HomeMy WebLinkAbout10152021 Historic Preservation Work Session - Downtown Historic GuidelinesHistoric Preservation Commission
Work Session Packet
Topic: Review and Discuss the Draft of the Downtown
Historic Overlay Design Guidelines
Friday, October 15, 2021
City Council Chambers Beginning at 6:15 p.m.
All public is invited to attend.
Historic Preservation Commission
WORK SESSION
October 15, 2021
TABLE OF CONTENTS
1. Memo from Chair Cheryl Seese.......................................................... Pg. 2
2. Juneau Historic Resources Advisory Committee documents submitted by Chair Cheryl
Seese......................................................................................... Pg. 3
3. DRAFT Downtown Historic Overlay GUIDELINES (October, 2021) ........... Pg. 10
Brenda please include the following in the packet! For both the Work Session and Regular Meeting.
Thanks.
"This is all subject to Commission Approval.
1equest a copy of the clerk's notes the day following any given meeting.
Ask a commissioner to act as an informal secretary being sure to capture the main points of a given
meeting. Especially during a Work Session as minutes are not required during this meeting.
Request that the whole Commission work on overlay project. Each commissioner volunteers for a part
of the various research needed. Then gather as a group at Work Sessions to process the information.
Have Blank Pages tucked into Historic Overlay as well as:
Public Advocate Group
Application Process
Enforcement
Create a Grant Library
Jesse Lee Home — be involved with Community Development as they have plans ready to carry out.
Make sure that we can be a part of the actual memorial to the Jesse Lee Home and those that lived
there and worked there. Gazebo
Contact group involved in creating the Submarine "USS ALASKA" preservation and placement
somewhere here in Seward. Moreover, ask if we can be of assistance to this all-important project since
it was in service for a time here in Seward, Alaska during World War II, which makes it an important part
of our state history."
Agenda of the City and Borough of Juneau
Historic Resources Advisory Committee
Regular Meeting — October 6, 2021
Zoom Webinar Meeting
MEMBERS
Name
Attendance
Zane Jones
Shannon Crossley
Shauna McMahon
Gary Gillette
Sarah Hieb
VACANT
Olivia Lihou
Dorene Lorenz
Chuck Smythe
STAFF
Name
Attendance
Allison Eddins
Beth McKibben
Niko Sanguinetti
I. Call to Order
II. Approval of Agenda
III. Approval of September 2021 Minutes (postponed until November)
IV. Public Comment
V. Historic District Design Review — application, workflow and checklist
VI. RFP Update
VII. Committee Comments
VIII. Adjournment
Next Meeting — November 3, 2021
Pr�
CITY AND BOROUGH OF
JUNEAU
A� 'KA S C4'1'AI
COMMUNITY DEVELOPMENT
APPLICATION FOR DOWNTOWN HISTORIC
DISTRICT DESIGN REVIEW
See reverse side for more information regarding the review process and the materials
required.
NOTE: Must be accompanied by a DEVELOPMENT PERMIT APPLICATION form.
ADDRESS:
DOES THIS PROJECT REQUIRE A BUILDING PERMIT? YES NO
WHAT IS THE HISTORICAL STATUS OF THE BULDING? (Staff will complete this section)
❑ CONTRIBUTING ❑ NON-CONTRIBUTING
WHAT BEST DESCRIBES THIS PROJECT?
❑ TYPE A - MINOR NO ALTERATION TO BUILDING STRUCTURE OR FOOTPRINT (Ex: window replacement; canopy replacement;
exterior color scheme change; siding replacement or change)
❑ TYPE B - ALTERATION TO THE BUILDING STRUCTURE OR FOOTPRINT (Ex: removing recessed entryway; adding addition to existing
building)
❑ TYPE C — NEW CONSTRUCTION
SUBMIT A NARRATIVE THAT BRIEFLY EXPLAINS THE PROJECT.
The narrative should include the following information:
• How the project will meet the applicable design standards and guidelines.
• If the project is unable to meet the design standards and guidelines, please explain why.
• Will the project impact or alter any significant exterior features of the structure? If yes, please describe which features will be
impacted or altered.
• Will the project be a restoration or replacement?
• Will the project affect the placement of outdoor mechanical equipment?
ADDITIONAL MATERIALS REQUIRED
TYPE A
• A list of materials that will be used
• Current color photograph of building being altered and adjacent buildings
• Manufacturer's data on all visible fixtures that are part of the project showing size, form, color and method of installation.
• An elevation drawing drawn to scale showing architectural details such as doorways, windows, canopy, etc.
TYPE B&C
• A list of materials that will be used
• Current color photograph of building being altered and adjacent buildings
• Manufacturer's data on all visible fixtures that are part of the project showing size, form, color and method of installation.
• A conceptual elevation drawing drawn to scale showing architectural details such as doorways, windows, canopy, etc. The
elevation drawing may need to be stamped by a licensed engineer or architect, if required by the Building Code.
• A site plan of the property drawn to scale, clearly showing streets, existing structures and all proposed changes. The site plan may
need to be stamped by a licensed engineer or architect, if required by the Building Code.
This form and all documents associated with it are public record once submitted.
FREQUENTLY ASKED QUESTIONS
What is the difference between a contributing building and a noncontributing building?
In a historic district, buildings are designated as either contributing or non-contributing. Contributing buildings contribute to the
historical significance and character of the district. In Juneau's Downtown Historic District, buildings that were constructed
between 1880 and 1940 and maintain their original character are contributing. Non-contributing buildings are those that, due
to date of construction, alterations or other factors, do no contribute to the district's historic significance or character. A list of
contributing buildings can be found here. https://auneau.org/community-development/hsd-downtown-historic-district
What kinds of changes require a Historic District Design Review?
Exterior alterations to any property located within the Downtown Historic District requires a review. Exterior alterations include
changing paint color, window replacement, adding or changing windows or doors, re -roofing, adding exterior utilities,
construction of a new addition or standalone building, alteration of a storefront, creation of a driveway or parking area, and
alteration to architectural features and other modification, such as cornices and kick plates.
What can I expect during the review process?
The review process begins when the applicant submits drawings to the Community Development Department. A Preservation
Planner will conduct an initial review of the drawings with the applicant at the time they are submitted. Once a full application
is received, the plans will be reviewed at the next Historic Resources Advisory Committee (HRAC) meeting. These are public
meetings and take place the first Wednesday of every month. If the next meeting is more than a week away, a Design Review
Subcommittee meeting may be held to review the plans. Plans will be reviewed for compliance with the Downtown Historic
District Design Standards and Guidelines. In general HRAC will review plans in order to determine the following:
• The proposed work preserves, enhances, or restores, and does not damage or destroy the exterior architectural
features of the subject property within a historic district;
• The proposed work does not adversely affect the special character or special historic, architectural, or aesthetic interest
or value of the landmark and its site, or the historic district;
• The architectural style, arrangement, texture, color, arrangement of color, and materials used for existing and proposed
structures are compatible with the character of the existing landmark and its site or the historic district.
An overview of the design standards and guidelines can be found here. (INSERT PLACE HOLDER. THIS DOCUMENT IS COMING
SOON)
What is the Historic Resources Advisory Committee?
HRAC consists of nine members appointed by the CBJ Assembly. Members include architects, archeologists, professionals
knowledgeable in the customs and language of the Tlingit, Haida and Tsimshian people, owners of locally recognized historic
properties, people familiar with the operations and issues relating to museums and the general public. HRAC is tasked with
reviewing and making recommendations about local projects that might adversely affect historic properties within the
Downtown Historic District and properties identified in the Juneau Historic and Cultural Preservation Plan.
Can I get advice about the Downtown Historic District Design Standards and Guidelines before I submit plans?
Yes, it is recommended that applicants reach out to a CBJ Preservation Planner prior to drawing up plans. Preservation Planners
are always available to work with applicants by simply coming in or calling the Community Development Department offices at
586-0753.
Why is it important to provide list of materials and the manufacturer's data?
When working on a historic building it is important to use materials that are the same as the original. When that is not possible,
materials should match the characteristics of the original. Individual building elements, including windows, doors and cornices,
strongly affect the character of a building. Maintaining these building elements will help ensure that the structure maintains its
historical integrity. If a historic structure loses too much of its original character, the structure will no longer be contributing to
the Historic District; if enough structure become non-contributing the Historic District may be removed from the National
Register of Historic Places.
u
I:\HRAC\Administration\HDDR Application\HDDR Application (003).docx Revised April 2017 - Page 2 of 3
I:\HRAC\Administration\HDDRApplication\HDDRApplication (003).docx Revised April 24, 2020- Page 3 of 3
Historic District Design Review Checklist (for HRAC Subcommittee use only)
(INSERT INSTRUCTIONS FOR HRAC AND STAFF HERE)
1. Are original building materials being used? ❑ Yes ❑ No
2. If no, do the materials look similar to the original? _ Yes U No
3. If no, what alternative materials could be used?
4. Will the project maintain the existing mass and scale of the building fagade? Yes n No
5. If no, how will the project change the existing mass and scale of the building fagade?
6. Will the project maintain the existing historical character of the building fagade? Yes ] No
7. If no, how will the project change the historical character of the building fagade?
8. What is your recommendation for this project, as presented?
❑ Approval ❑ Approval with conditions ❑ Denial
9. If you are recommending approval with conditions, what are the conditions?
10. If you are recommending denial, please list your reasons for this recommendation.
FA
Historic District Design Review — Process Flow
Step 1. Applicant applies for Building Permit
La - Govern pop-up will alert Permit Tech that building is in the Historic District and that design
review is required.
Lb — Applicant will submit completed Design Review application with required materials.
1.c - Permit Tech or Planner will review application for complete.
1.d - Design review application material is mainly the same as building permit application
materials. In addition to the building permit submittals, a current color photograph of the
building and manufacturer's data for project fixtures are required. Planners are encouraged to
assist applicant by printing current Assessor's photo and manufacturer's data (usually found
with Google search).
Step 2. Permit Tech creates HST case in Govern; Admin Assistant creates paper file
2.a — Permit Tech will place the BLD in waiting for zoning until HST recommendation is received.
2.b - HST cases is assigned by the Planning Manager to HRAC staff liaison.
Step 3. HRAC Design Review Subcommittee meeting will be scheduled.
3.a — Staff will complete the HD Design Review Checklist.
3.b - Planner will email subcommittee members a copy of the application material and HD
Design Review checklist.
3.b - Meeting should take place within 5 business days from the planner being assigned the
case.
3.c - Building Permit Review Subcommittee must be publicly noticed. Planner will work with CDD
Admin for public notice.
Step 4. Design Review Subcommittee meeting occurs.
4.a - At least 3 members need to be present for a quorum.
4.b - HRAC staff liaison and applicant are present.
4.c - Staff presents the project; applicant may add additional information; subcommittee may
ask questions of staff and applicant.
4.d - Subcommittee members will review HD Design Review checklist during the meeting.
Subcommittee members will discuss the checklist and make recommended changes.
4.e — Based on subcommittee recommendations, staff will make changes to the checklist.
Step 5. Notice of Recommendation is issued.
5.a - Staff liaison drafts Notice of Recommendation based on the checklist created in step 4.e.
5.b - NOR is sent to the subcommittee chair for review and signing.
5.c - NOR and checklist are uploaded to Govern; I: drive and kept with the case file.
Step 5A. Recommendation is approval with no modifications.
5A .a - Govern steps to approve HST are complete.
5A. b — NOR and checklist are sent to applicant.
Step 513. Recommendation is approval with conditions and conditions are met.
5B .a - Staff liaison will work with the applicant to make the suggested modifications.
513. b - Revised materials are submitted.
513. c - Staff determines if conditions are met. If staff cannot make the determination, a new
subcommittee meeting must be called.
5B.d - A revised NOR and checklist are issued when conditions have be met.
5B .e - Hold on BLD Permit is removed.
Step 5C. Recommendation is denial.
5C .a -Staff liaison will work with the applicant to make the modifications necessary for a
recommendation of approval.
5C .b - Applicant is willing to make modifications, see step 513.
5C .c - Applicant is not willing to make modification, see Director. Director will decide if BLD
permit should be denied.
9
CITY OF SEWARD
DOWNTOWN HISTORIC DISTRICT
DESIGN STANDARDS & GUIDELINES
Addendum to 2017 Historic Preservation Plan For
Implementing and Moving Forward
October 12, 2021 DRAFT
City Clerk
its]
PLACEHOLDER
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
is
Table of Contents
PLACEHOLDER
im
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 South Central Alaska. This includes the first bank in the
State located in the Brown and Hawkins, the Cable House significantly reduced communication
times to the lower 48 and is Mile 1 of the Iditarod Trail.
The importance of this area is recognized by the Secretary of the Interior with a listing of several
buildings 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.
RoWN'4,HAWKINS
1-7 Ir n fill -J
'16°j11�1!!1111"'Ifsil hl?! � iF I!�!illlil!!III!uh!!I!��+11!11
West View of 4th Avenue in June 1923 July 2019
A view looking west along 4t" 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.
13
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 preservation principles and
standards. Retaining the historic character
that exists downtown is an important goal
for Seward. The historic resources of Seward
could be 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 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 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
designated 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.
14
When to use Design Guidelines
The Design Guidelines should be consulted by 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. The following is a list of common changes that can have a
significant impact on the integrity of a historic structure:
• Construction of a new addition
• Alteration or restoration of exterior features of a historic building
• Removal or demolition, in whole or in part, of a historic building
• Alteration of a storefront
• Application of a new exterior siding material
• Addition of a new window or door opening
• Creation of a driveway or a parking area
• Application of architectural features and other miscellaneous modifications, such as
cornices and bulkheads
Where do 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 nominated by the
owner or the City of Seward even though they are outside of the designated historic district.
M
Compliance with Design Guidelines
Development within the Downtown Historic District shall comply with all of the relevant guidelines.
In some cases, there may be a conflict among the relevant guidelines. This shall be determined (a
review process to be developed) so as not to 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 its goals to preserve the historic
buildings and character of Downtown Seward.
ill
l
LLJ,
LUM
Seward's Downtown Historic District
The boundary of the Downtown Seward Historic District 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 limit.
17
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.
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18
Step 1: Conduct Historic Research
Understanding the history of a building is important
to any preservation project. An early question is:
does the building date from the period of
significance for the district? The method of
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 Preservation
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
Preservation Commission in the Seward Downtown
Historic District. The majority of a building's
structural system and its materials should date from
that time and its key character -defining features also
should remain including the overall mass and form
of the building. These key elements allow a building
to be recognized as a product of its time. 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-
contributing".
See National Park Service (NPS)
Preservation Brief 17: Architectural
Character: Identifying the Visual Aspects of
Historic Buildings as an Aid to Preserving
Their Character, for further information.
A building has historic integrity when it
maintains its original character -de -fining
features, structural system and building
materials. A comparison of historic (early
20th century) and con- temporary (2019)
photographs demonstrates that this building
retains a high degree of integrity.
iK
Definition of a Contributing Property
Contributing properties form the foundation of historic districts and are either individually eligible
for the National Register or clearly 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 public.
Often, a property may also be considered contributing if it has one or more of the following
attributes:
• Has character, interest or value as part of the local, regional, state or national history,
heritage or culture;
• Is the site of a significant historic event;
• Is identified with a person or persons who significantly contributed to the local,
regional, state or national culture and history;
• Exemplifies the cultural, economic, social or historic heritage of the community;
• Represents a distinctive architectural era;
• Embodies the distinguishing characteristics of an architectural type or specimen
• Includes the work of an architect, engineer or master builder whose individual work
has influenced the development of the community;
• 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 properties.
`411
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 early 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.
These buildings were constructed later than
the historic period of significance. They are
considered "non-contributing" properties.
`AI
Differing Degrees of Integrity
Roof Cornice
with brackets
Double -hung
windows
Clerestory
Windows
Display
Windows
Recessed Entry
Original Intact — High Degree of Integrity
��. _A�,—Simplified
-
1 Brackets
,J�-_) Replaced
Windows
Enclosed Space
JiF _ I
Kickplate
Decoration
Moderate Alteration — Retains Sufficient Degree
of Integrity
Altered Roof
Form
Altered Window
Openings
L New Siding
Clerestory
� Windows Removed
1;! -- --- Flush Entry
Non -Contributing— Integrity is Lost
This property retains a high degree of integrity: most of
the original features and materials survive. It would be
rated "Contributing."
In this case, the building has lost some of its original
features and materials and integrity has been
compromised. Nonetheless, these losses are retrievable
and therefore the building retains its historic integrity.
This building has lost nearly all of the structure's historic
fabric. It is no longer possible to adequately interpret its
historic character and, therefore, has lost its historic
integrity.
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 to occur.
St. Peter's Episcopal Church, 2020
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:
Preservation. "Preservation" is the act or process of applying measures to sustain
the existing form, integrity and material of a 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.
Rehabilitation. "Rehabilitation" is the process of returning a property to a state that
makes a contemporary use 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.
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.
Reconstruction. "Reconstruction" of a building means rebuilding a structure, or a
portion of one, that no longer exists exactly as it appeared historically.
23
Step 5: Choose 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.
6. This contemporary addition to a historic building is appropriate. The addition is set
back from 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.
The Alaska Shop and an addition.
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.
24
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. 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.
Seward's Matn.Streeljuly 15,1920. AHL(nlukx RC.11— )
Fourth Avenue in the mid-1920s (left) and in 2019 (right).
W
Criteria for Replacing Historic Features
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,
to maintain the integrity of the building.
Sometimes, under certain circumstances,
replacing the missing feature or alteration with
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 preferred treatment.
• Option B: Replace the missing or altered
feature with a contemporary but
compatible new feature.
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.
If original is missing, two options may be
considered (see below)
The original details may be recon- structed, if
good evidence is available. This is the preferred
treatment
A simplified version of the original may be
considered. Be sure to use the major lines of the
original detail.
41
Review Process
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.
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 both
Options A and B described above can be considered..
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.
Contact the City of Seward Planning and Building Departments.
Downtown Seward, AK, 2020
27
Type of work
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
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Review Process
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.
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 both
Options A and B described above can be considered..
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.
Contact the City of Seward Planning and Building Departments.
Seward's Main .S1ree(. j:z4J' 15. 1920, nnL (AIuO RH CO 1—)
Figure 12. Fourth Avenue in the mid 1920's.
29
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 importance.
Additional Information
Supplementary information is listed as bullet (•) statements.
Illustrations
Design Guidelines may be accompanied by a photograph and/or illustration that supports the
guideline language.
Design Element ,. endows and Doors
Topic Original windows and doors are important features that
help convey the character of a building. Original elements
Policy Statement o 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.
Door at Brown and
all
Chapter 1
M
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
Figure 15. Orlander Building (2020
0
0Y
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 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
Figure 15. Fourth Avenue (2020)
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 qualifyfor
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.
33
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
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 spent
on rehabilitating a building, it has a higher "multiplier effect,"
keeping more money in the local economy.
Responsibility of Ownership
The first step in planning a
preservation project is to identify
and maintain significant features
and materials.
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.
0
d�
Figure 16. Downtown Seward 2020.
34
BASIC PRINCIPLES FOR NON-CONTRIBUTING AND NEW CONSTRUCTION
Figure 18. The first step in planning a
preservation project is to identify and
maintain significant features and
materials. Inset doors are significant
features.
Y
Figure 19. Brown and Hawkins on Fourth
Avenue in Seward in the 19xxs when a brick
fagade was added. This was later removed and
restored.
There are structures in the historic district that are non-
contributing and other sites where new infill construction will
occur. For these situations, the focus of design should be on
being compatible with the historic context, and not on the
principles for treatment of a historic property that 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.
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.
The historic district remains a vital place that is mostly built,
but there are still opportunities for new development within its
boundaries. Designing a building to fit within the historic
district requires careful thought. It is 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:
Respect the design character of the nearby historic
properties. Don't try to make a new building look older
than it is. The copying or exact replication of architectural
styles or specific historic buildings is discouraged. Often, a
contemporary interpretation of those architectural styles
seen historically will work best.
Maintain the setbacks and alignments of buildings in the
surrounding context.
Relate to the scale of nearby historic buildings. A new
building shall relate at the street level to the general size ,
shape and proportions of historic buildings.
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.
B&
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:
• 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.
• Most alterations less than fifty years old lack historic significance.
Figure 19. Brown and Hawkins with red brick facade that was added in the 19xxs when it was
fashionable and then later removed to reflect thAriginal historic character.
Chapter 2
37
HISTORY AND CHARACTER OF SEWARD'S DOWNTOWN HISTORIC
DISTRICT
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.
38
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.
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Traditional commercial storefronts in Downtown Seward include many of these features. These
are consistent features among many styles in downtown.
WI
Characteristics
• Variety in color and texture - Texture and color is used to give the building a human scale and
accentuate vertical and horizontal lines.
• Stucco and tile combined - Colored brick or tile was used as a decorative element to accent the
stucco siding.
• Projecting sunshades —Canopies and awnings were common additions to street level fronts.
• Rounded corner windows
• Zigzag or chevron moldings -Zigzag, chevron and diamond patterns were often used to decorate
the cornice.
• Molded metal panels or grills
• Stylized floral patterns
• Repetitive geometric forms
• Carrara glass
Several of the buildings built between 1921 and 1939 were executed in the Art Deco style. With its
smooth surfaces, stylized motifs decorating the facade and vertical projections about the roof line,
the Alaska Electric Light and Power Building (1936, 134 Franklin Street) is a good example.
6!7 1 IW,7'�17777
he Alaska Electric Light and Power Building
Change tO Seward details
Ato]
A decorative panel serves as a cap
to a vertical attached column, or
pilaster, a typical Art Deco detail.
Geometric shapes enrich cornices
and other facade components in
the Art Deco style.
30%
55°/v
35% 30% 35%
is
Chapter 3
Figure 24. St. Peter's Episcopal Church.
239 Second Ave., Seward AK
Figure 25. 304 Second Ave, Seward AK
M
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 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.
Preservation shall be the first step
in maintenance of historic
buildings.
Note that compliance with all of the guidelines is expected, but there may be circumstances in
which a balancing of the specific guide lines and their intent statements will occur in order to
achieve the most appropriate preservation solution.
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 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
• Canopies, storefront windows, cornices and decorative
concrete castings are examples of architectural features that
should not be removed or altered.
• The best preservation procedure 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.
• Maintain key character -defining features.
• Do not remove or alter architectural details that are in good
condition or that can be repaired.
Protect wood siding and other
wood surfaces with a painted
finish.
Clerk's Note: Suggest removing all numbering of paragraphs, sections, etc. until the content
Is settled, and then insert. 43
3.1 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.
3.2 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.
3.3 Maintain original siding materials.
Using any material, either synthetic or conventional, to cover historic material is inappropriate.
Doing so would obscure the original character and change the dimensions of walls, which are
particularly noticeable around door and window openings. The 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.
3.4 Preserve original materials that show signs of wear rather than replace them when feasible.
All materials weather over time and a 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 disassembly of a historic
feature is required in a restoration
procedure, document its location so
that it may be repositioned
accurately.
When deterioration occurs, repair the material and any other
related problems. Replacing a feature is inappropriate, when it
can be repaired instead.
3.5 Repair deteriorated primary building materials by patching,
piecing -in, consolidating or otherwise reinforcing the material.
• Repair only those features
• That are deteriorated, and a void the removal of damaged
materials that can be repaired.
• 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.
• Patch, piece -in, splice, consolidate or otherwise upgrade
existing materials using recognized preservation methods.
• Protect features adjacent to the area being worked on.
• Employ treatments such as rust removal, caulking, limited
paint removal and reapplication of paint or stain.
44
Figure 26 Early Twentieth Century
example -Juneau.
Figure 28.411 Third Ave, Seward
Figure 27. In -kind replacement, as
seen on the roof shingles above, is
an option (Juneau).
3.1 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.
3.2 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.
3.3 Use technical procedures for cleaning, refinishing and
repairing architectural details that will maintain the original
finish.
• When choosing preservation treatments, use the gentlest
means possible that will achieve the desired results.
• 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
procedures are inappropriate and should be avoided.
• 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
foundildings.
Replace
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 when it conveys
characteristics similar to the original.
3.4 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.
3.5 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.
Replacement
piece
� y
Where replacement of an element
is required, remove only those
portions that are deteriorated
beyond repair.
Consider removing later covering
materials that have not achieved
historic significance.
3.1 Replacement of missing or deteriorated architectural elements
should be accurate.
• The design should be substantiated by physical or pictorial
evidence to avoid creating a misrepresentation of the building's
history.
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 as well, matching the original in size, the amount of
exposed lap and in finish.
Primary building materials, such as wood siding and concrete,
shall not be replaced with synthetic materials.
3.2 When reconstruction of an element is impossible, develop a
new design that is a simplified interpretation of it.
This is appropriate when in adequate information exists to
allow for an accurate reconstruction.
The new element shall be similar to comparable features in
general size, shape, texture, material and finish.
3.3 Remove later covering materials that have not achieved
historic significance.
If original materials are presently covered, consider exposing
them. For example, asphalt siding that covers original wood
siding should be removed.
Once the non -historic siding is removed, repair the original,
underlying material.
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. 46
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."
3.4 Minimize the deterioration of a property.
Provide regular maintenance to a historic building and its site features in order to minimize the
need to replace historic materials.
Maintain material through appropriate treatments such as caulking, limited paint removal and
re -application of paint.
Maintain photographic documentation of the property for use in future preservation efforts.
47
Chapter 4
48
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 historic
property is important. The following preservation guidelines applyto
specific materials on historic properties.
Wood Siding III
Avoid removing siding that is in good condition or that can be repaired
in place.
Remove only the siding that is deteriorated beyond repair.
If portions of the wood siding must be replaced, be sure to match the
style and lap dimensions of the original.
4.2 Protect wood features from deterioration.
Provide proper drainage and ventilation to minimize decay.
Maintain protective coatings to decrease damage from moisture. If the
building was painted historically, it shall remain painted, 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.
�I
Appropriate types of
wood lap siding.
Figure 29.318 Second Ave, Seward is a good example of a contributing structure that
looks close to the original. Modern materials were used to mimic the historic look
while protecting the historic structure.
49
4.4 Use approved technical procedures to preserve, clean, or
repair historic materials and finishes.
Abrasive methods, such as sandblasting, are inappropriate.
A firm experienced in the cleaning of historic buildings
should be hired to advise on the best, lowest impact
method of 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.
Paint
Buildings that were clad with lap siding were usually painted to
protect the wood. Several concrete structures have been
painted as well. When preforming regular painting
maintenance, applying traditional color schemes is appropriate.
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.
4.7 Use compatible paints and only remove underlying paint
layers where necessary.
Some latex paints will not bond well to earlier oil -based
paints without a primer coat.
Note that an early paint layer may be lead -based, in which
case, special procedures are required for its treatment.
4.8 Using the historic color scheme is appropriate. If the historic
scheme is not known, then an interpretation of schemes on similar
historic buildings is appropriate.
Repair wood features by patching
or piecing -in new wood elements
that match the original.
One or two paint colors are
generally used as accents over one
background color which unifies
the typical painting scheme of
historic buildings in Downtown
Seward.
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.
6111
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 covered by stucco. This was an early renovation
by Gerhart "Stucco" Johnson and should be preserved.
4.2 Preserve concrete and masonry features that define the overall historic
character of a building.
Examples are walls, cornices, pediments, steps, chimneys and
foundations.
Avoid rebuilding a major portion of an exterior concrete wall that could
be repaired.
4.3 Preserve the original mortar joint and masonry unit size, the tooling and
bonding patterns, and the coatings and color of historic masonry.
Original mortar and stucco , in good condition, shall be preserved in
place or repaired.
Figure 32. Swetman House at 325
Fifth Ave in SewardAk. This is an
example of a building designed and
crafted by Gerhart Stucco" Johnson.
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.
4.5 Protect concrete structures from water deterioration.
Provide proper drainage s that water does not stand on flat, horizontal surfaces or accumulate in
decorative features.
Provide positive drainage away from concrete foundations to minimize rising moisture.
4.6 Clean concrete and masonry with the gentlest methods possible.
Test cleaning procedures in sample patches first.
Low pressure water and detergent cleaning, using bristle brushes, is appropriate.
4.7 Abrasive cleaning methods, such as sand blasting, will not be allowed.
They may remove the water -protective outer layer of the material and thereby accelerate
deterioration.
61
Metal accent features in
Downtown Seward.
o„ ,NMI. y�,�,.
Use approved technical
procedures for cleaning,
refinishing and repairing historic
materials. Harsh cleaning
methods, such as sandblasting,
can damage the historic materials
and change their appearance.
Metals
Metals were used for a variety of applications including columns,
roofing, canopies and decorative features. Historically
developments 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.
4.2 Preserve architectural metal features that contribute to the
overall historic character of the building.
• Provide proper drainage on metal surfaces to minimize water
retention.
• Maintain protective coatings, such as paint, on exposed
metals.
4.3 Repair metal features by patching, splicing or otherwise
reinforcing the original metal whenever possible.
• New metal shall be compatible with the original.
4.4 Use the gentlest cleaning method possible when removing
deteriorated paint or rust from metal surfaces.
• Harsh, abrasive cleaning methods shall be avoided.
Cleaning Materials and Methods
Some cleaning materials can do more harm than good. Many cleaner scan be harsh and abrasive,
often damaging historic buildings materials. When maintaining historic buildings, cleaning materials
and methods which do not harm the original building materials shall be used. The following guide-
lines apply to cleaning materials and methods used on historic buildings.
4.5 Use the gentlest cleaning method possible to 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.
6%
4.6 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.
4.7 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.
53
Chapter 5
54
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 windows
in a building wall.
• 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.
Figure 35. Ballaine House, Third Ave.
Seward, AK. Protect and maintain the
stylistic features and proportions of a
historic window opening.
• Greater flexibility in installing new windows maybe considered on
rear walls. Figure 36. 423 Third Ave, Seward, AK.
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.
5.4 Preserve the historic ratio of window openings to solid wall on a primary facade.
• Significantly increasing the amount of glass on a character defining facade will negatively affect
the integrity of the structure.
• Some flexibility in window ratio is appropriate for upper levels.
611
The appearance of window
components should match those
of the original in dimension,
profile and finish
5.1 Match a replacement window to the original in its design.
• 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.
• Matching the original design is particularly important on
key character -defining facades.
5.2 In a replacement window, use materials that appear similar
to the original.
• Using the same material as the original is preferred,
especially on key character -defining facades. However, a
substitute material may be considered on secondary
facades if the appearance of the window components will
match those of the original in 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.
5.3 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 quarters of
inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
5.4 Use a storm window to enhance energy conservation rather
than replace a historic window.
• Install a storm window on the interior, when feasible. This
will allow the character of the original window to be seen
Match, as closely as possible, the from the public way.
profile of the sash and its
components to that of the original If a storm window is to be installed on the exterior, match
window. 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 perimeter. Match the color of the storm
window sash with the color of the window frame; do not use an anodized or a 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.
• Energy conservation canal so bead dressed by regular maintenance of historic windows to be sure
heat loss is minimized
611
Doors
The character -defining features of a historic door and its distinct
materials 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
5.1 Preserve the decorative and functional features of a primary entrance
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.
Avoid changing the position and function of original front doors and
primary entrances.
5.2 Maintain the original proportions of a significant door.
• Altering its size and shape is inappropriate.
5.3 When a historic door is damaged, repair it and maintain its
general historic appearance.
• If it is beyond repair, replacement may be considered.
5.4 When replacing a door, use materials that appear similar to
that of the original.
• If the original was wood, then that is preferred for are placement.
• A metal door, may be used as a replacement if it is similar in
character and finish except on the front fa4ade of the building.
Figure 39. Door at Brown and Hawkins on
Fourth Ave, Seward. This building is on the
National Register of Historic Places.
Figure 40. Door at Brown and
Hawkins on Fourth Ave, Seward. This
building is on the National Register of
Historic Places.
5.5 When replacing a door, use a design that has an appearance similar to the original door, or a
door associated with the style of the building.
• Installing a very ornate door is discouraged, unless photographic evidence can support its use.
5.6 If energy conservation and heat loss are a concern, consider using a storm door instead of
replacing a historic entry door.
Generally, wood storm doors are most appropriate.
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.
• Energy conservation can also be addressed by regular maintenance of historic doors to be sure
heat loss is not occurring.
57
Figure 41.. Brown and Hawkins, Fourth
Ave, Seward AK. Character -defining
elements of store -fronts, including
transoms, should be preserved, and
restored.
Osbo Building, Fourth Ave.
Commercial Storefronts
Many storefronts in Seward have components seen traditionally
on commercial buildings. The repetition of these standard
elements creates a visual unity at the street that shall be
preserved.
5.1 A commercial storefront shall not be altered, obscured, or
removed during a rehabilitation project, as storefronts help
maintain street level interest for pedestrians by providing views to
goods and activities inside first floor windows. The following
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.
• 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.
5.2 If a storefront has been altered, restoring it to the original design is preferred.
• If evidence of the original design is missing, use a simplified interpretation of similar storefronts.
• Historic photographs of Juneau and its downtown buildings are available and shall be used when
determining the original character of a storefront design.
• 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.
5.3 Alternative designs that are interpretations of traditional storefronts may be considered where
the historic facade is missing and no evidence of it exists.
• Where the original is missing and no evidence of its character exists, a new design that uses the
traditional elements may be considered.
• However, the new design shall continue to convey the character of typical storefronts, including
the transparent character of the display window.
• 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 streetscape and
shall be preserved.
• If the original kick plate is covered with another material, consider exposing the original design.
58
Preserve the historic character of
a storefront when it is intact.
5.1 If the original kick plate is missing, develop a sympathetic
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.
5.2 Retain the original shape of the transom glass in historic
storefronts.
• Transoms, the upper glass band of traditional storefronts,
introduce light into the depths of the building. These bands
shall not be removed or enclosed.
• The shape of the transom is important to the proportion of
the storefront, and it should be preserved in its historic
configuration.
• If the original glass is missing, installing new glass is preferred. However, if the transom must be
blocked out, be certain to retain the original proportions.
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.
6T]
Roofs
While many roofs downtown are flat and hidden, some are sloped, gable forms. Where the roof itself
is a significant feature, these guidelines apply.
5.1 Preserve the character of a historic roof, including its form and materials, whenever feasible.
• Avoid altering the angle of a historic roof; maintain the perceived line and orientation of the
roof as seen from the street.
• Retain and repair roof detailing.
• Avoid removing historic roofing material that is in good condition.
• Do not cover historic roof materials.
5.2 New or replacement roof materials should convey a scale and texture similar to those used
traditionally.
When replacement is necessary, use materials 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.
When choosing a roof replacement material the architectural style of the structure should be
considered.
Flat roofs are the most common roof form in Downtown Seward.
[:1i1
5.1 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.
5.2 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 appearance, and is inappropriate.
Cornices
The cornice line contributes to the
visual continuity of the street.
Most historic commercial buildings have cornices to cap their facades. Their repetition and general
alignment along a street contribute to the visual continuity on a block and shall be preserved.
5.3 A parapet wall, especially on a primary elevation or highly visible facade, should be preserved.
• When a parapet wall 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.
• 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 the parapet's natural ability to dry out
quickly when it gets wet.
5.4 Reconstruct a missing cornice when historic evidence is available.
Use historic photographs to determine design details of the original cornice.
Replacement elements should match the original in every detail, especially in overall size and
profile. Keep sheet metal ornamentation well painted.
The substitution of another old cornice for the original may be considered, provided that the
substitute is similar to the original.
Cornice details in Downtown Historic Districts
5.5 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.
Canopies and Awnings
Canopies are simple in detail, reflecting the character of the buildings to which they are attached.
They are primarily flat; many of the early canopies were as wide as the sidewalk area.
Fabric awnings are simple, and fit into the building opening which they are covering. Historically
these awnings were often operable (i.e., they can be rolled, raised, or lowered) to accommodate
changing weather patterns. Rigid fabric awnings may be considered on an historic building on a case -
by -case basis by the City of Seward.
5.1 Preserve existing canopies.
• Do not permanently remove canopies on historic structures.
5.2 If a canopy has been altered, consider restoring it to the original design.
• Restore the historic canopy if it has been altered.
• If an awning or canopy existed and is now missing, it should be reconstructed.
5.3 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 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.
FA
0
Figure 48. Brown and Hawkins, Fourth
Ave, sewardAK. Canopies provide
shelter over side- walks and prove
very valuable in in- clement
weather.
Canopies step with the street level.
62
5.4 Awnings are only appropriate on certain building types and styles.
• Historical evidence of the previous awning on the building must be provided in order to gain
approval for locating an awning.
• Awnings should be of rigid frame construction. Operable awnings are inappropriate.
• The scale of awnings should be in proportion to the building, and not dominate the facade
• The materials should be canvas or a synthetic canvas.
• Material must be durable and able to withstand the extreme climate.
• Awnings should have a matte finish. Glossy finishes are inappropriate.
• Awnings can not be lit internally.
Balconies
Balconies are not common building elements, however there are a few cases where the use of such
elements has occurred.
5.1 A balcony may be considered on an existing structure where:
There is sufficient evidence showing that such an element once existed as an important character
defining feature of the 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 impact the historic integrity of an existing
structure.
5.2 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
Rooftop 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.
5.3 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.
Rooftop use areas should not be
visible from the sidewalk below.
63
5.4 Minimize the visual impact of rooftop uses as seen from the street.
• Setback a rooftop activity such that it is not visible from the sidewalk below.
• Railing, umbrellas, tables, and other patio furniture should be setback.
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 be set back from the building facade.
Mechanical Equipment and Service Utilities
Equipment located on the exterior of a historic building 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 applyto mechanical equipment and service utilities on historic
buildings.
5.1 Minimize the visual impacts of satellite dishes and other rooftop devices
Features such as satellite dishes or other roof top devices should be installed in a manner such
that they will not interrupt the original cornice or ridge line.
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.
5.2 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.
5.3 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.
64
Chapter 6
M-1
DESIGN GUIDELINES FOR HISTORIC ALTERATIONS AND ADDITIONS
Historic Additions
Some early additions may have taken on historic significance of their own. One constructed in a
manner that was compatible with the original building and that is associated with the period of
significance 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.
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.
6.1 An addition shall be compatible in scale, materials and character 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.
• An addition to the front of a building is inappropriate.
6.2 An addition shall not damage or obscure architecturally important features
• For example, the loss or alteration of a cornice line shall be avoided.
141
An original two-story building,
before an addition. Compare with
sketches below.
New addition above.
New addition to the rear.
6.3 An addition may be made to the roof of a building if it does
the following:
• An addition shall be set back from the primary, character -
defining facade, to preserve the perception of the historic
scale of the building.
• 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.
6.4 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 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.
The addition shall be compatible in scale, texture and
materials with the original
67
Chapter 7
68
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.
Placement and Orientation
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 new development.
7.1 Maintain the alignment of buildings at the sidewalk edge.
Locate the front street wall at the sidewalk line when feasible.
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.
Spaces between buildings shall be kept to a minimum to maintain the street wall and sense of
enclosure at the sidewalk.
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.
Buildings on corner lots shall be built to the sidewalk on both streets to the extent possible
without interfering with public safety.
Buildings on lots which face multiple streets shall be double fronted and built to the sidewalk at
both street fronts.
• 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.
rill
Figure 53 Align the building front at the sidewalk edge. Osbo building and Sauer dough Lodging, Fourth Ave, Seward AK
2020.
rA
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. These features and similar
patterns are some of the most important characteristics of the
district and shall be respected in all new construction.
7.1 Traditional spacing patterns created by the repetition of
uniform buildings widths along streets shall be maintained.
In most cases, a facade shall not exceed established widths
without a clear expression of the historic pattern.
Where a building must exceed this width, use a change in
design features to suggest the traditional building widths.
Changes in facade material, window design, facade height
or decorative 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.
7.2 A new building shall incorporate a base, middle, and a cap.
Traditionally, buildings were composed of these three basic
elements. Interpreting this tradition in new buildings will
help reinforce the visual continuity of the area.
This also applies to existing, non-contributing structures.
7.3 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.
Where sloped streets occur, a building facade shall step
along the street.
Example of new construction
which would relate to existing
historic structures by maintaining
the alignment of horizontal
features, producing a similar floor
to floor height, dividing a larger
facade into smaller modules and
maintaining the visual scale of
buildings. (Aspen, CO).
Figure55 Design lower building
levels to express the alignment of
elementsseen traditionally.
Russian Shop, Fourth Ave, Seward
Ak 2020
r`a
A new building shall maintain the general alignment of horizontal elements 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 Franklin Street. Storefronts and canopies generally align in more
level portions of the district.
7.1 Floor -to -floor heights shall appear to be similar to those seen historically.
First floor heights shall be equal to those of the surrounding buildings. Note that first floor
heights are taller than upper floors.
Design windows in new construction to appear similar in height, location and scale to those
seen historically.
7.2 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.
Design the lower levels to express the alignment of elements seen traditionally in the block;
where additional height is allowed, it shall be set back to maintain the visual appearance of
scale from the street level.
73
The storefronts shown are appropriate infill examples that could occur within the district. They are
described below:
oil
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
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.
74
Building Materials
Wood frame and concrete were the primary construction methods 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.
7.1 New materials shall convey a sense of scale similar to that seen in historic materials.
• Appropriately scaled materials contribute to a visually interesting building facade.
• Large uninterrupted expanses of featureless materials are inappropriate.
• Metal framing can often be similar to that of wood frame methods and portray a similar scale
while also reflecting modern construction methods.
• Lap siding shall be similar in depth and profile to historic materials.
7.2 Building materials shall have similar characteristics as materials used historically.
• Unfinished or reflective materials shall not be used.
• Polished stone and mirrored glass shall be avoided as primary materials.
• Synthetic materials are discouraged, but are most appropriate in upper floors where they are less
accessible.
• Material color schemes should reflect historic patterns of one muted background color, with one
or two other colors used as accents.
7.3 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 Building Department.
Although this new infill building
meets basic regulations regarding
height and orientation it does not
reflect the character and building
materials found in the district.
Display windows should be
continuous and have kick plates.
The second story projection is out
of scale and there is no belt
course. See sketches on previous
page for appropriate storefront
examples.
W.
This is a good example of an infill
building, although the storefront
could be refined to further reflect the
architectural character of the
district. The display windows could
be increased and the kick plate could
be reduced. Greater profile could be
attained in the finish materials.
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 convey their own time.
7.1 New interpretations of traditional building styles are
appropriate. Infill construction shall:
Be a balance of new and old design.
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.
7.2 A new building shall be compatible with architectural and scale- giving elements traditionally
found in the district.
• Similar architectural massing as well as window and door patterns are examples of scale giving
elements.
7.3 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.
Figure 60. Orlander Building, Fourth Ave,
Seward AK 2020
rcl
Fagade Elements
Store fronts are important character defining features of the
historic district, and shall be included on new buildings in the
historic district.
7.1 The scale and proportions of a new storefront shall be similar
to those seen historically.
First floors shall be taller than upper floors.
7.2 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.
A contemporary interpretation of
7.3 Alternative designs that are contemporary interpretations of a storefront including kick plate
traditional storefronts may be considered. and canopy, which is appropriate.
Modern designs that use traditional elements are appropriate.
The new design shall continue to convey the character of typical storefronts, including the
transparent character of the display window.
Figure 62. Brown and Hawkins, Fourth Ave, Seward AK 2020. The scale and proportion of
storefront elements shall be similar to those seen historically.
77
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.
7.1 Building canopies are required.
Canopies help unify the streetscape as well as provide refuge from inclement weather.
7.2 Mount canopies to accentuate character -defining features and window openings.
Canopies shall be mounted to highlight moldings that may be found above the storefront or
within the storefront.
The scale of canopies and their support systems shall be in proportion to the building, and not
dominate the facade.
7.3 Use colors and materials that are compatible with the overall design of the building.
Canopy materials shall reflect the style and character of the building.
Use colors that are compatible with the overall color scheme of the facade. Solid colors or
simple, muted stripe patterns are appropriate.
7.4 Canopies shall step down to maintain a consistent height over the sidewalk.
• Canopies shall not be angled across the building facade.
• Some slope is appropriate to allow for run-off of precipitation.
• Articulation in awnings and canopies is appropriate to designate the main building entry.
7.5 Projecting horizontal canopies are most appropriate.
• The canopy shall fit the opening of the building.
• Odd shapes, bull nose awnings and bubble awnings are inappropriate on most structures.
• Internal illumination is inappropriate.
• Simple shed shapes may be considered in some cases.
A clearly defined entry is
commonly covered by a canopy.
78
Balconies
Balconies may be provided as amenities where their use will not impact the integrity of the district.
7.1 Balconies may be considered on new structures where:
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.
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.
7.2 Minimize the visual impact of rooftop uses as seen from the street.
Setback rooftop activity areas such that they are not visible from the sidewalk below.
Railings, umbrellas, tables and other patio furniture should not be visible from the street.
Setback
Sidewalk Street Building
Rooftop use areas should not be visible from the sidewalk below.
rol
Figure 64. Brown and Hawkins, Fourth Ave, Seward AK 2020.
80
Windows
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 relate 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.
7.1 Upper -story windows with a vertical emphasis are required.
Typically, upper -story windows Atypical upper -story window is approximately twice as tall as it is
are twice as tall as they are wide. wide. Upper -story windows in new construction shall relate to
This tradition shall be continued. the window proportions seen historically.
This may be expressed in a variety A ganged double -hung window configuration is appropriate.
of ways. See the examples below.
7.2 Windows shall align with others in a block.
• Windows, lintels and their trim elements shall align with traditional buildings on the block.
7.3 Materials used in and around windows shall be similar in scale 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.
u
Upper -story windows with vertical
emphasis are required.
Traditionally, windows have a
sense of depth as seen here.
81
Although this new infill building is appropriatelyscaled with buildings in the
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.
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.
7.1 A building entrance shall appear similar to those used historically.
• Clearly define the primary entrance.
• Recess the building entrance.
• Choose a design similar in scale and overall character to those seen historically for a
contemporary interpretation of a traditional building entry.
• Place the primary building entrance at or near street level. A sunken terrace entrance is
inappropriate as the primary access from the street.
• Design entries to have a high degree of transparency.
82
Figure 69. Orlon der Building, Fourth Ave, SewardAK2020
83
Chapter 8
84
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 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.
Seward's active downtown street scene.
Cut and Fill
Site development may require cutting into relatively steep slopes along with substantial excavations
for foundations. While basic 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 a sense of scale and
invites pedestrians to enter buildings. This trend shall be continued in new construction.
8.1 Minimize cut -and -fill excavation that would alter the perceived natural topography.
Use earth berm for retaining walls to minimize visual impacts of cuts. Hedges and fences may
also be appropriate in some locations.
Simple rock walls may be considered. Exposed gabions, large, continuous surfaces of smooth
raw concrete and similar structures shall be avoided.
85
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.
A wall that is less than four feet is appropriate and encouraged.
Consider varying the setback of individual walls to minimize the perceived overall width of a
long wall.
Consider varying masonry patterns to provide variety in large walls where applicable.
Use earth berms, rockforms or stone
retaining walls to minimize visual impacts of
hillside cuts. Use a series of terraces with
short walls to maintain the traditional sense
of a hillside where feasible.
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
night time 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 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 building light shall be continued.
MI
Exterior lights should be simple in
character and used to highlight
signs, entrances, sidewalk and
first floor details.
A sconce above the sign is an
appropriate example of an
exterior lighting fixture.
8.1 Exterior lighting shall accent, not dominate, a building facade.
• Primary building entrances shall be the main source of illumination.
• Secondary accents may illuminate secondary entrances, architectural details and signs.
• The use of strobe lighting is inappropriate.
• Seasonal string lighting is appropriate.
• Secondary accents that may illuminate other areas of public and functional importance, such as
side or rear entrances, steps and walks located along the side of the building, may be
appropriate.
• The use of recessed down lighting in canopies is appropriate.
8.2 Minimize the visual impacts of site and architectural lighting.
• Use exterior light sources with a low level of luminescence.
• Use white lights that cast a similar color to daylight.
• Do not wash an entire building facade in light.
• Use lighting fixtures that are compatible with and complimentary to the building and its
surroundings in terms of style, scale and intensity of illumination.
• Blinking, flashing lights and exposed strip lighting used to illuminate building facades or to
outline buildings are inappropriate.
• Interior lights to illuminate signs or canopies are inappropriate.
Prevent glare onto adjacent properties by using
shielded and focused light sources that direct light
onto the ground. The use of downlights, with the bulb
fully enclosed within the shade, or step lights which
direct light only to walkways, is strongly encouraged.
87
8.3 Use shielded and focused light sources to prevent glare.
• Provide shielded and focused light sources that direct light downward.
• Do not use high intensity light sources or cast light directly upward.
• Shield lighting associated with service areas, parking lots and parking structures.
Extensive canopy, awning, and
porch lighting is inappropriate.
(Lahaina, HI).
8.1 Minimize impacts from service and parking area lighting.
• 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.
• 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.
8.2 Street lighting fixtures shall be consistent throughout the
district.
• Unique and consistent street lighting fixtures help to unify
the streetscape of the downtown and to mark the
boundaries of the historic district.
8.3 Extensive canopy, awning and porch lighting is inappropriate.
Lighting on the underside of a canopy is appropriate when it does not dominate the streetscape.
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 fans may affect the character of an area. These devices
shall be screened from public view to avoid negative effects on historic resources.
8.4 Minimize the visual and noise impacts of mechanical equipment on the public way and
surrounding neighborhood.
• Screen equipment from view.
• Do not locate window equipment on a primary facade.
• Use low -profile or recessed mechanical units on roof tops.
• Locate satellite dishes out of public view.
• 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.
88
8.5 Minimize the visual impacts of utility connections and
service boxes.
• Locate utility connections and service boxes on secondary
walls when feasible.
• 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.
• Screen dumpsters from view.
Street Furnishings
e
Mechanical equipment, such as
satellite dishes, can detract from
historic character when visible
from public rights -of -way.
Several areas of Downtown Seward already have amenities in place that enhance the pedestrian
experience. New furnishings shall continue to 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.
8.1 All street furniture in the public right-of-way shall have similar materials and finishes.
• Draw upon local character and materials for street furniture design.
8.2 Street furnishings shall be simple in character.
• Avoid highly ornate designs which could misrepresent the history of the area.
Figure 79. Street furnishing shall be simple in character, such as
these benches.
Figure 78. Street furnishings such as these
decorative light fixtures can add to the
character of the streetscape.
89
Street furnishings such as these
decorative light fixtures can add
to the character of the
streetscape.
0I11
Decorative paving can help to define key
intersections and aid in way finding.
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.
8.1 Sidewalk design shall reflect the character of its historic
context.
• Sidewalk designs shall be modest in character
• Sidewalks shall be attached to the curb.
8.2 The main sidewalk paving shall be a simple concrete finish.
• Broom -finished, grey concrete is preferred for the predominant material.
• Decorative paving may be used to define special functional areas such as key intersections, public
plazas and courtyards.
• The finish texture should comply with current accessibility requirements.
8.3 Decorative and accent paving is appropriate for key crosswalks.
Decorative paving at key intersections can help unify the street scape and aid in way finding
throughout the district.
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.
8.4 Merchandise displayed on the sidewalk shall be kept clear of the 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.
Early photographs of Downtown Seward show simple wooden sidewalks.
ON
Chapter 9
oil
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.
• 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 lot to minimize gaps in the street wall.
• Place the parking to the rear of a building to preserve the
architectural continuity of the street.
• 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.
Consider the use of a compatible wall as a screen near the
edge of the lot.
Parking lot providing landscaped
visual buffer where it abuts a public
sidewalk. (Ann Arbor, MI)
Use a combination of trees and shrubs to create a landscape buffer.
ON
Chapter 10
0L!
DESIGN GUIDELINES FOR SIGNS
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 manner that
does not damage the historic fabric of the building.
Figure 83. The only sign appearing above
the canopy or first floor level of a building
should relate to the name of the building
or principal use within the building.
Appropriate Sign Types
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 Historic District.
10.1 Canopy Signs: 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 canopy face may be appropriate:
In areas with high pedestrian use.
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 of a canopy or building projection, and does not employ ground support in any matter.
A canopy sign should not extend below the
bottom of the horizontal face, or more than
one foot above the horizontal face..
0161
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 or complementary element of the sign and building
detail.
Be located near the business entrance, just above the door or to the side of it.
All pertinent regulations should be reviewed when
planning to use an under canopy hanging on a canopy
that overhangs a public right-of-way patterns to provide
variety in large walls where applicable.
10.1 Facade Mounted Signs.
A facade mounted sign is a sign 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 Figure84. Under canopy hanging signs.
and align it with others signs on the building.
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.
Place the sign in a manner that does not obstruct character defining features of the building.
An under canopy hanging sign is
encouraged. These signs shall not
extend more than 5' from the
facade front nor shall they be less
than 7from above the finished
10.1 Window or Door Signs.
A window or door sign is a sign that is painted on, adhered to
and/or displayed through a window or door with the intent to
be viewed from the outside. When using this type of signage
the following criteria shall apply:
Window or door signs may occupy 10% of the storefront
glass and are only allowed on the first floor of a building.
All window and door signage in excess of the allowable
10% of the store front glass shall be counted against the
overall allowed sign area for that side of the building.
10.1 Historic Building Names.
A historic building name or sign that is a significant part of the
historic building, may contribute to the historic significance of
the building and as such shall be preserved and not removed.
sidewalk.
Oil
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 shall apply:
10.1 Signs shall be subordinate to the overall building composition.
• 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.
• Though not widely done historically, the use of symbols to portray a word, name, or idea may be
considered.
• Rooftop signs are inappropriate; this includes stand-alone or painted on signs.
An irregularly shaped sign area
is calculated by a simple
geometrical shape juxtaposed
on the object.
10.2 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.
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.
Ofl
Sign Character
When designing a sign that will be erected in the historic district 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.
10.1 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.
10.2 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 they were used historically.
Figure 88. 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 .
10.3 Use signage materials that are compatible with the building facade.
• Signs shall be wood, sign -grade foam, or metal.
• Other materials may be used as long as the material is durable and does not have a plastic
appearance.
• 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.
• Highly reflective materials shall not be used.
or-]
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 to traditionally styled lamp units.
10.4 Use indirect lighting on signage.
• Direct the lighting at signage from an external, shielded lamp.
• Warm lighting, similar to daylight, is appropriate.
• Strobe lighting is inappropriate.
• Internal illumination is inappropriate.
• Halo illumination is inappropriate
Sign Installation
The installation of a sign is an integral aspect in the retention of key architectural features and in
minimizing damage to the building.
10.1 Avoid damaging or obscuring architectural details or features when installing signs.
• Minimize the number of anchor points when feasible.
• Install sins in a manner that does not create a public safety
hazard.
Sign Color
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 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.
10.2 Use colors for the sign that are generally compatible with
those of the building front.
In general, no more than three main colors shall be used,
although small amounts of additional accent colors may be Appropriate under canopy
appropriate. hanging signs.
Use colors and materials that are compatible with the overall
color scheme of the fa4ade.
Select colors that offer contrast and legibility.
OR
Chapter 11
WIN
DESIGN GUIDELINES FOR OFF-SEASON WINDOW DISPLAYS
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 Window displays 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.
`uz
Appendices
`IIYA
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 their own 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 rather than 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.
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 undertaken 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.
11. 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 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.
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.
I[K!
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 Printing
Office.
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.
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.
`11R
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.
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 Office, 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.
WIN
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 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 substance, 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.
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 principallyto shelter any form of human activity, such as a house.
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 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.
Double -Hung Window. A window with two sashes (the framework in which window panes are set),
each moveable by a means of cords and weights.
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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.
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.
Fenestration. The arrangement of windows and other exterior openings on a building.
Form. The overall shape of a structure (i.e., most structures are rectangular in form).
Frame. A window component. See window parts.
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.
Glazing. Fitting glass into windows and doors.
Head. The top horizontal member over a door or window opening.
Historic District. A geographically definable area of urban or rural character, possessing a significant
concentration or continuity of site, building, structures or objects unified by past events or
aesthetically by plan or physical development.
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 of the same characteristics,
such as material, texture, color, etc.
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.
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Landmark. Any of the following which have a special historical, architectural, cultural, aesthetic or
engineering interest or value of a historical nature:
• An individual structure or portion thereof;
An integrated group of structures on a single lot;
A site, or portion thereof; or
Any combination thereof.
Lap Siding. See clapboards.
Mass. The physical size and bulk of a structure.
Masonry. Construction materials such as stone, brick, concrete block or tile.
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.
Parapet. An upward extension of a building wall above the roofline, sometimes ornamented and
sometimes plain, used to give a building a greater feeling of height or a better sense of proportion.
Period of Significance. Span of time in which a property attained the significance.
Post. A piece of wood, metal, etc., usually long and square or cylindrical, set upright to support a
building, sign, gate, etc.; pillar; pole.
Preservation. The act or process of applying measures to sustain the existing form, integrity and
materials of a building or structure, and 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.
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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 the case of archaeological sites, the
protective measure may be temporary or permanent.
Reconstruction. The act or process of reproducing by new construction the exact form and detail of a
vanished building, structure or object, or part thereof, as it appeared at a specific period of time.
Rehabilitation. The act or process of returning a propertyto a state of utilitythrough 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.
Side Light. A usually long fixed sash located beside a door or window; often found in pairs.
Siding. The narrow horizontal or vertical wood boards that form the outer face of the walls in a
traditional wood frame house. Horizontal wood 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 or window.
Stabilization. The fact or process of applying measures designed to reestablish a weather resistant
enclosure and the structural stability of an unsafe or deteriorated property while maintaining the
essential form as it exists at present.
Storefront. Exterior facade of a commercial building. Includes the following architectural elements:
display window, transom, kick plate, entry, cornice molding, and upper story windows.
ISO
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 may consist of one large pane of glass or may be subdivided into smaller panes by thin
members called muntins or glazing bars. Sometimes in nineteenth century houses windows are
arranged side by side and divided by heavy vertical wood members called mullions
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Brackets
Coping
Cornice
Double Hung Window
Ea ve
Head
MR
Kick Plate
Molding
Parapet
Posts
Side Lights
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Historic Resources Map
APPENDIX D
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