Monticello Design Guidelines...Utilizing design guidelines and the general standards for the...

Design GuidelinesMonticello Historic Districts

Monticello, Georgia

Acknowledgments

August 2000

Produced for:The City of MonticelloHistoric Preservation CommissionMonticello, Georgia

Produced by:Kenneth L. Kocher& Monica H. CallahanPiedmont PreservationAthens, Georgia

This project was initiated by the Monticello Historic Preservation Commission and financedin part by the City of Monticello on behalf of the current and future citizens of Monticello,Georgia. Additionally, appreciation should be expressed to the Historic Preservation Divisionof Department of Natural Resources for the staff’s helpfulness on numerous occasions. Aspecial thanks is included to Jenny Tucker Segal and Mrs. Margaret Jordan, without whoseforesight, leadership and fortitude the commission and the community would be the poorer.

This publication has been financed in part with federal funds from the National Park Service,U.S. Department of the Interior, through the Historic Preservation Division of the GeorgiaDepartment of Natural Resources. However, the contents and opinions do not necessarilyreflect the views or policies of the Department of the Interior or the Georgia Departmentof Natural Resources, nor does the mention of trade names, commercial products orconsultants constitute endorsement or recommendation by these agencies. This programreceived Federal financial assistance for identification and protection of historic properties.Under Title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of1973, and the Age Discrimination Act of 1975, as amended, the U.S. Department of theInterior prohibits discrimination on the basis of race, color, national origin, age, gender ordisability in its federally-assisted programs. If you believe you have been discriminatedagainst in any program, activity, or facility as described above, or if you desire furtherinformation, please write to: Office for Equal Opportunity, National Park Service, PostOffice Box 37127, Washington, D.C., 20013-7127.

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IntroductionPrefaceIntent StatementHistoric Preservation OrdinanceHistoric Preservation

Commission (HPC)

Historic PropertiesHistoric Resource SurveyNational Register of

Historic PlacesMonticello Historic Districts

Design Review ProcessAdministrationCommon QuestionsDesign Review Chart

Visual CharacterHistoric ContextBuilding TypesArchitectural Styles

Standards & GuidelinesSecretary of the

Interior’s StandardsGlossary

[PG 8-9] Outlines the design reviewprocess, providing a flow chart andanswers to the most common questions.

[PG 6-7] Reviews the documentation andrecognition of Monticello’s historicproperties, including national, state, andlocal programs and status.

[PG 16-21] Introduces the nationalguidelines and sets the stage for thefollowing local guidelines: Non-Residential [PG 23-55] and Residential [PG57-95]; includes a glossary of the mostcommonly used terms [PG 20-21].

[PG 10-17] Gives the historical backgroundof Monticello’s pattern of developmentand describes the types of resourcesfound in the town.

[PG 4-5] Provides a summary of thepurpose and intent of local designguidelines; reviews local preservationinitiatives, including the ordinance and theestablishment of a design review board.

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“In support an furtherance of its findings and determination that the historical,cultural, and aesthetic heritage of the City of Monticello is among its mostvalued assets,” the City of Monticello adopted a historic preservationordinance May 2, 1988. The ordinance is designed to preserve thecommunity's identity and historic character, promote harmonious growthin relationship to historic properties, to strengthen community pride andawareness of historic assets, to stabilize property values and encourageinvestment in historic areas, to capture the benefits of tourism and economicdevelopment, and to maintain and protect historic properties. By preservingits unique historic character, the City ensures that future generations willenjoy the benefits of Monticello's rich architectural heritage.

Historic Preservation Ordinance

This booklet was initiated by the Monticello Historic PreservationCommission and financed in part by the City of Monticello on behalfof its current and future citizens. The purpose of this booklet is toprovide information on local preservation measures, the design reviewprocess, and the visual character which defines Monticello’s downtownand residential areas. The remainder of the booklet outlines designguidelines for non-residential and residential areas. The guidelineslisted and illustrated herein are designed to assist decision makers ---property owners, developers, contractors, and commissioners --- indeveloping design solutions which satisfy Monticello's historicpreservation ordinances.

Intent and PurposePREFACE

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The Historic Preservation Commission Ordinance establishes the HistoricPreservation Commission (HPC), the volunteer board which serves aspart of the planning functions of the City of Monticello. The HPC is chargedwith the responsibility of initiating local designation, the design reviewprocess, public education and awareness, securing preservation relatedgrant funding, and preservation planning and research. The Commissionconsists of five appointed members, who serve three-year terms withoutmonetary compensation. Because of the work of the HPC, the City ofMonticello also qualifies as a Certified Local Government (CLG)community. CLG status enables the municipality to apply for a variety ofpreservation grant and funding opportunities at the state and federal levels.

Historic Preservation Commission

6Historic Resource Survey

Recognizing the value of its historic resources the City of Monticello initiateda Historic Resource Survey in 1988 to identify and research historicproperties within the city limits. The resulting survey report indicated thata substantial portion of the town was eligible to be listed as a district in theNational Register of Historic Places.

HISTORIC PROPERTIES

National Register of Historic PlacesFollowing a preservation study conducted by the University of Georgiathe Monticello Historic Preservation Commission contracted a historicpreservation consultant to conduct research and prepare paperwork forthe nomination of the Monticello Historic District to the National Registerof Historic Places. The proposed Monticello Historic District was favorablyreviewed by the State of Georgia and the National ParkService resultingin its designation as a National Register District in 1997.

Monticello Historic DistrictsThe National Register District boundaries served as a template for thedesignation of local districts and full protection of historic Monticello. Tothe Forsyth Street District, which was designated shortly after the MonticelloPreservation Ordinance was enacted, the Eatonton/E. Greene Street,Downtown, College Street Area, Funderburg Drive Area, Madison StreetArea, and Hillsboro/W. Washington Street Districts were added. Theseadditions brought nearly the entire National Register District under localprotection.

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The Monticello Historic Districts. The map below depicts the local historic district boundary. Propertieswithin the local historic district boundary are protected by the design review process.

8Property owners within the Monticello Historic District enjoy theadvantages of increased economic value and a built environmentprotected from unsympathetic changes. The Historic PreservationCommission (HPC) protects the rights and investments of propertyowners and business establishments through the design review process.By preserving and maintaining visual character, the HPC ensures thatcitizens and visitors alike will enjoy the benefits of Monticello’s historicbuilt environment.

Administration

What is design review?The Historic Preservation Ordinance provides for a design review process. Design review consists of the evaluationof any proposed exterior work upon a property with a designated district. Both minor and extensive projectsmust be reviewed and approved prior to beginning work. The design review process is often triggered by abuilding permit application; however, building permits can not be issued until design review is complete.Although some types of work projects, such as installation of a walkway or a satellite dish, may not require abuilding permit, design review is still required.

Which properties require design review?All designated properties require design review. Designated properties include all properties within historicdistricts and any individually designated sites. Please note that design review covers both historic and non-historic properties in a historic district. The city's Official Zoning Map shows all designated districts andproperties. A call to the City Hall can confirm whether or not a property is designated.

What type of work requires design review?All work involving a change to an exterior feature of a designated property requires design review. Projects thatphysically alter the property include but are not limited to:

> changes in site or setting, > relocation or demolition, and> repair or rehabilitation, > new construction or additions.

Neither interior alterations nor a change in the use of the property require design review. The Historic PreservationOrdinance applies only to the external aspects of the property and regulates neither zoning nor land use. TheHPC does not review planting or repainting. Ordinary maintenance does not require design review.

What is a Certificate of Appropriateness?When planning a work project, an owner must submit a completed application for a Certificate of Appropriateness(COA). Applications are available from and should be submitted to City Hall. The deadline for applications iseight days prior to the HPC’s regular meetings. Please contact City Hall for regular meeting dates and times.Utilizing design guidelines and the general standards for the rehabilitation of historic properties, the HPC mustdecide to approve or deny the application. If the application is approved, a Certificate of Appropriateness isissued and design review is complete.

What should an application include?In order that the Commission may make an informed decision, completed applications must be accompanied bysupport materials. Illustrations may include site plans, elevations, and floor plans drawn to a standard architecturalscale, e.g. 1/4 inch equals one foot. Photographs of the building, site, and neighboring properties are also helpful.Support materials may differ according to the type and size of the project. The application and support materialsmust be submitted at the same time.

DESIGN REVIEW PROCESS

The Common Questions

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What could happen if work begins before design review?If work is initiated prior to approval of a COA application or to obtaining a building permit, a stop workorder may be issued. If these requirements are not met, the property owner may face fines or an order torestore the original condition of the property.

Where can additional assistance be found?This booklet outlines design guidelines which are useful for project planning; however, the HPC does notactually develop plans or designs. Property owners are encouraged to review the design guidelines setforth in the booklet prior to planning any rehabilitation work or new construction. Familiarity with thedesign guidelines will facilitate design review. For information concerning the process or for assistancewith the preparation of the application, contact the Preservation Planner at (706) 468-8834.

Are there any other review procedures?Review of projects by the HPC may not be the only review required before work may proceed. Other citydepartments and commissions may be required to examine a project for compliance with existing zoningregulations, building codes, and sign or landscape ordinances.

Identify proposed workand property status.

Step 1:Step 1:Step 1:Step 1:Step 1: Work will not involve a change to an exterior feature:• general maintenance,• interior alterations, or• change in use of the property.

Work will involve a change to an exterior feature:• site changes, relocation, or demolition,• repair or rehabilitation, or• new construction or additions.

Apply for a Certificate of Appropriateness.Applications are available at City Hall andshould be returned eight (8) days prior tothe Historic Preservation Commission'snext scheduled meeting.

Step 2:Step 2:Step 2:Step 2:Step 2:

If a property is designated by the HistoricPreservation Ordinance as either a historic propertyor as a property within a historic district, then

Apply for a Building Permit.Proposed work must also comply withall applicable zoning, building, sign,and landscape ordinances, etc.

Step 3:Step 3:Step 3:Step 3:Step 3:

START WORK.

DenialWithdrawal

Applicants are encouraged to reapplywith applications meeting the designguidelines. However, applicants mayappeal to the City Council within fifteen(15) days of the denial in the mannerprovided by law.

If the property is not designated aseither a historic property or as aproperty within a historic district, then

Approval orApproval with Conditions

Commission Meeting:• Applicants are encouraged to attend.

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FLOFLOFLOFLOFLOW CHARW CHARW CHARW CHARW CHART FOR DESIGN REVIEWT FOR DESIGN REVIEWT FOR DESIGN REVIEWT FOR DESIGN REVIEWT FOR DESIGN REVIEW

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Located in the north-central piedmont region of Georgia, Monticello servesas the seat of Jasper County. The earliest influx of European settlers in thearea began following the land cession by the Creek Indian Nation in 1805

and continued until 1830. Following the creation of four newcounties by the state legislature, the town was officially foundedin 1807 and designated as the seat of Randolph County(subsequently renamed Jasper County) the following year.Monticello, named after Thomas Jefferson’s estate, was surveyedand laid out in 1808 in a distinctive pattern that has become knownas the “Washington Plan.” As a basic layout for many Georgiancommunities, this plan featured a central square with streetsradiating out at right angles from each other. The original citylimits were established along a one and one-half mile radius centeredupon the town square, forming the circular municipality alsocommon to Georgia.

Downtown Monticello developed around this central core. Many of thefirst commercial buildings around the square were frame and vulnerable tofire. The fires of 1843, 1874 and 1878 resulted in the destruction ofnearly all of the commercial buildings facing the square. Subsequently, firealleys were established to group fire-prone businesses off of the squareand reconstruction efforts began to use brick. In addition to commercialenterprises, the downtown area also grew as a community and governmentcenter. After occupying a log cabin for its first twenty-two years, a formalbrick courthouse was erected in 1845 on the town square, raised abovestreet grade by a gray stone retaining wall and shaded by elm trees.

The early transportation routes in the area were the Ocmulgee River, eightmiles west of Monticello, and the stage coach roads to the north and to thesouth (Seven Islands Stage Road and Old Alabama Road respectively).A stagecoach from Augusta via Greensboro and Eatonton later servedMonticello. The first formal road through Monticello, established in 1823,

Historic Context

VISUAL CHARACTERMonticello has a unique and distinctive physical appearance because of the manner in whichit developed (historic context) and because of the pattern formed by its construction (visualcharacter). Visual character - the general appearance of an area created by its architecture,site planning, streetscape elements, natural features, landscape features, etc. - defines specificareas and distinguishes different areas from one another (e.g. downtown vs. residential areas).

Monticello’s use of the “WashingtonPlan,” as depicted on the 1903 SanbornFire Insurance Map. Note the definingvisual characteristic - a central squareformed by the intersection of four roadsand surrounded by commercial blocks.

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served as a postal route from Athens to Macon. However, as with manyGeorgia communities, the coming of the railroad heralded a new era. TheCovington and Macon Railroad line and the Monticello’s first passengertrain arrived 1887 and connected to Athens within a year. By 1889, threetrains ran between Macon and Athens: a through freight, a local freight,and the “Fast Mail.” The railroad becamethe impetus for tremendous growth in termsof retailing, manufacturing, banking, andagriculture.

The visual character of downtownMonticello, as it survives today, waspredominantly a result of the Railroad Era(1885-1930). One-story and two-storycommercial buildings of brick constructionlined the town square and extended thedowntown area. Such buildings featuredbrick detailing and often elements of theItalianate style, such as decorative window hoods and bracketed cornices.However, the majority of the construction was commercial vernacularand indicative of small town architecture. Some prominent buildingsevidence a higher degree of architecture, such as the Neoclassical BentonSupply Company and Department Store (1903), Neoclassical JasperCounty Courthouse (1907), Art Deco H.C. Tucker Motor Company(1929), and Colonial Revival U.S. Post Office (1936).

Despite the demolition of the 1845courthouse, the central squareremained a town focal point. Thesquare became a new publicgreenspace with a monument andhexagonal paver walkways. By the1900s, most of the sidewalksaround the square reflected thisdistinctive concrete pattern.

North side of Green Street flanking thecentral square features a range ofcommercial buildings, including the high-style Jasper County Courthouse. Note thatbrick construction and storefronts at streetlevel are the predominant visualcharacteristics.

Hexagonal paver sidewalks in DowntownMonticello. Note that the hexagonal paverwalks are a distinctive visual element,retaining the unique charm and characterof small town Georgia.

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H.B. Jordan’s grist mill and electriclight plant on the corner of Mill andSouth Streets, shown by the 1903Sanborn Fire Insurance Map,provided Monticello’s first electricity..

As commercial and industrialenterprises flourished, the town grewand additional amenities becameavailable. The first telephone servicewas offered in 1894 and rapidlyfollowed by the completion of the publictelephone system in 1899. Electricityarrived in 1901 and a 1905 bond issueenabled the City of Monticello topurchase and improve the private

electric system and to install a water works system. The public natural gassystem and the sewage system would follow some thirty years later.

Institutional resources also contributed to the town’s character. TheMethodists and Baptists organized in the early 1800s with their respectiveblack congregations splitting off in the 1860s. Chartered in 1829, thePresbyterians constructed a prominent edifice in the Carpenter Gothicstyle in 1898. Another superlative example of such religious architecturewas constructed on Short Street. The development of the town alsoincluded the establishment of two large independent cemeteries - WestviewCemetery, operated by the Monticello Garden Club, and SouthviewCemetery, an important African-American resource.

In terms of educational resources, as the town grew the early “field schools”were replaced by gender-specific private academies, which were in turn

supplanted by Monticello’s first district school in 1868. TheCargile Institute, established for the education of the blackcommunity, erected its first school on South Warren Street by1889 (burned in 1980); with rapid growth in enrollment, theinstitution renamed itself the Jasper County Training Schooland constructed a new building in 1921 on Mason Street (nolonger extant). When Jasper County schools consolidated in1956, the Washington Park School served the blackcommunity. Architect Henry H. Jordan of Atlanta designedthe first brick school, Monticello High School, which openedin 1922, integrated in 1970, and served as an education facilityuntil 1974. With elements of the Italian Renaissance Revival,

the high-style building with its gymnasium, library, and the “Rose Bowl”football field became notable visual assets.

The Monticello High School remains ahighly valuable community landmark.Note that institutional construction amidresidential development utilizes the typicallarge front yard and sensitively hidesparking in the rear.

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Monticello’s residential development concentrated along its main corridorsleading to the town square: College, Eatonton, Funderburg, Green,Hillsboro, Washington, and Warren streets. Developed along theseradiating roadways, the parcels and dwellings followed a unique pattern.Instead of neighborhoods of a specific era or the typical large house onlarge lot development along major corridors followed by subdivision ofthe rear yard for later construction, residential construction in Monticelloresulted in large houses on deep lots which typically subdivided the sideyards. Thus, large homes are interspersed with smaller houses and theperiods of development varies from the 19th and 20th centuries.

Some of the earliest and most significant dwellings are notnecessarily the grandest. Modest houses, such as the JeremiahPearson House on West Green Street (c. 1816), was builtfollowing an I-House plan with a few stylistic porch details.The Hitchcock-Roberts House on Warren Street (c. 1817),one of the earliest brick residences in town, was once part ofthe Jeremiah Smith estate and later gained prominence as thehome of a freedwoman and the community’s first library.

High-style architecture, such as the Italianate-influenced Jordan-BellewHouse on Madison Street (c. 1838) and the Neoclassical style J.D. PersonsHouse on College Street (c. 1903), also flourished along Monticello’scorridors. Residential construction experienced a boom period from around1886 to 1915, representing a variety of building types and architecturalstyles [see pg. 14-17]. This growth, coinciding with that of the railroad,reflected national building trends and increased availability of materials.

Another important aspect of community development occurred in 1908,when an estate was auctioned to benefit black citizens and create theWashington Park neighborhood. These houses and those built onsecondary streets within the city signified the growing independence andprosperity of the African-American community. A notable example wasthe prominence of Dr. Douglas Funderburg, the only physician in Jasperand Putnam counties during the 1938 flu epidemic and whose practiceserved the entire community.

As the town developed, Monticello also retained its gracious front yards,numerous old growth trees, and many pecan orchards and open spaces.These site features, as well as historic secondary buildings - sheds, barns,garages, servants/tenant quarters, and smokehouses - fences and walls,gates, and walks and drives, added to the town’s rural setting and make avital contribution to the Monticello Historic District’s visual character.

The Hitchcock-Roberts House, a simpleyet significant dwelling, is individuallylisted in the National Register of HistoricPlaces. Note that the Monticello has onlythree other individually listed properties:the Jordan-Bellew House, the MonticelloHigh School, and the Jasper CountyCourthouse.

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Structures make the most obvious contribution to visual character andare commonly discussed in terms of building type. In general, abuilding type refers to structures which share a similar arrangement offeatures. A one story example is called a cottage whereas the same formwith two stories is called a house. A building type can indicate whether abuilding is rare or common in an area and, in some cases, identify thehistorical period in which the structure was most likely built.

Building Types

Single Pen - 1850-1900 56

4roof: side gable4rooms: one4doors: one4chimneys: gable end

3Saddlebag - 1830-1930 54roof: side gable4rooms: two4doors: one or two4chimneys: center ridge

3Shotgun - 1870-1930 44roof: front gable or hip4rooms: two or more in line4doors: one4chimneys: ridge

Georgian Cottage/House 1850-192065

4roof: hip or side gable4rooms: four; stacked with center hallway4doors: one, centered4chimneys: two, symmetric, on roof slope

3I-house - 1830-1890 44roof: side gable4rooms: two

typically with central hall4doors: one, centered4chimneys: both gable ends

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Shown above are a few of the many examplesof the most typical house forms found inMonticello. When proposing work to homesowners should take care to preserve thoseaspects of the house that define its form.

llway

slope 5Gabled Ell Cottage/House4 1875-19154roof: cross gable4rooms: three or more;

(in a T or L often with a hallway)4doors: one4chimneys: on ridges or

gable end

3New South Cottage/House 6 1890-19254roof: hip with gables4rooms: five or more with a hallway4doors: one, central4chimneys: on roof slopes

6Queen Anne Cottage/House 5 1880-19104roof: hip with gables4rooms: four or more

with no hallway4doors: one, central4chimneys: on roof slopes

3Bungalow - 1910-19504roof: front gable, hip, side gable, or

cross gable4rooms: five or more with varied,

irregular floor plans4doors: varied4chimneys: varied

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Style, the external decoration of a building, is another classification methodfor describing structures. When all the defining aspects of a particularstyle are present, a building may be labeled as high style. If only a fewstylistic details are present, the building is referred to as influenced by astyle or as having elements of a style. High style buildings are few innumber and are often designed by an architect; whereas, buildings withelements of a style are quite common as local interpretations of anarchitectural style.

Architectural Styles

Italianate- 1840-1885 44roof: hipped4detail/materials: clapboard, paneled

boxed columns, detailed cornices withbrackets, heavy window crowns

4door: paneled surrounded by transomand sidelights

4windows: double-sashed, 6/64porch: one-story, full-width

Greek Revival - 1825-1860 44roof: hipped with a low pitch4detail/materials: clapboard,

classical columns, heavyentablature

4door: symmetricallyoriented, framed bysidelights and transom

4windows: double-sashed,9/9

4porch: full-height, full-facade

Second Empire - 1855-1885 44roof: mansard, corner tower4detail/materials: clapboard,

window hoods and pediments4door: located at tower4windows: double-sashed4porch: one story

5Queen Anne - 1880-19104roof: multiple gables4detail/materials: clapboard,

turned posts, sawnwork4door:4windows: double-sashed4porch: one story wrap,

balcony

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Shown above are a few of the many examplesof homes in Monticello which exhibit aparticular architectural style. Noted are thegeneral dates of the style and features thisexample exhibits. When proposing work tohomes owners should take care to preservethose aspects of the house that define its style.

NeoClassical - 1895-1950 64roof: hipped with a low pitch4detail/materials: clapboard, classical

columns, heavy entablature4door: symmetrically oriented,

framed by sidelights and transom4windows: double-sashed4porch: full-height, full-facade

Tudor - 1890-1940 64roof: cross gables, steeply pitch4detail/materials: brick, crenulations,

stonework, elaborate chimney4door: asymmetrically oriented,

Tudor arch4windows: double-sashed, casement,

arched4porch: entry porch, integrated

Craftsman - 1905-1930 64roof: gabled with a low pitch4detail/materials: novelty board,

knee braces, half-timbering4door: framed by sidelights4windows: double-sashed, 12/14porch: square columns on piers,

porte-cochere

Prairie - 1900-1920 54roof: hipped; low pitch with wide eaves4detail/materials: stucco, eave brackets4door: double, framed by sidelights and

multi-light transom4windows: double-sashed, 16/1,

in bands of three4porch: square stone columns,

porte cochere

5 Colonial Revival- 1880-19554roof: side gable with a steep pitch,

dormers4detail/materials: brick, classical

columns4door: symmetrically oriented,

classical door surround4windows: double-sashed, 9/94porch: portico

18Design Guidelines are model criteria established to assist property owners,developers, and commissioners during design review. The HistoricPreservation Commission adheres to the Secretary of the Interiors'sStandards for Rehabilitation, which present general guidelines for therehabilitation of historic buildings used by commissions throughout thenation.

Preservation is planning for the protection and maintenance of historicproperties. Historic properties and buildings can continue to contributeto the social and economic vitality of a community if properly preservedand maintained. Although preservation does include restoration efforts(recapturing the pristine original design of a building), preservationusually involves varying degrees of rehabilitation.

Rehabilitation is a sensitive approach to historic design and materialsduring simple repairs and during alterations. Rehabilitation permitscontemporary use while preserving those features of the building whichare significant to its historic character. Such character-defining featuresare an integral part of each building and contribute to the visualcharacter of the surrounding area.

New construction can be compatible with historic properties andbuildings through attention to design and materials. In addition, existingnon-historic buildings can increase their compatibility by followingsimilar design considerations during renovation projects. Sensitivedesign of new construction is imperative when planning either new buildings,additions to existing buildings, or renovating intrusive non-historic buildings.

Developed at the request of the Monticello Historic PreservationCommission, the design guidelines within this booklet are basedspecifically upon the visual character of Monticello's historic districts andare divided into two sections: Non-Residential and Residential. Thereafter,topical categories provide further direction for both rehabilitation, newconstruction, and site and setting.

Institutional properties, both public and private, are often the exception tothe rule. While historic institutional properties should follow the same guidesfor rehabilitation, new institutional buildings may vary from the surroundingdistrict in some respects to distinguish the property’s civic importance.For example, a new government building may utilize a deeper setbackthan surrounding historic buildings while using a similar exterior material.

In GeneralSTANDARDS & GUIDELINES

national standarnational standarnational standarnational standarnational standardsdsdsdsds

prprprprpreserveserveserveserveservationationationationation

rrrrrehabilitationehabilitationehabilitationehabilitationehabilitation

new constructionnew constructionnew constructionnew constructionnew construction

design guidelinesdesign guidelinesdesign guidelinesdesign guidelinesdesign guidelines

special considerationspecial considerationspecial considerationspecial considerationspecial consideration

19DEVELOPED IN 1975 AND REVISED IN 1983 AND 1992

Rehabilitation is defined as the act or process of making possible a compatibleuse for a property through repair, alterations, and additions while preservingthose portions of features which convey its historical, cultural, or architecturalvalues.

The following Standards are to be applied to specific rehabilitation projects in areasonable manner, taking into consideration economic and technical feasibility.

4 A property shall be used for its historic purpose or be given a new use thatrequires minimal change to its distinctive materials, features, spaces, and spatialrelationships.

4 The historic character of a property shall be retained and preserved. The removalof distinctive materials or alteration of features, spaces, and spatial relationshipsthat characterize a property shall be avoided.

4 Each property shall be recognized as a physical record of its time, place, anduse. Changes that create a false sense of historical development, such as addingconjectural features or elements from other historic properties, shall not be undertaken.

4 Changes to a property that have acquired historic significance in their ownright shall be retained and preserved.

4 Distinctive materials, features, finishes, and construction techniques or examplesof craftsmanship that characterize a property shall be preserved.

4 Deteriorated historic features shall be repaired rather than replaced. Where theseverity of deterioration requires replacement of a distinctive feature, the new featureshall match the old in design, color, texture, and where possible, materials. Replacementof missing features shall be substantiated by documentary and physical evidence.

4 Chemical or physical treatments, if appropriate, shall be undertaken using thegentlest means possible. Treatments that cause damage to historic materials shallnot be used.

4 Archeological resources shall be protected and preserved in place. If suchresources must be disturbed, mitigation measures shall be undertaken.

4 New additions, exterior alterations, or related new construction shall not destroyhistoric materials, features, and spatial relationships that characterize the property.The new work shall be differentiated from the old and shall be compatible with thehistoric materials, features, size, scale and proportion, and massing to protect theintegrity of the property and its environment.

4 New additions and adjacent or related new construction shall be undertaken insuch a manner that , if removed in the future, the essential form and integrity of thehistoric property and its environment would be unimpaired.

Secretary of the Interior’s Standards for Rehabilitation

20

GlossaryAddition. New construction added to an existing building orstructure.Alteration. Work which impacts any exterior architecturalfeature including construction, reconstruction, or removal ofany building or building element.Arch. A curved construction which spans an opening andsupports the weight above it.Awning. A sloped projection supported by a frame attachedto the building facade or by simple metal posts anchored to thesidewalk.Barrier free access. The provision of appropriateaccommodations to ensure use of buildings by persons withdisabilities.Bay. The horizontal divisions of a building, defined bywindows, columns, pilasters, etc.Beyond repair. When such a large portion of an element isdamaged that repair becomes infeasible, generally, but notspecifically, more than 50%.Bond. A term used to describe the various patterns in whichbrick is laid.Bracket. A decorative support feature located under eavesor overhangs.Bulkhead. The panel between framing members and beneaththe display windows in a storefront; also known as a kickpanelor kickplate.Canopy. A flat projection from the building facade or attachedto the building facade to shelter the storefront and pedestriantraffic.Capital. Topmost member of a column or pilaster.Cast iron front. A storefront made of glass and pieces ofutilitarian and decorative iron cast in easily assembled parts.Character defining. An element whose design and materialis associated with the age and style of a building and helpsdefine its architectural style (e.g. tile roofing on Mission Stylebuildings).Clapboard. A wood exterior siding applied horizontally andoverlapped with the lower edge thicker than the upper.Column. A vertical, cylindrical or square supporting member,usually with a classical capital.Coping. The capping member of a wall or parapet.Corbeling. A series of stepped or overlapped pieces of brickor stone forming a projection from the wall surface.Cornice. The uppermost, projecting part of an entablature, orfeature resembling it.Course. A horizontal layer or row of stones or bricks in awall.Dentil. One of a series of small, square, tooth or block-likeprojections forming a molding.Documentation. Evidence of missing elements orconfigurations of buildings such as architectural plans, historicphotographs, or “ghosts” of missing elements.Double hung window. A window having two sashes, onesliding vertically over the other.

Elevation. Any of the external faces of a building.Entablature. The horizontal group of members supportedby the columns, divided into three major parts, it consists ofarchitrave, frieze, and cornice.Evergreen vegetation. Vegetation which retains foliagethrough the winter months maintaining its screening property.Facade. The front elevation or “face” of a building.Facade line. An imaginary line established by the fronts ofbuildings on a block.Fanlight. An semicircular or semi-elliptical window withradiating muntins suggesting a fan.Fascia. A projecting flat horizontal member or molding; formsthe trim of a flat roof or a pitched roof; also part of a classicalentablature.Fenestration. The arrangement of window openings in abuilding.Finial. A projecting decorative element at the top of a roof,turret or gable.Flashing. Thin metal sheets used to make the intersections ofroof planes and roof/wall junctures watertight.Footprint. The outline of a building’s ground plan from a topview.Foundation. The lowest exposed portion of the building wall,which supports the structure above.Frame construction. A method of construction in which themajor parts consist of wood.French door. A door made of many glass panes, usually usedin pairs and attached by hinges to the sides of the opening inwhich it stands.Frieze. The middle horizontal member of a classicalentablature, above the architrave and below the cornice.Gable roof. A pitched roof with one downward slope on eitherside of a central, horizontal ridge.Gentlest means possible. The least abrasive, intrusive,damaging means of preserving historic material.Hood molding. A projecting molding above an arch, doorway,or window, originally designed to direct water away from theopening; also called a drip mold.Infill. New construction where there had been an openingbefore. Applies to a new structure such as a new buildingbetween two older structures or new material such as blockinfill in an original window opening.In-kind. Using the exact same material when replacing adamaged element (e.g. using a wood element to replace a woodelement).Jack arch. An arch with wedge shaped stones or bricks set ina straight line; also known as a flat arch.Jamb. The vertical side of a doorway or window.Keystone. The top or center member of an arch.Light. A single pane of glass.Lintel. A horizontal beam over a door or window which carriesthe weight of the wall above; usually made of stone or wood.

21

Main block. The central mass of a building, generally excludingsecondary blocks such as additional wings, projections,dormers, or porches.Masonry. Brick, block, or stone which is secured with mortar.Massing. A term used to define the overall volume of abuilding.Modillion. A horizontal bracket, often in the form of a plainblock, ornamenting, or sometimes supporting, the undersideof a cornice.Mortar. A mixture of sand, lime, cement, and water used as abinding agent in masonry construction.Mullion. A heavy vertical divider between windows or doors.

Muntin. A secondary framing member to divide and hold thepanes of glass in a window.National Register of Historic Places. The nation’s officiallist of buildings, sites, and districts which are important in ourhistory or culture. Created by Congress in 1966 and administeredby the states.Nearby historic homes/buildings. The closest possibleexamples: 1) adjacent historic buildings, 2) historic buildingsalong the same street, 3) historic buildings within the immediatearea, 4) historic buildings within the district.Orientation. The direction that the building (usually includesthe primary entrance) faces.Parapet. A low protective wall located at the edge of a roof.Parking. Areas, generally paved, provided for the storage ofautomobiles.Party wall. A common, shared wall between two buildings;typical of downtown brick buildings.Paving. Any material used for pavement such as asphalt,brick, concrete, gravel, or pavers.Pediment. A triangular crowning element forming the gableof a roof; any similar triangular element used over windows,doors, etc.Pier. A vertical structural element, square or rectangular incross section.Pilaster. A pier attached to a wall, often with capital andbase.Pitch. A term which refers to the steepness of roof slope.Portico. A roofed space, open or partly enclosed, forming theentrance and centerpiece of the facade of a building, oftenwith columns and a pediment.Portland cement. A strong, inflexible (too much so for historicbuildings) hydraulic cement used to bind mortar.Proper repointing. Hand raking deteriorated mortar andduplicating old mortar in strength, composition, color, andtexture as well as well as joint width and joint profile.Public view. That which can be seen from any public right-of-way.Quoins. Decorative blocks of stone or wood used on thecorners of buildings.Recessed panel. A decorative element that often functionsas an area for signage.

Reveal. The vertical profile created by the lap of siding,window casings, muntins, door surrounds, etc.Reversible. Constructing additions or new elements in sucha manner that if removed in the future original form and materialwould be largely unchanged.Routine maintenance. Any action performed in order topreserve historic including minor replacement of material in-kind providing no change is made to the appearance of thestructure or grounds.Rhythm. The pattern created by the relationship of elementsalong a street or on individual buildings (e.g. buildings to theopen space or windows to wall space).Sash. The portion of a window that holds the glass andwhich moves.Scale. A term used to define the proportions of a building inrelation to its surroundings.Secondary blocks. Portions of the building attached to thecentral mass of a building, generally such as additional wings,projections, dormers, or porches.Setback. A term used to define the distance a building islocated from a street or sidewalk.Sidelight. A glass window pane located at the side of a mainentrance way.Siding. The exterior wall covering or sheathing of a structure.Sill. The horizontal member located at the top of a foundationsupporting the structure above; also the horizontal member atthe bottom of a window or door.Solid-to-void. The total area of wall in comparison to the totalarea of openings on an elevation.Spacing. The distance between adjacent buildings.Storefront. The street-level facade of a commercial building,usually having display windows.Streetscape. The combination of building facades, sidewalks,street furniture, etc. that define the street.Stucco. Any kind of plasterwork, but usually an outside coveringof portland cement, lime, and sand mixture with water.Surround. An encircling border or decorative frame, usuallyaround a window or door.Synthetic stucco (EIFS). Exterior insulation and finishsystems (EIFS) are multi-component exterior wall systemswhich generally consist of: an insulation board; a base coatreinforced with glass fiber mesh ; and a finish coat.Transom. A small operable or fixed window located above awindow or door.Variegated brick. Multi-colored brick used in an attempt tocreate an antique look.Vernacular. Indigenous architecture that generally is notdesigned by an architect and may be characteristic of a particulararea. Any local adaptation of popular architectural forms.Wrought iron. Decorative iron that is hammered or forgedinto shape by hand, as opposed to cast iron which is formedin a mold.

Glossary

23

Topics/Issues

RehabilitationRoofs - Shape & FeaturesMaterialsDetailsStorefrontsWindowsDoorsAwningsAdditions

New ConstructionPlacementScaleFormOpeningsMaterials & Details

Site & SettingWalls & FencesSignsModern Features

Non-Residential[PG 40-49] Discusses the most significantaspects of new construction and itsrelationship to and potential impact uponthe existing built environment for non-residential properties and areas. Highlightscommon mistakes to avoid.

[PG 50-55] Outlines the accessory featurescommonly located on historic propertiesand reviews their relationship to the historicbuilding for non-residential properties andareas. Highlights common mistakes toavoid and provides examples of changessubject to the design review process.

[PG 24-39] Reviews the elements of historicconstruction that contribute toarchitectural style and building form fornon-residential properties and areas.Highlights common mistakes to avoid andprovides examples of changes subject tothe design review process.

GOAL:

24

ROOFS

The primary goal is to maintain the originalform of the building, especially as seen fromthe public view.

Actions to achieve the goal:

Maintain the existing pitch and shape of theroof as seen from the public view. Changeshidden by existing parapets may be allowed.

Replace existing roofing materials with thesame type of roofing material. Changeshidden by existing parapets may be allowed.

Secondary features and character definingmaterials which contribute to design shouldbe retained.

Maintain historic chimneys.

Preserve historic skylights whenever possible._______________________________________________________________Glossary terms:Character defining: p. 20Parapet: p. 21Public view: p. 21

Roof shape refers to theoverall roof type and pitch.Roof features are any itemsattached to the roof, includingparapets.

REHABILITATION SHAPE &FEATURES

25

Examples: Changes requiring a COA

* Changing the pitch or shape of a roof.* Reroofing a roof with a material which is

different than the existing material.* Removing or adding chimneys.* Stuccoing brick chimneys.* Repointing parapets or chimneys.

Examples: Changes not requiring a COA

* Reroofing a roof with the same material.* Repairing flashing.* Repairing existing gutters.

Common Mistakes

4 Replacing a flat roof witha gable roof which is nothidden by the parapet. [A]

4 Removing ornamentalroof features. [B]

4 Repointing parapets withcement or not matchingthe original mortar joints.

4 Adding a story to thebuilding. [C]

[A]

[B]

[C]

GOAL:

26

MATERIALS

The primary goal is to maintain the texturecreated be historic exterior materials.


Maintain historic exterior materials.

Leave unpainted historic masonry unpainted anduncoated.

Repair damaged exterior materials in-kind andonly in the area of damage, rather than totalreplacement.

Use a historic mortar mix and match theoriginal mortar joints when repointing brick.Use a qualified, professional mason.

Use the gentlest means possible to cleanexterior materials.

_______________________________________________________________Glossary terms:Gentlest means possible: p. 20In-kind: p. 20Proper repointing: p. 21

Materials, in this instance,refers to the materials of theexterior walls.

REHABILITATION

27


* Removing siding material (historic or non-historic).

* Residing a building.* Painting unpainted masonry.* Entirely removing paint from a building.


* Repainting a building.* Preparing surfaces for repainting.

Common Mistakes

4 Placing vinyl siding,aluminum, exteriorinsulating finishingsystems (E.I.F.S. orsynthetic stucco), oranother type of syntheticsiding on a historicbuilding. [A]

4 Sandblasting exteriorsurfaces which willremove historic brick’sprotective exterior. [B]

4 Painting or “waterproof”coating unpaintedmasonry. “Waterproofing”rarely corrects waterinfiltration and oftenworsens damage bytrapping the moisture.

[A]

[B]

GOAL:

28

DETAILS

The primary goal is to maintain detailelements typical to commercial buildings manyof which impart a specific architectural style.


Maintain and preserve historic details.

Replace damaged details with details ofmatching material and matching design.

Restore missing details when documentationof those elements are available.

_______________________________________________________________Glossary terms:Documentation: p. 20

Details refers to thosecomponents on the exterior ofthe building which serve toembellish the structure.Details are often related to aspecific architectural style.

REHABILITATION

29


* Removing architectural details.* Adding architectural details.


* Repairing architectural details.* Repainting architectural details.

Common Mistakes

4 Adding architecturaldetails where none existedbefore. [A]

4 Removing details from abuilding. [B]

4 Adding shutters which donot fit the windows. [A]

4 Using stock, out of scale,details rather thanmatching the originaldetails.

[B]

[A]

GOAL:

30

Storefront refers to the firstfloor of historic commercialbuildings usually consistingof an entrance, displaywindows, transoms, andbulkheads.

The primary goal is to maintain the originalmaterials and configuration of the storefront.


Maintain historic cast iron columns.

Maintain transoms. Reopening previouslycovered transoms is encouraged.

Maintain original window componentsreplacing only damaged portions.

Maintain the high ratio of window to wall indisplay area. Restoring previously encloseddisplay windows based on documentation ortraditional design is encouraged.

Maintain original bulkheads, replacing withthe same materials only if necessary.

_______________________________________________________________Glossary terms:Bulkhead: p. 20Documentation: p. 20In-kind material: p. 20

STOREFRONTREHABILITATION

storefront cornice(may contain signboard)

transom window

display window

store entrance(may be recessed)

bulkhead

31


* Replacement of 25%+ of the existing storefront.* Replacement of a nonhistoric storefront.* Replacement of the bulkheads.* Replacement of all glass.


* Repair of broken glass with clear glass.* Replacement with in-kind material if less than

25% of the storefront.

Common Mistakes

4 Replacing wooden bulkheadswith brick. [A]

4 Replacing display windowswith smaller or more elaboratewindows. [B]

4 Replacing display windowswith wall surface.

4 Placing window air condition-ers in transom windows.

4 Covering transom windowswith plywood. [C]

[C]

[A]

[B]

GOAL:

32

WINDOWS

The primary goal is to maintain the historicwindows, their design, and their placement.


Maintain and preserve historic windows. Repair damaged portions of historic windows

rather than replacing them in total. Historic windows damaged beyond repair

should be replaced with windows of matchingmaterials and design.

Maintain the historic window configuration anddimensions.

New windows on side and rear elevationsshould relate to historic windows in thefollowing ways:a) use matching materials,b) be of matching or similar size, andc) use matching or similar design.

Use storm windows which match the color ofthe window frame and obscure the windowas little as possible.

_______________________________________________________________Glossary terms:Beyond repair: p. 20Muntin: p. 21

Windows refers to glazedopenings in the exterior wallsof the building. (see alsoStorefronts, p. 30)

REHABILITATION

33


* Removing and replacing windows.* Filling in existing window openings.* Adding new window opening.* Adding new storm windows and screens.


* Replacing broken window glass.* Repairing damaged portions of existing sashes.* Weather-stripping, caulking, painting and other

general maintenance.* Adding clear UV coating.

Common Mistakes

4 Replacing viable historicwindows with newwindows, even similarlooking windows.

4 Replacing windows withtinted glass, single panes,or smaller windows. [A]

4 Reducing the size ofwindows. [B]

4 Infilling windows. [C]

4 Adding storm windowswhich obscure the historicwindow.

[A] [B] [C]

GOAL:

34

DOORS

The primary goal is to maintain the historicdoors, their design, and their placement.


Maintain and preserve historic doors andsurrounding features.

Repair damaged portions of historic doors ratherthan replacing the door in total.

Historic doors damaged beyond repair shouldbe replaced with doors that match in materialand design.

Maintain the historic door placement on thefacade including entrances to upper floors.

Replace non-historic doors with a replicationof the historic door if documentation existsor a design typical for the age of the building.


Doors refers to entrances intothe building including thedoorway and features aroundthe doorway. (see alsoStorefronts, p. 30)

REHABILITATION

35


* Removing and replacing doors.* Filling in existing door openings.* Adding new door openings.* Adding new storm /screen doors.


* Repairing damaged portions of existing doors.* Weather-stripping, caulking, painting and other

general maintenance.

Common Mistakes

4 Replacing viable historicdoors with new doors,even similar lookingdoors.

4 Using a door with aresidential appearance.[A].

4 Adding or removingdoors on the facade.

4 Adding sidelights,transoms, fanlights, orother features where noneexisted before. [B]

[A]

[B]

GOAL:

36

AWNINGS

The primary goal is to promote the use oftraditional form and design for awnings andcanopies.


Maintain historic awnings and canopies.

Use canvas for awning materials.

Match awnings shape to the shape of thewindow or door opening.

Fit awning within the frame of the window ordoorway without covering architecturaldetail.

_______________________________________________________________

Awnings refers to elementsprojecting from the buildingwhich provide shade to theadjacent area. Canopies areincluded.

REHABILITATION

37


* Removing awnings.* Adding a new awnings or canopies.


* Replacing awning canvas.* Repairing a metal awning.* Repainting a metal awning.

Common Mistakes

4 Using a rounded awningfor a rectangular doorwayor window. [A]

4 Using an awning whichdoes not match thedimension of the doorwayor window. [B]

4 Using metal or rigidplastic awnings.

4 Lighting awningsinternally.

4 Using a continuousawning across twobuildings to join them asone business. [C]

4 Constructing a frontporch and balcony werenone existed before.

[A]

[B]

[C]

GOAL:

38

ADDITIONS

The primary goal is to allow expansion whilemaintaining historic character.Actions to achieve the goal:

Additions should respect the original portionof the building by:a) being placed away from the public view

on the rear elevation or (for buildings noton the square) on a side elevation wellbehind the facade,

b) maintaining the form, orientation, andsymmetry of the original structure,

c) creating a discernible break at the juncturewith the original structure,

d) using matching or similar materials suchas roofing and siding,

e) using matching or similar elements, suchas windows, on side elevations andreserving more modern elements for therear elevation,

f) using a degree of ornamentation equal to theoriginal or less, and

g) being reversible with a limited loss ofhistoric materials and elements.

_______________________________________________________________Glossary terms:Elevation: p. 20 Public view: p. 21Facade: p. 20 Reversible: p. 21

Additions refers to any increasein the square footage of abuilding.

REHABILITATION

additions are bestplaced at the rear ofthe building

39


* Adding an addition to a building.* Removing an addition from a building.


* Routine maintenance to existing additions.

Common Mistakes

4 Constructing the walls ofthe addition flush with thefacade of the originalstructure. [A]

4 Constructing an additionout of scale which greatlyalters the original form ofthe building.

4 Using incompatiblematerials or details on anaddition. [B]

4 Removing a large amountof original material to addan addition.

[B]

[A]

GOAL:

40

PLACEMENT

The primary goal is to follow the distinctrhythm established by the placement patternof historic buildings in the district.


New buildings should respect the placementof nearby historic buildings by being:

a) placed at a setback equal to or (forbuildings off the square) within 10 feetof that of nearby similar historic buildingsor similar buildings within the district,

b) placed centrally on a lot with equalspacing on each side (party walls forbuildings on the square), and

c) placed oriented or facing the same streetas nearby historic buildings.

_______________________________________________________________Glossary terms:Nearby historic buildings: p. 21Orientation: p. 21Party wall: p. 21Rhythm: p. 21Setback: p. 21Spacing: p. 21

Placement refers to how thebuilding is located or situatedupon its lot. Placement includesbuilding setback, spacing, andorientation.

NEW CONSTRUCTION

Downtown buildings are placedat the front of their lots (zero lotline) and share side walls withadjacent buildings (partywalls).

41

Common Mistakes

4 Placement of a buildingfacing a different street;corner or dual frontageproperties should followthe example set by nearbyhistoric corner properties.[A]

4 Placement of a buildingnot on the front lot line.[B]

4 Placement of a buildingwith side setbacks notparty walls. [C]

[B] [C]

[A]

[B]

[C]

overhead view overhead view

GOAL:

42

SCALE

The primary goal is to follow the establisheddimensions of historic buildings within thedistrict.


New buildings should respect the existingscale of historic buildings by being:

a) either one-story or two-story dependingupon the uniformity of height displayedby nearby historic buildings,

b) approximately the same width as nearbyhistoric buildings of similar form, and

c) approximately the same depth of nearbyhistoric buildings; for more depth, newbuildings should follow the additionpattern of nearby historic buildings ofsimilar scale.

_______________________________________________________________Glossary terms:Bay: p. 20Nearby historic buildings: p. 21

Scale refers to a building’sdimensions - height, width,and depth - particularly incomparison to other buildingsin the vicinity.

NEW CONSTRUCTION

width includes the actualwidth and the number of bays

height includes both thenumber of stories as well asstory heights

43

Common Mistakes

4 Constructing a buildingof more than two stories.[A]

4 Constructing a buildingout of scale with itsneighbors even though thenumber of stories is equal.[B]

4 Constructing a buildingthat is too wide andcreates an inappropriatehorizontal appearance.[C]

[C]

[A]

[B]

GOAL:

44

FORM

The primary goal is to follow the unique patternof building forms found within the historicdistrict.


New buildings should respect the existingform represented among historic buildings by:

a) using roof shapes, pitches, and parapetssuch as those on nearby similar historicbuildings or similar buildings within thedistrict,

b) creating a main block and using secondaryblocks in a manner similar to that ofnearby similar historic buildings or similarbuildings within the district, and

c) having foundations of the similar height andpattern as similar historic buildings.

_______________________________________________________________Glossary terms:Main block: p. 21Nearby historic buildings: p. 21Pitch: p. 21Secondary block: p. 21

Form refers to a building’soverall shape andcomposition. Vertically thereare three divisions of form:the roof, the body, and thefoundation.

NEW CONSTRUCTION

From the front each building creates a silhouette.On blueprints, this known as an "elevation."

Each building creates a "footprint"created by the exterior walls of thebuilding. On blueprints, this iscalled the "plan" or "floor plan."

45

Common Mistakes

4 Constructing a parapetwith a form or styleatypical to the area. [A]

4 Constructing a buildingwith secondary blocksrather than one mainblock. [B]

4 Constructing a buildingwith a roof form unlike theestablished pattern. [C]

[A]

[B][C]

GOAL:

46

OPENINGS

The primary goal is to follow the solid-to-voidratio characteristic of historic buildings in thedistrict.


New buildings should respect the pattern ofopenings on historic buildings by:

a) using openings of similar dimensions andshape,

b) placing or distributing openings in amanner similar to that of nearby similarhistoric buildings or similar buildingswithin the district, and

c) balancing the ratio of solid-to-void byusing the appropriate amount of openingon an elevation.

_______________________________________________________________Glossary terms:Elevation: p 20Nearby historic buildings: p. 21Solid-to-void: p 21.

Openings refers to windows anddoors. Void is another term foropenings.

NEW CONSTRUCTION

Downtown commercial buildingshave a high degree of void atstreet level and evenly spacedsmaller voids on upper floors.

47

Common Mistakes

4 Using an asymmetricaldistribution of windowsand doors whensymmetrical facades arethe established patternwith that block. [A]

4 Using a high solid-to-void ratio at ground level(the storefront) or a lowsolid-to-void ratio onupper floors. [B]

4 Failing to align openingswith other buildings onthe same block. [C]

[C]

[A]

[B]

GOAL:

48

MATERIALS & DETAILS

The primary goal is to follow the pattern ofuse of materials within the historic district.


New buildings should respect the historicmaterials within the district by using thepredominant exterior material - namely brick.

New buildings should respect theornamentation within the district by:

a) using ornamentation in a manner similarto that of nearby similar historic buildingsor similar buildings within the district, and

b) using ornamentation to a degree equal toor less than that of nearby similar historicbuildings or similar buildings within thedistrict.

_______________________________________________________________Glossary terms:Nearby historic buildings: p. 20Synthetic stucco (E.I.F.S.): p. 21Variegated brick: p. 21

Materials refers to thecomposition, texture, andappearance of the exteriorsurface of a building. Detailsrefers to ornamentation thatembellish the building.

NEW CONSTRUCTION

Shaded areas are traditionallocations of ornament on

commercial buildings.

49

Common Mistakes

4 Using synthetic stucco(E.I.F.S.) [A]

4 Using variegated brick .[B] or concrete block. [C]

4 Using any material otherthan brick on the square.

4 Copying historic styles orthemes not common to thearea such as colonial orwild west. [D]

4 Use of stock details whichdo not match theproportions and degree ofcraftsmanship of historicdetails.

[A] [B] [C]

[D]

GOAL:

50

WALLS & FENCES

The primary goal is to maintain the pattern offencing in the commercial area and to usefencing and walls to screen parking andstorage areas.Actions to achieve the goal:

Historic fences and retaining walls should bemaintained and not removed.

New security fences should limit their impact by:a) being placed behind the rear elevation,

andb) using traditional materials (in most cases

wood) or screening fence from the publicview with evergreen vegetation or a secondtraditional fence.

New screening walls can be used to limit theimpact of parking on the district by:a) being of a height to partially screen parked

vehicles;b) replicating the facade line of near by

historic buildings; andc) using traditional materials (in most cases

brick)._______________________________________________________________Glossary terms:Evergreen vegetation: p. 20Facade line: p. 20

Walls and fences refers tononvegitative elements usedin and around a property forsafety, security, and screening.

SITE & SETTING

preferredlocation for

security/storagefencing

acceptablelocation for

fence ifconstructed

oftraditional

materials orscreened

withvegetation

acceptablefor

placementfor low

screeningwalls

building

front

51


* Construction of a new fence.* Construction of a new screening wall.


* Repair of an existing fence.* Painting an existing fence.* Repair of an existing wall.* Temporary fences at construction sites.

Common Mistakes

4 Using nontraditionalmaterials for fences in thepublic view. [A]

4 Placing a privacy fenceflush with the facade of abuilding. [B]

[B]

[A]

j j

GOAL:

52

MODERN FEATURES

The primary goal is to integrate modernfeatures while limiting the negative impact tothe historic district.


Mechanical systems placed behind the build-ing and out of the public view.

Rooftop mechanical systems, utility metersand security lighting should be placed unob-trusively.

New lighting should use traditional designsappropriate to the character of the building.

New parking should:a) be placed as unobtrusively as possible;b) use traditional materials: gravel, concrete,

stone pavers, though asphalt is allowedin the downtown; and

c) use appropriate screening (see Walls &Fences p. 50).

_______________________________________________________________Glossary terms:Facade line: p. 20Public view: p. 21

Modern features refers toequipment and functions notused in the past such asdumpsters, fire escapes,mechanical systems, andparking areas.

SITE & SETTING


modern featuresincludingparking

acceptableif screened

with acompatible

fence

acceptablefor

parking ifscreenedwith low

wall

building

place rooftopmechanical

systems to rearof roof

front

53


* Adding parking areas.* Placing exterior mechanical systems such as

satellite dishes, air-conditioning units, or utilitymeters.

* Adding exterior lighting.


* Resurfacing an existing parking area with thesame material.

* Interior changes to mechanical systems.* Temporary event lighting.

Common Mistakes

4 Demolishing historicbuildings for parking (seedemolition p.).

4 Failing to screen parkingfrom the public view (seeFences & Walls, p. 48)[A]

4 Placing mechanicalsystems to the front ofrooftops. [B]

[A]

[B]

j j

GOAL:

54

SIGNS

The primary goal is to create signs which bothinform the public and compliment theproperty where they are located.


Historic signs should be maintained andpreserved

Signs must conform to the City of Monticellosign ordinance.

Signs should:a) be limited in number to the minimum

necessary for identification purposes,b) use traditional sign locations,c) be of a scale appropriate to the building

and the district,d) be painted wood or metal,e) have little ornament or use ornament

similar to the style of the building, andf) avoid attachment to roofs or covering

architectural details._______________________________________________________________

Signs refers to permanentsigns for business identification,advertisement, and operation.

SITE & SETTING

55


* Placing a new sign on a building or property.


* Placing temporary signs such as event, political, orreal estate signs.

Common Mistakes

4 Using internally lit plasticsigns.

4 Using inappropriatelylarge signs. [A]

4 Using signs with acolonial motif. [B]

4 Covering architecturaldetails such as thecornice. [C]

4 Painting over orstripping historic paintedsigns.

[B]

[C][A]

Residential

Topics/Issues

RehabilitationRoofs - Shape & DormersRoofs - Materials & FeaturesMaterialsFoundationsDetailsWindowsDoorsPorchesAdditions

New ConstructionPlacementScale & FormOpeningsMaterialsDetails

Site & SettingWalls & FencesWalks & DrivesModern FeaturesOutbuildingsSignsAccess

[PG 76-83] Discusses the most significantaspects of new construction and itsrelationship to and potential impact uponthe existing built environment forresidential properties and areas.Highlights common mistakes to avoid.

[PG 84-95] Outlines the accessory featurescommonly located on historic propertiesand reviews their relationship to the historicbuilding for residential properties andareas. Highlights common mistakes toavoid and provides examples of changessubject to the design review process.

[PG 58-75] Reviews the elements of historicconstruction that contribute toarchitectural style and building form forresidential properties and areas.Highlights common mistakes to avoid andprovides examples of changes subject tothe design review process.

57

GOAL:

58

ROOFS

The primary goal is to maintain the originalform of the house, especially as seen from thepublic view.


Maintain the existing pitch and shape of theroof.

Maintain the shape and style of historicdormers.

Place new dormers on the rear roof slope outof the public view.

_______________________________________________________________Glossary terms:Facade: p. 20Pitch: p. 21Public view: p. 21Routine maintenance: p. 21

Roof shape refers to theoverall roof type, its pitch, aswell as any secondary roofforms. Dormers are roofedwindows projecting from theslope of the main roof.

SHAPE &DORMERS

REHABILITATION

59


* Changing the pitch or shape of a roof.* Altering the shape of a dormer.* Addition of a dormer.* Removal of a dormer.


* Routine maintenance to dormers.

Common Mistakes

4 Placing a new dormer onthe facade of a housewhere none has existedbefore. [A]

4 Changing the shape of aroof in order to gainupstairs space. [B]

4 Change an existing frontdormer’s shape.

[B]

[A]

GOAL:

60

ROOFS

The primary goal is to maintain the textureand silhouette created by historic roofingmaterials and features.


Replace existing roofing materials with thesame type or with materials originally on thehouse or that more closely match the original.

Maintain hidden gutters or eaves designedwithout gutters whenever possible.

Maintain historic chimneys.

Rebuild documented missing chimneyswhenever possible.

New chimneys (including chimneys onadditions) should:a) be placed on the rear or toward the rear

on side elevations,b) use traditional design, andc) should be brick.

_______________________________________________________________Glossary terms:Character defining: p. 20Flashing: p. 20

Roof materials refers to thematerial with which the roofis sheathed. Roof features areany items attached to the roofwhether functional orornamental.

MATERIALS& FEATURES

REHABILITATION

61


* Reroofing a roof with a material which isdifferent than the existing material.

* Removing or adding chimneys.* Stuccoing brick chimneys.* Adding roof vents.* Adding gutters were none exist.


* Reroofing a roof with the same material.* Repointing chimneys.* Repairing flashing.* Repairing existing gutters.

Common Mistakes

4 Replacing characterdefining roofing materials(e.g. pressed metalshingles) with anothermaterial.

4 Removing chimneys. [A]

4 Adding modern-looking,false chimneys. [B]

[A]

[B]

GOAL:

62

MATERIALS

The primary goal is to maintain the texturecreated be historic exterior materials.


Maintain historic siding.

Leave unpainted masonry unpainted anduncoated.

Repair damaged siding in-kind and only inthe area of damage rather than completelyreplacing the siding.

Use a historic mortar mix and match theoriginal mortar joints when repointing brick.Use a qualified professional mason.

Use the gentlest means possible to cleanexterior materials.

_______________________________________________________________Glossary terms:Gentlest means possible: p. 20In-kind: p. 20

Materials, in this instance,refers to the material withwhich the exterior walls of thehouse are covered.

REHABILITATION

63


* Removing siding material.* Residing a building.* Painting unpainted masonry.* Entirely removing paint from a building.* Repointing of brick.


* Repainting a building.* Preparing surfaces for repainting.

Common Mistakes

4 Placing vinyl siding,aluminum, EIFS (syntheticstucco), or another type ofsynthetic siding on ahistoric house.

4 Adding brick veneer to ahouse. [A]

4 Sandblasting exteriorsurfaces.

4Painting or “waterproof”coating unpaintedmasonry.

[A]

GOAL:

64

FOUNDATION

The primary goal is to maintain the originaldesign of the foundation.


Maintain the original design and materials ofthe foundation.

Maintain open pier foundationsof the mainstructure whenever possible.

Always leave porch pier foundations open orinfill with wood lattice or vertical wood slats.

Should pier foundations be infilled:a) recess the infill material from the piers,b) skim coat the infill with stucco,c) paint the infill a dark color, andd) install vents at regular intervals.

Leave unpainted historic masonry foundationmaterials unpainted.

_______________________________________________________________

Foundation refers to thestructure on which the houserests and which anchors thehouse to the ground.

REHABILITATION

65


* Rebuilding foundations.* Placing material between pier foundations.* Painting unpainted foundations.* Stuccoing foundations.


* Repainting foundations.* Repointing brick foundations.* Repairing infill material between pier

foundations.

Common Mistakes

4Infilling porchfoundations with solid fill.[A]

4 Using concrete blockbetween piers without askim coat of stucco orpainting it a dark color.[B]

4 Not recessing infillbetween piers. [C]

4 Painting unpainted,historic, masonryfoundations.

[A]

[B]

[C]

GOAL:

66

DETAILS

The primary goal is to maintain detail elementstypical to historic houses many of which imparta specific architectural style.


Maintain and preserve historic details.

Replace damaged details with details ofmatching material and matching design.

Restore missing details when documentationof those elements are available.

_______________________________________________________________Glossary terms:Documentation: p. 20

Details refers to thosecomponents on the exterior ofthe house which serve toembellish the structure oftenrelated to a specificarchitectural style.

REHABILITATION

67


* Removing architectural details.* Adding architectural details.


* Repairing architectural details.* Repainting architectural details.

Common Mistakes

4 Adding architecturaldetails where none existedbefore.

4 Removing details from ahouse. [A]

4 Using stock, out of scale,details rather thanmatching the originaldetails. [B]

[A]

[B]

GOAL:

68

WINDOWS

The primary goal is to maintain the historicwindows, their design, and placement.Actions to achieve the goal:

Maintain and preserve historic windows.

Repair damaged portions of windows ratherthan replacing them in total.

Windows damaged beyond repair should bereplaced with windows of matching materialsand design.

Maintain the window configuration on thefacade.

New windows on side and rear elevationsshould relate to historic windows in thefollowing ways:a) use matching materials,b) be of matching or similar size, andc) use matching or similar design.

Use storm windows which match the color ofthe window frame and hide the window aslittle as possible.


Windows refers to glazedopenings in the exterior wallsof the building.

REHABILITATION

69


* Removing and replacing windows.* Closing existing window openings.* Adding new window opening.* Adding new storm windows.


* Replacing broken window glass.* Repairing damaged portions of existing window

sashes.* Weatherstripping, caulking, painting and other


Common Mistakes

4 Replacing viable historicwindows with newwindows, even similarlooking windows.

4 Replacing damagedwindows with stockwindows of a differentsize, design, or with flatsnap-in muntins. [A], [B]

4 Adding or removingwindows on the facade.

4 Adding shutters which donot fit the window oradding shutters to pairedwindows. [C]

4 Adding storm windowsof “raw” aluminum orwhich hide the historicwindow. [D]

[A]

[B]

[C]

[D]

GOAL:

70

DOORS

The primary goal is to maintain historic doors,their design, and their placement.


Maintain and preserve historic doors.

Repair damaged portions of doors rather thanreplacing them in total.

Doors damaged beyond repair should bereplaced with doors of matching materialsand design.

Maintain the door arrangement on the facade.

New doors on side and rear elevations shouldrelate to historic doors in the following ways:a) use matching materials,b) be of matching or similar size, andc) use matching or similar design.

Use storm doors which match the color of thedoor frame and hide the door as little as possible.

_______________________________________________________________Glossary terms:Beyond repair: p. 20Facade: p. 20Muntin: p. 21

Doors refers to entrances intothe building including thedoorway and surroundingfeatures such as sidelights andtransoms.

REHABILITATION

71


* Removing and replacing doors.* Closing existing door openings.* Adding new door openings.* Adding new storm or screen doors.


* Repairing damaged portions of existing doors.* Weatherstripping, caulking, painting and other


Common Mistakes

4 Replacing viable historicdoors with new doors,even if similar looking.

4 Replacing damageddoors with stock doors ofa different size or design.[A]

4 Adding or removingdoors on the facade.

4 Adding sidelights,transoms, fanlights, orother features where noneexisted before. [B]

4 Adding storm doorswhich hide the historicdoor. [C]

[A]

[B]

[C]

GOAL:

72

PORCHES

The primary goal is to maintain the form,design, and materials of historic porches.


Maintain and preserve the following aspectsof historic porches:a) the open design,b) the historic materialsc) the roof supports and balustrades, andd) the roof shape.

Add only elements which are documented tohave existed historically.

Screen only rear and side porches or, in veryfew instances, the front porches of vernacularhouses.

Set screening behind architectural details._______________________________________________________________Glossary terms:Routine maintenance: p. 21Vernacular: p. 21

Porches refers open transitionalspaces outside the envelope ofthe house, generally roofed,located on the front, rear, orsides of a house.

REHABILITATION

73


* Removing porches or portions of porches.* Adding a new porch. (For new decks see p. 88)* Enclosing, glazing, or screening a porch.* Adding, removing, or replacing porch posts,

railings, or other porch features.* Reroofing a porch with a different material.


* Repainting a porch.* Replacing a damaged porch floor with the same

material.* Reroofing a porch with the same material.* Routine maintenance.

Common Mistakes

4 Replacing porch floorand foundation with slabconcrete or brick. [A]

4 Enclosing or glazing frontporches or enclosing sideporches. [B]

4 Adding front porches tohistoric homes where noneexisted before.

4 Screening architecturallysignificant front porches.

4 Using stock “Victorian”replacement porchfeatures that are out ofscale with historicexamples.

[A]

[B]

GOAL:

74

ADDITIONS

The primary goal is to allow for the expansionof a house while maintaining its historiccharacter.Actions to achieve the goal:

Additions should respect the original portionof the house by:a) being placed away from the public view

on the rear elevation or on a side elevationwell behind the facade,

b) not obscuring the form, orientation, orsymmetry of the original structure,

c) creating a discernible break at the juncturewith the original structure,

d) using matching or similar materials forroofing and siding,

e) using matching or similar elements, suchas windows, on side elevations andreserving more modern elements for therear elevation,

f) not exceeding the degree ofornamentation on the original structure,and

g) being reversible with a limited loss ofhistoric materials and elements.

_______________________________________________________________Glossary terms:Elevation: p. 20 Public view: p. 21Facade: p. 20 Reversible: p. 21

Additions refers to any increasein the square footage of a house.

REHABILITATION

75


* Adding an addition to a house.* Removing an addition from a house.


* Routine maintenance to existing additions.

Common Mistakes

4 Placing a side additionflush with the facade ofthe house. [A]

4 Constructing an additionout of scale which greatlyalters the original form orroof of the house. [B]

4 Using incompatiblematerials or details on anaddition.

4 Removing a large amountof original material to addan addition.

[A]

[B]

GOAL:

76

PLACEMENT

The primary goal is to follow the distinctrhythm established by the placement patternof historic homes in the district.


New buildings should respect the placementof nearby historic homes by being:

a) placed at a setback equal to or within 10feet of that of nearby historic homes,

b) placed centrally on a lot with equalspacing on each side, and

c) placed oriented to or facing the same streetas nearby historic homes.

_______________________________________________________________Glossary terms:Nearby historic homes: p. 21Orientation: p. 21Rhythm: p. 21Setback: p. 21Spacing: p. 21

Placement refers to how thebuilding is located or situatedupon the lot. Placementincludes building setback,spacing, and orientation.

NEW CONSTRUCTION

spacing spacing

setback setback

orientation

77

Common Mistakes

4 Constructing a house toodeep on a lot. [A]

4 Constructing a housediagonally on a lot. [B]

4 Constructing a housefacing a different street;corner or dual frontageproperties should followthe example set by nearbycorner properties.

overhead view

[A]

[B]

[A]

[B]

GOAL:

78

SCALE & FORM

The primary goal is to follow the establishedpattern of building dimensions and forms ofhistoric buildings within the district.


New buildings should respect the existingscale and form of historic homes byapproximately matching these aspects ofnearby historic homes:

a) the number of stories,

b) the foundation, story , and roof heights,

c) width and depth (for more depth followthe follow traditional addition patterns),

d) roof shapes and pitches, and

e) the use of a main block and usingsecondary blocks; especially the use offront porches.

_______________________________________________________________Glossary terms:Main block/Secondary block: p. 20Nearby historic homes: p. 21Pitch: p. 21

Scale refers to a building’sdimensions - height, width,and depth. Form refers to abuilding’s overall shape andcomposition.

NEW CONSTRUCTION

roof height

foundation height

story height

79

Common Mistakes

4 Constructing a one-storybuilding along a street thathas only two-story homes;the reverse scenariowould also beinappropriate. [A]

4 Constructing a buildingthat covers almost anentire lot.

4 Constructing a buildingon a slab foundation. [B]

[A]

[A]

[B]

j j

GOAL:

80

OPENINGS

The primary goal is to follow the solid-to-voidratio characteristic of historic buildings in thedistrict.


New buildings should respect the pattern ofopenings on historic homes by:

a) using openings of similar dimensions andshape,

b) placing or spacing openings in a mannersimilar to that of nearby historic homes,

c) using pier foundations for front porches,and

d) balancing the ratio of solid-to-void byusing the appropriate amount of openingon an elevation.

_______________________________________________________________Glossary terms:Elevation: p. 20Facade: p. 20Nearby historic homes: p. 21Solid-to-void: p. 21

Openings refers to windowsand doors. Void is anotherterm for openings.

NEW CONSTRUCTION

similar symmetry or asymmetry

similar openingdimensions

similar solid-to-void ratio

81

Common Mistakes

4 Using horizontal,rectangular windows on astreet with vertical,rectangular windows. [A]

4 Using an asymmetricalplacement of windows anddoors when symmetricalfacades are theestablished pattern. [B]

4 Using too many openings.

4 Using too few openingsresulting in a blank wallfacade. [C]

4 Using continuousfoundations under frontporches. [D]

[A]

[B]

[D]

[C]

GOAL:

82

MATERIALS & DETAILS

The primary goal is to use similar materialsand a similar degree of architectural detailwithin the historic district.Actions to achieve the goal:

New buildings should respect the historicmaterials within the district by:

a) using the predominant exterior sidingmaterial - namely clapboard - or a modernmaterial that creates a similar texture,appearance, and reveal (vinyl siding isallowed for new construction, butdiscouraged).

b) using brick and stucco to create a brickpier foundation appearance or true piers,and

c) using brick for chimneys.

New buildings should respect theornamentation within the district by usingsimilar detail placement patterns and usingdetails to an equal or lesser degree.

_______________________________________________________________Glossary terms:Clapboard: p. 20 Vernacular: p. 21Reveal: p. 21

Materials and details refers tothe composition, texture, andappearance of the exteriorsurface of a building as wellas elements used to embellishthe building.

NEW CONSTRUCTION

Shaded areas are traditionallocations of ornament on

residential buildings.

83

Common Mistakes

4 Using synthetic exteriormaterials with a falsewood grain. [A]

4 Using any material otherthan brick for chimneys.[B]

4 Using concrete block forfoundations. [C]

4 Using too many details ina vernacular area. [D]

4 Copying historic stylesnot common to the streetor neighborhood.

4 Using stock details whichdo not match theproportions of historicdetails.

[A]

[C]

[B]

[D]

GOAL:

84

WALLS & FENCES

The primary goal is to maintain the patternof open and enclosed spaces found within thehistoric district.Actions to achieve the goal:

Historic fences and retaining walls should bemaintained and not removed.

New fences and front yard retaining wallsshould respect the pattern within the districtby:a) being placed behind the facade line of the

house (except retaining walls); privacyfences should be at or behind the rearelevation,

b) using a design appropriate to the districtand the house, and

c) using traditional materials (in most caseswood for fences, poured concrete forretaining walls) appropriate to the districtand the house.

Pet enclosures of chainlink should be placedout of the public view or screened withevergreen vegetation or a traditional fence.

_______________________________________________________________Glossary terms:Elevation: p. 20Evergreen vegetation: p. 20Facade line: p. 20

Walls and fences refers tononvegitative elements usedin and around a property forprivacy, safety, security, andboundary definition.

SITE & SETTING

Avoid fencing unless documented historically.Traditional retaining walls acceptable.

Traditionalfencing and

retainingwalls

acceptable.

Traditionalfencing and

retainingwalls

acceptable.

Traditional and privacy fencing acceptable.Traditional and modern retaining walls acceptable.

Pet enclosures in the public view should be screened.

85


* Construction of a new fence.* Construction of a new retaining wall.* Construction of a pet enclosure.


* Repair of an existing fence.* Painting an existing fence.* Repair of an existing retaining wall.* Temporary fences at construction sites.

Common Mistakes

4 Placing a fence in frontof the house where noneexisted. [A]

4 Using nontraditionalmaterials such aschainlink for fences andrailroad ties for front yardretaining walls. [A]

4 Using a fence designinappropriate to the ageand style of the house ordistrict. [B]

[A]

[B]

GOAL:

86

WALKS & DRIVES

The primary goal is to maintain the pattern ofpaved and unpaved areas found within thehistoric district.


Historic walks and drives should bemaintained and preserved.

New walks should:a) use traditional placement: generally,

directly from the street to the entrancefor front walks, and

b) use traditional materials: gravel, concrete,stone pavers, and in a few instances bricks.

New drives should:a) use traditional placement: generally,

straight along the side of the house, andb) use traditional materials: gravel or

concrete.

Parking should be located to the rear of thehouse (preferred) or to the side behind thefacade line of the house and screened.

_______________________________________________________________Glossary terms:Facade line: p. 20Paving: p. 21

Walks and drives refers topaved pathways both to theproperty and within theproperty as well as parkingareas.

SITE & SETTING

87


* Removing an existing walk or drive.* Constructing a new walk or drive.* Changing the paving material for and existing

walk or drive.* Extending an existing walk or drive.* Adding parking areas.


* Resurfacing an existing walk, drive or parkingarea with the same material.

Common Mistakes

4 Using asphalt or brick fordriveways.

4 Using circular driveswhere none existedhistorically. [A]

4 Placing parking in frontof the facade line of thehouse. [B]

4 Constructing walks thatlead only to the driverather than the street orpublic sidewalk. [C]

[C]

[A]

[B]

GOAL:

88

MODERN FEATURES

The primary goal is to integrate modernfeatures while limiting the negative impact tothe historic district.


Mechanical systems and recreationalstructures such as pools or play equipmentare best placed toward the rear of theproperty as unobtrusively as possible.

Mechanical systems within the public viewshould be screened with evergreen vegetationor appropriate fencing.

Modern decks are permitted at the rear of thehouse.

New porch lighting should:a) use traditional designs appropriate to the

age and character of the house, orb) use modern fixtures placed

inconspicuously._______________________________________________________________Glossary terms:Evergreen vegetation: p. 20Facade line: p. 20Public view: p. 21

Modern features refers tomechanical systems, lighting,and recreational equipmentnot available in the past butnow part of everyday life.

SITE & SETTING


modern featuresacceptableif screened

with acompatible

fence orevergreenvegetation

acceptableif screened

with acompatible

fence orevergreenvegetation

89


* Placing exterior mechanical systems such assatellite dishes or air-conditioning units.

* Constructing a deck or pool.* Constructing a semipermanent play structure.* Adding exterior lighting including porch lights.


* Interior changes to mechanical systems.* Planting vegetative screening around existing

mechanical systems.* Temporary event lighting or tenting.* Placing mailboxes.

Common Mistakes

4 Placing mechanicalsystems or recreationalequipment to the front ofthe property. [A]

4 Placing a modern deck onthe facade or sideelevation of a house. [B]

4 Not screening side yardplacements from thepublic view.

4 Using “Victorian” streetlights in a residential area.[C]

4 Using colonial carriagelamps for porch lighting.[D]

[B][C]

[D][A]

[A]

GOAL:

90

OUTBUILDINGS

The primary goal is to preserve historicoutbuildings and to pattern new outbuildingsafter historic examples.


Historic outbuildings should be preserved andmaintained.

Rehabilitation of historic outbuildings shouldbe consistent with the rehabilitation guidelinesfor houses with regard to foundations,materials, details, windows, doors, and roofs.

New outbuildings should:a) use traditional placement, generally well

behind the facade line of the house,b) should not be attached to the house,c) should not be out of scale with the house,

andd) should use materials and design compatible

with the house when within the public view._______________________________________________________________Glossary terms:Facade line: p. 20Public view: p. 21Routine maintenance: p. 21

Outbuildings refers to historicand modern structuressecondary to the mainstructure on the property.

SITE & SETTING

modern designand

constructionacceptable

traditionaldesign andconstructionacceptable

traditionaldesign andconstructionacceptable

91


* Demolition of an outbuilding.* Construction of garage or carport.* Construction of a storage shed.* Construction of any other type of outbuilding.* Adding to an outbuilding.* Relocation of an outbuilding.


* Painting an outbuilding.* Reroofing an outbuilding.* Routine maintenance to an outbuilding.

Common Mistakes

4 Placing outbuildings atthe front of the property.[A]

4 Attaching carports to thehouse.

4Constructing outbuildingsof an incompatible designwhen within the publicview. [B]

4 Using modern materialswhen the outbuilding iswithin the public view.

4Constructing outbuildingsof an inappropriate scale.

[A]

[B]

GOAL:

92

SIGNS

The primary goal is to create signs which bothinform the public and compliment theproperty where they are located.


Signs must conform to the City of Monticellosign ordinance.

Signs should:a) be limited in number to the minimum

necessary for identification purposes,b) be of a scale appropriate to the house and

the district,c) be painted wood or metal,d) have little ornament or use ornament

similar to the style of the house, andf) not be attached to roofs, painted on the

building, or cover architectural details._______________________________________________________________Glossary terms:Facade line: p. 20Public view: p. 21Routine maintenance: p. 21

Signs refers to permanentsigns for home businesses,special use businesses inresidential areas, or businessesin homes now zonednonresidential.

SITE & SETTING

93


* Placing a sign in the yard or on the building.


* Placing temporary signs such as yard sale,political, or real estate signs.

Common Mistakes

4 Using internally lit signs.

4 Using inappropriatelylarge signs. [B]

4 Using signs with acolonial motif. [A]

4 Covering architecturaldetails such as porchrailings. [B]

[A]

[B]

GOAL:

94

ACCESS

The primary goal is to provide barrier freeaccess and code required egress whilepreserving the historic character of thebuilding.


Place ramps and other access aids asunobtrusively as possible while still providingconvenient access to users.

Use materials which create the least visualimpact.

Place fire escapes on side or rear elevations.

Screen access changes with vegetation.

Limit the removal of historic material.

Make changes reversible._______________________________________________________________Glossary terms:Barrier free access: p. 20Elevation: p. 20Facade: p. 20Public view: p. 21Reversible: p. 21

Access refers to changesrequired by safety codes, firecodes, the Americans withDisabilities Act, or owners’special access needs.

SITE & SETTING

most preferredno screening necessary

acceptablescreeningand lowimpactdesign

necessary

acceptablescreeningand lowimpactdesign

necessary

least preferredscreening and low impact

design necessary

95


* Constructing a wheelchair ramp.* Constructing a fire escape.* Constructing an exterior elevator.


* Interior modifications for accessibility.* Minor alterations of thresholds for accessibility.

Common Mistakes

4 Replacing or coveringfront steps with a ramp.[B]

4 Adding a fire escape tothe facade. [A]

4 Altering the symmetry ofa building.

4 Not screening accessfeatures within the publicview.

[B]

[A]

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