distinguished from the existing building. A change in material or a decorative band may accomplish this): An addition shall maintain the alignment of storefront elements, moldings, cornices and upper-story windows that exist on the main part of the building. 4 The addition shall be compatible in scale, texture and materials with the original. f/ I New addition to the rear Design Guidelines for New Construction 42 Chapter 7 Design Guidelines for New Construction The historic integrity of Seward's Downtown is nationally recognized and important to maintain. New buildings in the district must both respect the existing historic character of the district, while not creating a false sense of history in new structures that would damage the integrity of the district as a whole. Downtown Seward is not known for one specific historic period of significance, but rather developed over several periods of significance. As such, Seward has several different types of architectural styles, reflecting the times in which major phases of development took place. While no one style dominates, the majority of the buildings maintain similar qualities that serve to unify the visual quality of the district. New buildings shall follow the historic patterns of development in Seward by both reflecting the unifying visual qualities and character-defining features of the district, and by reflecting the time in which they are built. The following guidelines apply to new buildings and to alterations of non-contributing buildings in the historic district. New construction shall respect the character-defining features of the historic district and reflect the time in which they are built.This new building uses traditional components, including storefronts, canopies and transoms. While they appear similar to historic ones, these are in fact contemporary interpretations,which is appropriate. Design Guidelines for New Construction 43 Placement and orientation Chapter 7 With the exception of small gaps in the building wall that occur for pedestrian or vehicular alleyways,most structures in the historic district are built to the full width of the parcel and to the front lot line. The resulting "street wall" pattern shall be maintained in newdevelopment. 7.1 Maintain the alignment of buildings at the sidewalk edge. 4 Locate the front street wall at the sidewalk line when feasible. 4 If the building has a modern interpretation of a storefront, it shall maintain the feel of the street wall through use of architectural elements and features at the street edge. 7.2 Street facades shall span lot widths. 4 Spaces between buildings shall be kept to a minimum to maintain the street wall and sense of enclosure at the sidewalk. 4 Exceptions are for access ways to side or rear entrances. 7.3 Lots that have multiple street fronts shall be built to address each street facade. 4 Buildings on corner lots shall be built to the sidewalk on both streets o the extent possible without interfering with public safety. 4 Buildings on lots which face multiple streets shall be double fronted and bu i It to the sidewa I k at both street fronts. 4 Storefronts are appropriate along all street level facades of the buildings. 7.4 Buildings on angular lots shall be built to lot lines. The angular street pattern and the resulting non-rectilinear building forms are characteristics of Downtown Seward and new buildings may continue this pattern. Align the building front at the sidewalk edge. Building A is an inappropriate example of building placement along the sidewalk edge, since it does not align with the other buildings on the block. Building B is an appropriate example. Design Guidelines for New Construction 44 Mass, Scale and Height Patterns of building occur along the street by the repetition of similarly- _ _ -; =--- sized building elements. For example, uniform facade widths, evenly spaced along Front Street, create a rhythm that contributes to the visual continuity of the district. At a smaller size,the repetition of upper-story windows across most building fronts also creates a unifying effect. x These features and similar patterns are some of the most important characteristics of the district and shall be respected in all new construction. 7.5 Traditional spacing patterns created by the repetition of Example of new construction which uniform buildings widths along streets shall be maintained. would relate to existing historic 4 In most cases, a facade shall not exceed established widths without structures by maintaining the a clear expression of the historic pattern. alignment of horizontal features, Where a building must exceed this width,use a change in design producing a similar floor to floor features to suggest the traditional building widths. Changes in height, dividing a larger facade intosmaller modules and maintaining the facade material, window design, facade height or decorative visual scale of buildings. (Aspen,CO) details are examples of techniques that may be considered. These variations shall be expressed through the structure such that the composition appears to be a collection of smaller masses. ' 7.6 A new building shall incorporate a base, middle and a cap. _`- 4 Traditionally, buildings were composed of these three basic --; fi�.= 1- elements. Interpreting this tradition in new buildings will help --_ � reinforce the visual continuity of the area. 4 This also applies to existing, non-contributing structures. - -- - - -- 7.7 A new building shall maintain the alignment of horizontal elements along the block. Align the height of window sills, moldings and mid belt cornices with adjacent and nearby buildings. 4 Where sloped streets occur, a building facade shall step along the street(see image at bottom of page 45). Design lower building levels to express the alignment of elements seen traditionally in the district. A new building shall maintain the general alignment of horizontal elements ' 0a 'r along the block. Windowsills, moldings and mid belt cornices are � among those elements that may be seen to align. Note the alignment of ' - building elements varies by one to two feet on the sloping portions of i Franklin Street. Storefronts and canopies generally align in more - level portions of the district. Design Guidelines for New Construction 45 Mass, Scale and HeigW Floor-to-floor heights shall appear to be similar to those seen historically. 4 First floor heights shall be equal to those of the surrounding buildings. Note that first floor heights are taller than upperfloors. I 4 Design windows in new construction to appear similar in height, location and scaleto those seen historically. 7.9 Maintain the visual building scale of two to four stories in height. Develop a primary facade that is in scale and alignment with surrounding historic buildings. 4 Design the lower levels to express the alignment of elements seen The storefronts shown are appropriate traditionally in the block; where additional height is allowed, it infill examples that could occur within shall be set back to maintain the visual appearance of scale from the district.They are described below. the street level. Wood Frame Case Study: The facade is wood frame construction with a metal storefront structural system.The second story of the facade is wood lap siding with a _ profile that matches a historic wood lap siding. The kick plate is a series of — I - smooth colored concrete panels to _ complement the buildings color --- scheme.The upper story windows are double hung (wood) with wood trim _ _ The doors are solid core wood with glass panels. A horizontal canopy is supported by cables. Shadow lines denote the depth of detail within the facade design. Concrete Case Study: The first floor is cast concrete with a metal storefront structural system. The upper story is wood frame with an applied stucco finish. The base of the building is a darker colored concrete _ to complement the building's color scheme The building trim components, including the window headers, cornice and belt course, are wood. The upper story windows are , - - double hung (wood). The doors are solid core wood with glass panels. A - horizontal canopy is supported by - cables. Shadow lines denote the "— depth of detail within the facade design. Design Guidelines for New Construction 46 Building Materials Wood frame and concrete were the primary construction methods =::k; ,• used in the historic district. These methods should continue in new construction. More modern materials may also be considered when they are compatible with those used historically. 1� 7.10 New materials shall convey a sense of scale similar to that seen in historic materials. 4 Appropriately scaled materials contribute to a visually interesting — building facade. 4 Large uninterrupted expanses of featureless materials are p inappropriate. IPK 4 Metal framing can often be similar to that of wood frame methods and portray a similar scale while also reflecting modern construction Although this new infill building methods. meets basic regulations regarding height and orientation it does not Lap siding shall be similar in depth and profile to historic reflect the character and building materials. materials found in the district. Display windows should be continuous and 7.11 Building materials shall have similar characteristics as materials have kick plates. The second story used historically. projection is out of scale and there is 4 Unfinished or reflective materials shall not be used. no belt course. See sketches on 4 Polished stone and mirrored glass shall be avoided as primary previous page for appropriate materials. storefront examples. 4 Synthetic materials are discouraged, but are most appropriate in upper floors where they are less accessible. 4 Material color schemes should reflect historic patterns of one muted background color,with one or two other colors used as accents. 7.12 All materials used shall be durable and appropriate for the climate. Any new, alternative material should have a demonstrated durability in the Seward context and shall be approved by the Community Development and/or BuildingDepartment. Design Guidelines for New Construction 47 Architectural Character While it is important that new buildings and alterations become compatible with the historic context, they shall not imitate older building styles because this confuses the authenticity of the district. Visual compatibility results when the design variables in a new building are arranged to be similar to historic patterns in the area yet in ways that conveytheirown time. 7.13 New interpretations of traditional building styles are appropriate. Infill construction shall: P0011111i 4 Be a balance of new and old design. 0- 4 Draw upon the fundamental similarities among older buildings in the area without copying them.This will allow it to reflect its own time and yet be compatible with its historic neighbors. Avoid literal imitation of older historic styles. This is a good example of an infill building, although the storefront 7.14 A new building shall be compatible with architectural and scale- could be refined to further reflect the architectural character of the giving elements traditionally found in the district. district.The display windows could be ' Similar architectural massing as well as window and door patterns increased and the kick plate could are examples of scale giving elements. be reduced. Greater profile could be attained in the finish materials. 7.15 Modern interpretations of architectural features historically used are appropriate in new construction. New construction shall include architectural features used historically in the district such as store fronts and canopies at the street level, but these shall not be direct copies of those seen historically. New construction shall include -__-_-- architectural features used historically in the district such as storefronts and canopies at the street level, but these shall not be direct copies of those seen historically. Although this building complements the historic fabric, several steps could have been made to make it a better fit. This includes adding a kick plate and providing additional depth to the profile of the storefront, upper story windows, belt course and cornice. Design Guidelines for New Construction 48 Facade Elements • Storefronts Store fronts are important character defining features of the historic district,and shall be included on new buildings in the historic district. 7.16 The scale and proportions of a new storefront shall be similar I to those seen historically. + �, First floors shall be taller than upper floors. -" F� 7.17 Window patterns in storefronts shall be similar to those seen ' historically. The area of transparent material shall be roughly equal to what is seen historically. i 7.18 Alternative designs that are contemporary interpretations of storefront including kick plate and traditional storefronts may be considered. canop y,which is appropriate. 4 Modern designs that use traditional elements are appropriate. 4 The new design shall continue to convey the character of typical storefronts, including the transparent character of the display window. I _ }v The scale and proportion of storefront elements shall be similar to those seen historically. Design Guidelines for New Construction 49 Canopies Canopies are noteworthy features of the historic district and have a strong history of use. Their inclusion in the design of new construction is required by the land use code. 7.19 Building canopies are required. Canopies help unify the streetscape as well as provide refuge from inclement weather. 7.20 Mount canopies to accentuate character-defining features and window openings. 4 Canopies shall be mounted to highlight moldings that may be found above the storefront or within the storefront. _.__.., __....__ _.._., .___......_..., 4 The scale of canopies and their support systems shall be in covered by a canopy. proportion to the building, and not dominate the facade. 7.21 Use colors and materials that are compatible with the overall design of the building. 4 Canopy materials shall reflect the style and character of the building. 4 Use colors that are compatible with the overall color scheme of the facade. Solid colors or simple, muted stripe patterns are appropriate. 7.22 Canopies shall step down to maintain a consistent height over the sidewalk. Canopies shall not be angled across the building facade. 4 Some slope is appropriate to allow for run-off of precipitation. 4 Articulation in awnings and canopies is appropriate to designate the main building entry. 7.23 Projecting horizontal canopies are most appropriate. The canopy shall fit the opening of the building. 4 Odd shapes, bull nose awnings and bubble awnings are inappropriate on most structures. 4 Internal illumination is inappropriate. Simple shed shapes may be considered in some cases. Design Guidelines for New Construction 50 Balconies Balconies may be provided as amenities where their use will not impact the integrity of the district. 7.24 Balconies may be considered on new structures where: 4 They will not directly be directly visible from the public right-of- way, such as on the rear of a building. The will be supported by the building. 4 Balconies are inappropriate where they will negatively impact the historic integrity of the district. Rooftop Uses Rooftop uses such as patios, decks and outdoor dining may be provided as amenity spaces, however their location should not impact the quality or appearance of the streetscape. 7.25 Minimize the visual impact of rooftop uses as seen from the street. 4 Setback rooftop activity areas such that they are not visible from the sidewalk below. 4 Railings, umbrellas,tables and other patio furniture should not be visible from the street. Sidewalk Street Rooftop use areas should not be visible from the sidewalk below. Design Guidelines for New Construction 51 Windows j A pattern exists along the streets with the repetition of evenly-spaced, similarly-sized, upper-story windows. These windows are often double hung, and help to give buildings a sense of human scale. Using window sizes and proportions that are familiar to the pedestrian helps them to jrelate to the overall size of a building.The alignment and similar scale of windows reflect a common historic pattern that shall be continued in new development. 7.26 Upper-story windows with a vertical emphasis are required. 4 A typical upper-story window is approximately twice as tall as it is wide. Upper-story windows in new construction shall relate to the window proportions seen historically. 4 Agangeddouble-hungwindowconfigu ration isappropriate. Typically, upper-story windows are twice as tall as they are wide. This 7.27 Windows shall align with others in a block. tradition shall be continued.This may Windows, lintels and their trim elements shall align with traditional be expressed in a variety of ways.See buildings on the block. the examples below. 7.28 Materials used in and around windows shall be similar inscale and proportion to those used historically. Tinted or reflective glass is inappropriate. The use of wood windows is appropriate.The depth of the profile should be very similar to those seen historically. 1 Upper-story windows with vertical emphasis are required. oil L. Traditionally windows have a sense of Although this new infill building is appropriately scaled with buildings in the depth as seen here. district,the window orientation, proportion, and alignment are inappropriate. The upper story windows are aligned higher then traditionally seen and the projecting central bay window and cornice are out of character. The display windows should be larger and be accompanied by kick plates. Design Guidelines for New Construction 52 Entries The repetition of recessed building entries occurring along the street in the historic district provides a rhythm of shadows along the street, which helps establish a sense of scale and invites pedestrians to enter buildings.This trend shall be continued in new construction. 7.29 A building entrance shall appear similar to those used historically. 4 Clearly define the primary entrance. 4 Recess the building entrance. 4 Choose a design similar in scale and overall character to those seen historically for a contemporary interpretation of a traditional building entry. 4 Place the primary building entrance at or near street level. A sunken terrace entrance is inappropriate as the primary access from the street. 4 Design entries to have a high degree of transparency. Design Guidelines for New Construction 53 Chapter 8 Design Guidelines for Site Design and the Public Streetscape Seward has an active downtown where pedestrians share streets with buses,automobiles and bicycles.This mix of traffic can provide a sense of excitement and enhance the pedestrian experience if all the elements are kept in balance. A unified street scape design for the 4, historic district will help maintain a sense of visual continuity while expressing the unique qualities of the Downtown Historic District.The following guidelines are applicable to new development and changes to existing non-contributing buildings in Downtown Seward.. 7CI u a au iv c uuw n ww n au ccu. w_ai- h ewar s active own own s reeI scene.` Design Guidelines for Site Design and the PublicStreetscape 55 Cut and Fill Site development may require cutting into relatively steep slopes .;x along with substantial excavations for foundations. While basic g engineering concerns are major issues in these cases, the visual ' impacts of these cuts can be significant. To the greatest extent possible, cutting-and-filling of sloping areas shall be avoided but, where it must occur,the visual impacts shall be minimized. Use earth berms, rock forms or stone retaining walls to minimize visual 8.1 Minimize cut-and-fill excavation that would alter the perceived impacts of hillside cuts. Use a series of natural topography. terraces with short walls to maintain ' Use earth berm for retaining walls to minimize visual impacts of the traditional sense of a hillside where cuts. Hedges and fences may also be appropriate in some feasible. locations. Simple rock walls may be considered. Exposed gabions, large, continuous surfaces of smooth raw concrete and similar structures shall beavoided. Site Retaining Walls Simple retaining walls are used in some areas where steep slopes occur. 8.2 New retaining walls shall use natural materials. Architectural block, with special texturing or color may be considered where it can be demonstrated that the result will appear to be in character with the area. 8.3 Minimize the perceived scale and mass of a new retaining wall. 4 A wall that is less than four feet is appropriate andencouraged. Consider varying the setback of individual walls to minimize the perceived overall width of a long wall. 4 Consider varying masonry patterns to provide variety in large walls where applicable. Design Guidelines for Site Design and the Public Streetscape 56 Building and Site Lighting The primary function of lighting is for safety and security. Lighting is also used to accent building character and for advertising and sales promotion. The primary goal for lighting in Seward is that it shall not be detrimental to the adjacent surroundings or the overall environment, but shall still maintain a safe environment. Lighting the sidewalk sufficiently is a goal within the district. This does not imply high levels of illumination; minimum illumination levels are more appropriate for various nighttime functions. The character and level of lighting that is used on a building is of special concern.Traditionally, exterior lights were simple in character and were used to highlight signs,entrances and first floor details. Most fixtures had f incandescent lamps that cast a color similar to daylight, were relatively =^ low in intensity and were shielded with simple shade devices. Although new lamp types may be considered,the overall effect of modest,focused Exterior lights should simple in character and used to higig simple signs, building light shall be continued. entrances, sidewalk and first floor details. 8.4 Exterior lighting shall accent, not dominate, a building facade. 4 Primary building entrances shall be the main source of illumination. 4 Secondary accents may illuminate secondary entrances, architectural details and signs. 4 The use of strobe lighting is inappropriate. 4 Seasonal string lighting is appropriate. 4 Secondary accents that may illuminate other areas of public and functional importance, such as side or rear entrances, steps and Prevent glare onto adjacent walks located along the side of the building, may be properties by using shielded and appropriate. focused light sources that direct 4 The use of recessed down lighting in canopies is appropriate. light onto the ground. The use of downlights, with the bulb fully 8.5 Minimize the visual impacts of site and architectural lighting. enclosed within the shade, or step 4 Use exterior light sources with a low level of luminescence. lights which direct light only to Use white lights that cast a similar color to daylight. walkways,is strongly encouraged. Do not wash an entire building facade in light. 4 Use lighting fixtures that are compatible with and complimentary to the building and its surroundings in terms of style, scale and :. + intensity of illumination. 4 Blinking,flashing lights and exposed strip lighting used to illuminate building facades or to outline buildings are - I*. inappropriate. 4 Interior lights to illuminate signs or canopies are inappropriate. 8.6 Use shielded and focused light sources to prevent glare. Provide shielded and focused light sources that directlight downward. Do not use high intensity light sources or cast lightdirectly upward. A sconce above the sign is an 4 Shield lighting associated with service areas,parking lots and appropriate example of an exterior parking structures. lighting fixture. Design Guidelines for Site Design and the Public Streetscape 57 8.7 Minimize impacts from service and parking area lighting. 4 Security and service are a lighting shall be discriminatingly utilized to illuminate the area for surveillance as required, yet it shall be prevented from creating a hot spot of light calling attention to it from the surrounding areas. 4 Keep parking area lighting at a human scale. All parking light fixtures shall be similar in design and shall be spaced throughout the parking area to avoid regimented placement. 8.8 Street lighting fixtures shall be consistent throughout the l - district. Unique and consistent street lighting fixtures help to unify the I: streetscape of the downtown and to mark the boundaries of the historic district. 8.9 Extensive canopy,awning and porch lighting is inappropriate. Lightingon the underside of a canopy is appropriate when it Extensive canopy, awning, and porch does not dominate the streetscape. lighting is inappropriate. (Lahaina, HI) Attach light fixtures to the building facade rather the underside of a canopy or awning. - - Mechanical Equipment and Service Utilities Utility service boxes, external fire connections,telecommunication _ devices,cables,conduits,trash and recycling storage, satellite dishes and T fans may affect the character of an area.These devices shall be screened from public view to avoid negative effects on historic resources. r 8.10 Minimize the visual and noise impacts of mechanical equipment - - on the ubIic way and surroundin nei hborhood. p Y g g f r 4 Screen equipment from view. Do not locate window equipment on a prima ry facade. y. 4 Use low-profile or recessed mechanical units on rooftops. x 4 Locate satellite dishes out of public view. dishes can detract from the historic 4 When feasible locate equipment away from adjacent residential character of the downtown when properties and/or buffer it. Additional noise attenuation visible from public right-of-ways. measures should be taken if the equipment noise exceeds national standards. 8.11 Minimize the visual impacts of utility connections and service boxes. Locate utility connections and service boxes on secondarywalls when feasible. 4 Minimize the visual impacts of trash storage and service areas. Locate service areas away from major pedestrian routes; locate them at the rear of a building, off an alley,when possible. Design Guidelines for Site Design and the Public Streetscape 58 Screen clumpsters from view. Design Guidelines for Site Design and the Public Streetscape 59 Street Furnishings Several areas of Downtown Seward already have amenities in place that enhance the pedestrian experience. New furnishings shall continue to "i , enhance the area while working with existing features. Where feasible, benches, planters, lighting, mail boxes, newspaper racks and trash receptacles shall be located in a "furnishings zone" which maintains a clearly defined pedestrian travel lane. 8.12 All street furniture in the public right-of-way shall have similar `� ri4r materials and finishes. .,t" Draw upon local character and materials for streetfurniture design. 8.13 Street furnishings shall be simple in character. . Avoid highly ornate designs which could misrepresent the history of the area. PPW Street furnishing shall be simple in character,such as this bench. — --_ Street furnishings such as these decorative light fixtures can add to the character of the streetscape. Design Guidelines for Site Design and the Public Streetscape 60 Sidewalks Early photographs of Downtown Seward show simple concrete sidewalks which provide a visual unity to the area.This tradition shall be continued. A clear and safe pedestrian travel lane shall be kept clear of all merchandise 8.14 Sidewalk design shall reflect the character of its historic context. - Sidewalk designs shall be modest in character Sidewalks shall be attached to the curb. Decorative paving can help to define key intersections and aid in way 815 The main sidewalk paving shall be a simple concrete finish. finding. Broom-finished,grey concrete is preferred for the predominant material. 4 Decorative paving may be used to define special functional areas such as key intersections, public plazas and courtyards. 4 The finish texture should comply with current accessibility requirements. 8.16 Decorative and accent paving is appropriate for key crosswalks. 4 Decorative paving at key intersections can help unify the street scape and aid in way finding throughout the district. 4 Although decorative paving is appropriate for accents at intersections, the goal for the rest of the sidewalk treatments in the district should read as a cohesive system. 8.17 Merchandise displayed on the sidewalk shall be kept clear ofthe public right-of-way. Merchandise such as hanging racks and display tables that occur outside of the building are not in character with the district, and shall be set back three feet from the storefront entrance. III Early photographs of Downtown Seward show simple wooden sidewalks. Design Guidelines for Site Design and the Public Streetscape 61 Chapter 10 Design Guidelines for Parking Facilities Utilizing alternative modes of transportation is encouraged in Downtown Seward; however, parking is still necessary. When accommodating parking in the downtown the primary goal is to minimize visual impacts. Surface Parking 9.1 Surface parking should be located in the interior of a block whenever possible. 4 Do not place surface lots on corner properties as they are generally more visible than interior lots and provide a sense of enclosure for intersections. Parking garages are inappropriate for historic properties. _ Site a surface lotto minimize gaps in the streetwall. 4 Place the parking to the rear of a building to preserve the architectural continuity of the street. 4 Off street parking plan must be provided by all businesses and offices on new and infill construction. 9.2 Provide a visual buffer where surface lots abut sidewalks. 4 Consider the use of a compatible wall as a screen nearthe edge of the lot. 4 Use a combination of trees and shrubs to create a landscape Parking lot providing landscaped buffer. visual buffer where it abuts a public sidewalk. (Ann Arbor, MI) Design Guidelines for Parking Facilities 63 Design Guidelines for Site Design and the Public Streetscape 62 Chapter 10 Design Guidelines forSigns A sign typically serves two functions:to attract attention and to convey information. All signs shall be consistent with the building's period of significance.All new signs shall be developed with the overall context of the building and of the area in mind.Signs shall be constructed in a mannerthat does not damage the historicfabricofthe building. Appropriate Sign Types r ri7 r r Sign types vary widely in the Downtown Historic District. The important principle is that signs do not overwhelm the --. architecture of the building. The placement, location and type of a sign are perhaps the most critical factors in maintaining the order and integrity of the district.Consistent placement of signs according to building type, size, location and even building materials creates a sense of visual continuity.The use of roof- top signs of any kind are prohibited.The following sign types are acceptable in the Downtown The only sign appearing above Historic District. the canopy or first floor level of a building should relate to the name of the building or principal 10.1 Canopy Signs use within the building. A canopy sign is a sign attached or applied to the horizontal face of a canopy. Canopy signs shall not extend below the bottom of the horizontal face or more than one foot above the horizontal face of the canopy.A sign located on a canopyface may be appropriate: 4 In areas with high pedestrian use. 4 When other signs would obscure architectural details of the structure. 10.2 Under Canopy Hanging Signs An under canopy hanging sign is a sign that hangs from the underside -- - T { d Acanopysign should not extend belowthe bottom of the horizontal face or more than 1'abovethehorizontalface. Design Guidelines forSigns 65 of a canopy or building projection, and does not employ ground support in any matter. One under canopy hanging sign is allowed per tenant per street facade. A sign of this type shall be designed and located in a similar fashion to other under canopy hanging signs on the same building, and shall: Incorporate sign brackets as a decorative orcomplementary elementof the sign and buildingdetail. 4 Be located near the business entrance,just above the door or to the side of it. Under canopy hanging signs. Note: All pertinent regulations should be reviewed when planning to use an under canopy hanging on a canopy that overhangs a public right-of-way 10.3 Facade Mounted Signs Afacade mounted sign is asign that is attached to the wall or surface of a building,which is parallel to the supporting surface.When designing and locating a sign of this type: Place the sign relatively flush with the building facade and align it with others signs on the building. 4 Place the sign within, rather than forward of, the fascia or other architectural details of the building. Decorative moldings and architectural details of the building should be used to define a sign, by locating the sign within a panel formed by moldings or • • transom panels. 4 Place the sign in a manner that does not obstruct character 0 defining features of the building. ao U Vf 0 0 10.4 Window or Doors Signs oo A window or door sign is a sign that is painted on, adhered to and/or 0 0displayed through a window or door with the intent to be viewed from theoutside.When usingthistypeofsignage the following criteria shall apply: An under canopy hanging sign is Window or door signs may occupy 10% of the storefront glass encouraged. These signs shall not and are only allowed on the first floor of a building. All window extend more than 5' from the facade and door signage in excess of the allowable 10% of the store front, nor shall they be less than 7' from above the finished sidewalk. front glass shall be counted against the overall allowed sign area for that side of the building(See graphic page 67). 10.5 Historic Building Names A historic building name or sign that is a significant part of the historic building,may contri Bute to the historic significance of the bui Idi ng a nd as such shall be preserved and not removed. Sign Composition The composition of a sign in contrast to a building's architectural detail and design are important to preserving the significance or integrity of a historic building. When designing and installing a sign the following Design Guidelines forSigns 66 shall apply: 10.6 Signsshall be subordinate to the overall building composition. 4 Scale signs to fit with the facade of the building. Locate a sign to emphasize design elements of the facade itself. Mount signage to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of moldings and transoms seen on the building. Calculate the sign area by using simple geometric shapes that define the sign. 4 Though not widely done historically, the use of symbols to portray a word, name, or idea may be considered. 4 Rooftop signs are inappropriate. This includes stand-alone or painted on signs. j 10.7 A corporate logo or color scheme may be incorporated into signage as long as signs of this nature do not alter or destroy existing architectural features or details. The Community Development Department Director shall determine the portion of the building that will be recognized as part of a corporate design,and therefore a sign. An irregularly shaped sign area is calculated by a simple geometrical shape juxtaposed on the object. I a a # 0 The total window and door sign area should not exceed 10% of the total storefront glass (grayed area). The maximum window and door sign area is shown in this example. Design Guidelines forSigns 67 Se sl&aPr�s2rvation Brief 25: The Sign Character IPreservation of Historic Signs,for further When designing a sign that will be erected in the historic district information. consideration shall be given to the proposed materials, colors and details of the sign and the building on which the sign is to be installed. 10.8 Signs shall be designed in a manner that doesn't damage the historic fabric of the building. Any sign that visually overpowers the building or obscures significant views or architectural features is inappropriate. ' 10.9 A simple sign design is preferred. Typefaces that are in keeping with those seen in historic photos or that are traditionally used are encouraged. Modern typefaces are inappropriate. Avoid hard-to-read or overly intricate typeface styles. Consider letter and painted signs on blank walls as theywere used historically. A sign shall be clearly legible. Sign Materials A sign's material shall reflect the style of the building to which it is attached and its period of significance (see Chapter 2). 10.10 Use signage materials that are compatible with the building facade. Signs shall be wood,sign-grade foam,or metal. 4 Other materials may be used as long as the material is durable and does not have a plastic appearance. 4 Signs shall be painted and shall have a matte surface finish. The use of vinyl covers or stickers are inappropriate, except in the instance of window and door signs. 4 Highly reflective materials shall not be used. Sign Lighting The sign illumination source shall be shielded to minimize glare. Light intensity shall not overpower the building or street edge. Small and discreet modern light fittings may provide an unobtrusive alternative totraditionally styled lamp units. 10.11 Use indirect lighting on signage. Directthe lighting at signage from an external,shielded lamp. 4 Warm lighting, similar to daylight, is appropriate. 4 Strobe lighting is inappropriate. 4 Internal illumination is inappropriate. 4 Halo illumination is inappropriate. Sign Installation The installation of a sign is an integral aspect in the retention of key Design Guidelines forSigns 68 architectural features and in minimizing damage to the building. 10.12 Avoid damaging or obscuring architectural details or features when installing signs. 4 Minimize the number of anchor points when feasible. 0 YC)F- 4 Install sins in a manner that does not create a public safety hazard. Sign Color J. The use of color in sign design shall be assessed in the context of the building, as well as the area, scale and form of the sign. Strong primary i colors shall be used sparingly and primarily for accent purposes. Sign panels shall avoid areas of white or cream, which visually detach the sign from the building. Color shall be used to accentuate the sign design and message, and to integrate the sign with the building. 10.13 Use colors forthe sign that are generally compatible with those Appropriate under canopy hanging of the building front. signs. 4 In general, no more than three main colors shall be used, although small amounts of additional accent colors may be appropriate. 4 Use colors and materials that are compatible with the overall color scheme of the facade 4 Select colors that offer contrast and legibility. Design Guidelines forSigns 69 arrb,itacotld(TT nd in minimizing damage to the building. UllDesign Guidelines for Off-season Display Windows Downtown Seward is a seasonal tourist destination; this creates occupancy issues because many businesses close during the off- season. Upon closing, tenants and/or business owners screen windows with butcher paper or similar types of materials to convey closure. This type of treatment has a negative impact on the streetscape, including a perception of abandonment. Exterior and interior lights are also extinguished, reinforcing the sense of closure along the street. A more appropriate approach is to consider installing a temporary window display that could block views to the interior of the store, but also convey information. For example, an interpretive photo display could be one approach that could solve this issue. Low levels of illumination could light the panels throughout the evening hours. Exterior lights that help to illuminate the sidewalk should also be maintained throughout the year. These efforts would enhance the streetscape and create a pedestrian-friendly environment year-round. 11.1 Display windows shall provide year-round interest. Windows covered by newspaper, boards or blank coverings are inappropriate (For example, a pictorial history of Seward or the building's past can be made for display during the off-season. This can take the form of banners or display boards.). ■ f � S r ■ Appendix A-73 Appendix A The Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings The Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings are general rehabilitation guidelines established by the National Park Service.These standards are policies that serve as a basis for the design principles presented in this document.The Secretary's Standards state that: 1. A property shall be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property shall be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, shall not be undertaken. 4. Changes to a property that have acquired historic significance in theirown right shall be retained and preserved. 5. Distinctive materials, features,finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired ratherthan replaced. Where the severity of deterioration requires replacement of a distinctive feature,the new feature shall match the old in design, color,texture, and,where possible, materials. Replacement of missing features shall be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible. Treatments that cause damage to historic materials shall not be used. 8. Archeological resources shall be protected and preserved in place. If such resources must be disturbed, mitigation measures shall be undertaken. Appendix A-73 9. New additions, exterior alterations,or related new construction shall not destroy historic materials, features, and spatial relationships that characterize the property.The new work shall be differentiated from the old and shall be compatible with the historic materials,features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be 11. Under taken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Design for alterations and additions to existing properties should not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material. Such design should be compatible with the size, scale, color, material and character of the property, neighborhood and environment. Appendix A-2 Appendix B Historic Preservation Briefs The Cultural Resources Department of the National Park Service, in the U.S. Department of the Interior, started a program in 1975 in which it has continued to publish a series of technical reports regarding proper preservation techniques. This series, Preservation Briefs, is a mainstay for many preservationists in the field. When considering a preservation project on any historic property these resources should be sought out. Mack, Robert C. Preservation Briefs 1: The Cleaning and Waterproof Coating of Masonry Buildings. Washington, D.C.: U.S. Government Printing Office, 1975. Mack, Robert C., de Teel Patterson Tiller and James S. Askins. Preservation Briefs 2: Repointing Mortar Joints in Historic Brick.Washington, D.C.: U.S. Government Printing Office, 1980. Baird, Smith M. Preservation Briefs 3: Conserving Energy in Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1978. Sweetser, Sarah M. Preservation Briefs 4: Roofing for Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1978. U.S. Department of the Interior. Preservation Briefs 5: Preservation of Historic Adobe Buildings. Washington, D.C.: U.S. Government Printing Office, 1978. Grimmer, Anne E. Preservation Briefs 6: Dangers of Abrasive Cleaning to Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1979. Tiller, de Teel Patterson. Preservation Briefs 7: The Preservation of Historic Glazed Architectural Terra-Cotta. Washington, D.C.: U.S. Government Printing Office, 1979. Myers, John H., revised by Gary L. Hume. Preservation Briefs 8: Aluminum and Vinyl Siding on Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1978. Myers, John H. Preservation Briefs 9: The Repair of Historic Wooden Windows. Washington, D.C.: U.S. Government Printing Office, 1981. Weeks, Kay D. and David W. Look. Preservation Briefs 10: Exterior Paint Problems on Historic Woodwork. Washington, D.C.: U.S. Government Printing Office, 1982. Appendix A-3 Jandl, H. Ward. Preservation Briefs 11: Rehabilitating Historic Storefronts. Washington, D.C.: U.S. Government Printing Office. U.S. Department of the Interior. Preservation Briefs 12:The Preservation of Historic Pigmented Structural Glass. Washington, D.C.: U.S. Government Printing Office, 1984. Park, Sharon C. Preservation Briefs 13: The Repair and Thermal Upgrading of Historic Steel Windows. Washington, D.C.: U.S. Government Printing Office. Weeks, Kay D. Preservation Briefs 14: New Exterior Additions to Historic Buildings: Preservation Concerns. Washington, D.C.: U.S. Government Printing Office, 1986. Coney,William B. and Wiss,Janney, Elstner Associates, Inc. Preservation Briefs 15: Preservation of Historic Concrete: Problems and General Approaches. Washington, D.C.: U.S. Government Printing Office. Park Sharon C. Preservation Briefs 16:The Use of Substitute Materials on Historic Building Exteriors. Washington, D.C.: U.S. Government Printing Office. Nelson, Lee H. Preservation Briefs 17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character. Washington, D.C.: U.S. Government PrintingOffice. Jandl, H.Ward. Preservation Briefs 18: Rehabilitating Interiors in Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1988. Park Sharon C. Preservation Briefs 19: The Repair and Replacement of Historic Wooden Shingle Roofs. Washington, D.C.: U.S. Government Printing Office. Auer, Michael J. Preservation Briefs 20: The Preservation of Historic Barns. Washington, D.C.: U.S. Government Printing Office, 1989. MacDonald, Marylee. Preservation Briefs 21: Repairing Historic Flat Plaster—Walls and Ceilings. Washington, D.C.: U.S. Government Printing Office, 1989. Grimmer, Anne. Preservation Briefs 22: The Preservation and Repair of Historic Stucco. Washington, D.C.: U.S. Government Printing Office, 1990. Flaharty, David. Preservation Briefs 23: Preserving Historic Ornamental Plaster. Washington, D.C.: U.S. Government Printing Office, 1990. Appendix A-4 Park, Sharon C. Preservation Briefs 24: Heating, Ventilating, and Cooling Historic Buildings: Problems and Recommended Approaches. Washington, D.C.: U.S. Government Printing Office, 1991. Auer, Michael J. Preservation Briefs 25: The Preservation of Historic Signs. Washington, D.C.: U.S. Government Printing Office, 1991. Bomberger, Bruce D. Preservation Briefs 26:The Preservation and Repair of Historic Log Buildings. Washington, D.C.: U.S. Government Printing Office,1991. Waite, John G. Preservation Briefs 27: The Maintenance and Repair of Architectural Cast Iron. Washington, D.C.: U.S. Government Printing Office, 1991. Chase, Sara B. Preservation Briefs 28: Painting Historic Interiors. Washington, D.C.: U.S. Government Printing Office, 1992. Levine, Jeffrey S. Preservation Briefs 29: The Repair, Replacement, and Maintenance of Historic Slate Roofs.Washington, D.C.: U.S. Government Printing Office, 1992. Grimmer, Anne E. and Paul K. Williams. Preservation Briefs 30: The Preservation and Repair of Historic Clay Tile Roofs. Washington, D.C.: U.S. Government Printing Office, 1992. Park, Sharon C. Preservation Briefs 31: Mothballing Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1993. Jester, Thomas C. and Sharon C. Park. Preservation Briefs 32: Making Historic Properties Accessible. Washington, D.C.: U.S. Government Printing Office, 1993. Vogel, Neal A. and Rolf Achilles. Preservation Briefs 33:The Preservation and Repair of Historic Stained and Leaded Glass. Washington, D.C.: U.S. Government Printing Office, 1993. Thornton, Jonathan and William Adair. Preservation Briefs 34: Applied Decoration for Historic Interiors: Preserving Composition Ornament. Washington, D.C.: U.S. Government Printing Office, 1994. McDonald, Travis C. Preservation Briefs 35: Understanding Old Buildings:The Process of Architectural Investigation. Washington, D.C.: U.S. Government Printing Office, 1994. Birnbaum, Charles A. Preservation Briefs 36: Protecting Cultural Landscapes: Planning, Treatment and Management of Historic Landscapes. Washington, D.C.: U.S. Government Printing Office, 1994. Appendix A-5 Park, Sharon C. and Douglas Hicks. Preservation Briefs 37: Appropriate Methods for Reducing Lead Paint Hazards in Historic Housing. Washington, D.C.: U.S. Government Printing Office, 1995. Weaver,Martin E. Preservation Briefs 38: Removing Graffiti from Historic Masonry. Washington, D.C.: U.S. Government Printing Off ice,1995. Park, Sharon C. Preservation Briefs 39: Holding the Line: Controlling Unwanted Moisture in Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1994. Grimmer, Anne E. and Kimberly A. Konrad. Preservation Briefs 40: Preserving Historic Ceramic Tile Floors. Washington, D.C.: U.S. Government Printing Office, 1995. Look, David W., AIA, Terry Wong, P.E., and Sylvia Rose Augustus. Preservation Brief 41: The Seismic Retrofit of Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1997. Piper, Richard. Preservation Brief 42: The Maintenance, Repair and Replacement of Cast Stone. Washington, D.C.: U.S. Government Printing Office, 1995. Slaton, Deborah. Preservation Brief 43: The Prepartion and Use of Historic Structures Report. Washington, D.C.: U.S. Government Printing Office, 2004. Randl, Chad. Preservation Brief 44: The Use of Awnings on Historic Buildings Repair, Replacement & New Design. Washington, D.C.: U.S. Government Printing Office, 2004. Leeke, John and Aleca Sullivan. Preservation Briefs 45: Preserving Historic Wooden Porches. Washington, D.C.: U.S. Government Printing Office, 2006. Randl, Chad. Preservation Briefs 46: The Preservation and Reuse of Historic Gas Stations. Washington, D.C.: U.S. Government Printing Office, 2006. Appendix Af Appendix C Glossary of Terms Alignment.The arrangement of objects along a straight line. Appurtenances. An additional object added to a building;typically includes vents, exhausts hoods, air conditioning units, etc. Asphalt Shingles. A type of roofing material composed of layers of saturated felt, cloth or paper, and coated with a tar, or asphalt substances` and granules. Belt Course. A horizontal board across or around a building usually enhanced with decorative molding. Board and Batten. Vertical plank siding with joints covered by narrow wood strips. f 1� Bracket. A supporting member for a projecting element or shelf, sometimes in the shape of an inverted L and sometimes as a solid piece or ' �� • , a triangular truss. (figure 1) Building. A resource created principally to shelter any form of human activity, such as a house. � •� , r:'. Canopy. A roof like projection or shelter that projects from the facade ~ of a building over the sidewalk. Clapboards. Narrow, horizontal, overlapping wooden boards, usually thicker along the bottom edge, that form the outer skin of the walls of fig.2 many wood frame buildings. The horizontal lines of the overlaps generally are from four to six inches apart in older houses. Composition Shingles. See asphalt shingles. Coping.The protective uppermost course of a wall or parapet. (figure 2) Cornice.The continuous projection at the top of a wall.The top course or molding of a wall when it serves as a crowning member. (figure 3) Doorframe. The part of a door opening to which a door is hinged. A doorframe consists of two vertical members called jambs and a horizontal top member called a lintel or head. fig.3 Appendix A-7 Double-Hung Window. A window with two sashes (the framework in which window panes are set),each moveable by means of cords and weights.(figure4) Eave. The underside of a sloping roof projecting beyond the wall of a building. (figure 5) Elevation. A mechanically accurate, "head-on" drawing of a face of a building or object, without any allowance for the effect of the laws of perspective. Any measurement on an elevation will be in a fixed proportion, or scale, to the corresponding measurement on the real building. Facade. Front or principal face of a building, any side of a building that faces a street or other open space. fig. A Fascia. A flat board with a vertical face that forms the trim along the edge of a flat roof, or along the horizontal, or "eaves," sides of a pitched roof. The rain gutter is often mounted on it. r Fenestration. The arrangement of windows and other exterior openings r r on a building. r Form. The overall shape of a structure (i.e., most structures are r rectangular in form). Frame. A window component. See window parts. �g Gable. The portion, above eave level, of an end wall of a building with a pitched or gambrel roof. In the case of a pitched roof this takes the form of a triangle.The term is also used sometimes to refer to the whole end wall. j Glazing. Fitting glass into windows and doors. I Head.The top horizontal member over a door or window opening. (figure 6) I ' Historic District. A geographically definable area of urban or rural s � character, possessing a significant concentration or continuity of site, building, structures or objects unified by past events or aesthetically by plan or physical development. ff Historic Resource.A structure or streetscape that is unique to its period of significance and as such is to be wisely managed for the benefit of present and future generations. In-Kind Replacement. To replace a feature of a building with materials ig•b of the same characteristics, such as material,texture, color, etc. Appendix A-8 Integrity. A property retains its integrity, if a sufficient percentage of the structure dates from the period of significance. The majority of a building's structural system and materials should date from the period of significance and its character defining features also should remain intact. These may include architectural details, such as dormers and porches, ornamental brackets and moldings and materials, as well as the overall mass and form of the building. Kick plate. Found beneath the display window. Sometimes called bulk- head panel. (figure 7) fig.7 Landmark. Any of the following which have a special historical, architectural, cultural, aesthetic or engineering interest or value of a historical nature: V .• . 1. An individual structure or portion thereof; :'f•.•• . 2. An integrated group of structures on a single lot; ¢•f: .:r f ;fff •� 3. A site, or portion thereof;or f�•;.r 4. Any combination thereof. �'�f•.f f• Lap Siding. See clapboards. Mass.The physical size and bulk of a structure. I 'N IL 1� �f' Masonry. Construction materials such as stone, brick, concrete block or ••�:;%f tile. fig.8 Material. As related to the determination of "integrity" of a property, material refers to the physical elements that were combined or deposited in a particular pattern or configuration to form a historic resource. Module. The appearance of a single facade plane, despite being part of a larger building. One large building can incorporate several building modules. Molding. A decorative band or strip of material with a constant profile or section designed to cast interesting shadows. It is generally used in cornices and as trim around window and door openings. (figure 8) Muntin. A bar member supporting and separating panes of glass in a window or door. Opaque Fence. A fence that one cannot see through. Orientation. Generally, orientation refers to the manner in which a building relates to the street.The entrance to the building plays a large role in the orientation of a building; whereas, it should face the street. Panel. A sunken or raised portion of a door with a frame-like border. Appendix A-9 Parapet. An upward extension of a building wall above the roofline, f ' sometimes ornamented and sometimes plain, used to give a building a • greater feeling of height or a better sense of proportion. (figure 9) r ' r • Period of Significance. Span of time in which a property attained the II significance. .ti I Post. A piece of wood, metal, etc., usually long and square or cylindrical, •' a set upright to support a building, sign,gate, etc.; pillar; pole. (figure 10) .ti •� Preservation. The act or process of applying measures to sustain the existing form, integrity and materials of a building or structure, and fig. 9 the existing form and vegetative cover of a site. It may include initial stabilization work, where necessary, as well as ongoing maintenance of the historic building materials. 1 Protection. The act or process of applying measures designed to affect the physical condition of a property by defending or guarding it from deterioration, or to cover or shield the property from danger of injury. In the case of buildings and structures, such treatment is generally of a temporary nature and anticipates future historic preservation treatment; in i the case of archaeological sites,the protective measure may be temporary I r - '� or permanent. r + Reconstruction. The act or process of reproducing by new construction . r the exact form and detail of a vanished building, structure or object, or tiff'• .,� � r part thereof, as it appeared at a specific period of time. fig. 10 •'f� Rehabilitation. The act or process of returning a property to a state of utility through repair or alteration which makes possible an efficient contemporary use while preserving those portions or features of the property which are significant to its historical, architectural and cultural value. Renovation.The act or process of returning a property to a state of utility through repair or alteration which makes possible a contemporary use. Restoration. The act or process of accurately recovering the form and details of a property and its setting as it appeared at a particular period of time by means of the removal of later work or by the replacement of missing earlier work. Sash. See window parts. Scale.The size of structure as it appears to the pedestrian. Shape.The general outline of a building or its facade. Appendix A-10 Side Light. A usually long fixed sash located beside a door or window; often found in pairs. (figure 11) Siding.The narrow horizontal or vertical wood boards that form the outer face of the walls in a traditional wood frame house. Horizontal wood �I siding is also referred to as clapboards. The term "siding" is also more loosely used to describe any material that can be applied to the outside of a building as a finish. Sill. The lowest horizontal member in a frame or opening for a window or door.Also,the lowest horizontal member in a framed wall or partition. Size.The dimensions in height and width of a building's face. Stile.A vertical piece in a panel or frame, as of a door orwindow. Stabilization. The fact or process of applying measures designed to reestablish a weather resistant enclosure and the structural stability of an fig. 11 unsafe or deteriorated property while maintaining the essential form as it exists at present. Storefont. Exterior facade of a commercial building. Includes the following architectural elements: display window, transom, kick plate, entry, cornice molding, and upper story windows. Streetscape. Generally,the streetscape refers to the character of the street, or how elements of the street form a cohesive environment. Traditional. Based on or established by the history of the area. Transom Window. A small window or series of panes above a door, or above a casement or double hung window. Vernacular. This means that a building does not have details associated with a specific architectural style, but is a simple building with modest detailing and form. Historically, factors often influencing vernacular building were things such as local building materials, local climate and building forms used by successive generations. Visual Continuity. A sense of unity or belonging together that elements of the built environment exhibit because of similarities among them. Window Parts.The moving units of a window are known as sashes and move within the fixed frame.The sash mayconsistof one large paneof glass or may be subdivided into smaller panes bythin members called muntins or glazing bars. Sometimes in nineteenth century houses windows are arranged side byside and divided by heavyvertical wood members called mullions. Appendix A-11 Appendix D Historic Resources Map h_1 IrI +41r J I asrrinaau 4l �, k� A'19 �tl .4 *d � A�• 111 I FtdrL7 A3L ti -F� k¢'Tf 15 1 shmILL{k i:dG ti� ram. %li IT �tti I? Lneelu�a+du���5+`re,�l Appendix A-12