Heritage State College Workshop #2 Boards

STATE COLLEGEP E N N S Y L V A N I A
Heritage State College Project
Community Workshop #2 (Oct. 3, 2017)
1
BOARD
HERITAGE STATE COLLEGE
PROJECT INTRODUCTION
WHAT IS THE HERITAGE
STATE COLLEGE PROJECT?
WHAT IS BEING
CONSIDERED?
PROJECT
SCHEDULE
The Borough of State College is conducting a community-focused education and planning process to
considerhowtwoof itsmostheritage-richneighborhoods,theHolmes-Foster/HighlandsandCollege
Heights Historic Districts, can be preserved for future generations. While these neighborhoods are
both listed as historic districts in the National Register of Historic Places by the National Park
Service, no local regulatory protections exist to promote compatible design for the exteriors of new
buildings and alterations to the exteriors of existing buildings in these districts in order to maintain
the historic integrity of individual historic structures and the district as a whole.
The Heritage State College project seeks to:
»» Engage community members, neighbors and other stakeholders.
»» Gather direct community input on the potential for additional protections overall and what
neighborhood features are most important to preserve.
»» Explore options for preserving the key, character-defining features of these special
neighborhoods.
»» Explore ways to add protection for the districts while still providing flexibility to property
owners.
Based on the input received at this workshop and other outreach events, the Borough Council will
vote on whether or not to pursue a local preservation ordinance later this fall. Enactment of this
ordinance may require some level of design review and approval for certain types of projects prior
to beginning the project. To determine the appropriate path forward to preserving these districts,
your continuing involvement is needed!
Phase 1
»» The first phase focuses on community engagement, education and exploration of
regulatory preservation options for the two neighborhoods. Based on community
input during Phase 1 and recommendations by Borough staff, the State College
Borough Council will determine whether or not to establish a local preservation
ordinance.
Phase 2 & 3
»» If the Borough Council decides to pursue regulatory protection for one or both of
these districts, Phases 2 and 3 will establish design guidelines to use in the review
of future projects. A tentative schedule is provided below.
Tentative Schedule
A Local Preservation Ordinance WOULD:
»» Establish local regulations to maintain character.
»» Focus on individual historic properties and the district as a whole.
»» Require design review/Certificate of Appropriateness for certain actions.
A Local Preservation Ordinance WOULD NOT:
»» Require any change to an existing property.
»» Focus on the interior of any property.
»» Apply to a site/building component NOT visible from the street.
Tentative Schedule
PHASE 1
SEPTEMBER OCTOBER NOVEMBER DECEMBER JANUARY FEBRUARY MARCH APRIL MAY JUNE
PHASE 2 PHASE 3
Important Note: Project Phases 2 and 3 will only occur if Borough Council Directs staff to proceed at the end of Phase 1.
1 9
2 104
3
5 11 138 1276
1. Borough Council/DHRB Study Session
2. Community Workshop #1
4. DHRB Study Session
5. Community Input Summary Document
6. Borough Council Meeting
7. Potential Ordinance Adoption
8. Draft Historic Districts Guidelines
Document
10. DHRB Study Session
11. Borough Council Meeting
12. Final Historic Districts Guidelines
13. Potential Ordinance Enactment
Public Meeting/Workshop Key Project Publication
coordinationwithState
FOR MORE INFORMATION ON
THE PROJECT, PLEASE CONTACT:
Anne Messner, AICP
Senior Planner/Zoning Officer
amessner@statecollegepa.us
814-234-7109
http://www.statecollegepa.us/3004/HARB
We are
here!
2017
2018

2
BOARD
WHAT IS HISTORIC PRESERVATION?
WHAT IS HISTORIC
PRESERVATION?
WHAT ARE THE
BENEFITS?
CONTRIBUTINGVS.
NON-CONTRIBUTING
Buildings in the Holmes-Foster/Highlands Historic District and College Heights Historic
District are listed as “contributing” or “non-contributing,” which is shown on the maps
on Boards 3 and 4. Each property’s status as “contributing” or “non-contributing” was
determined in the 1994 survey and designation of the two National Historic Districts.
Contributing Properties
A contributing property is any building, structure, object or site within the boundaries of
the district which reflects the significance of the district as a whole. A property can be
determined to be contributing because of historic associations or historic architectural
qualities.
The “Statement of Significance” within the National Register Nomination form for College
Heights and Holmes-Foster/Highlands Historic Districts provides more information about
the determination for each property.
Non-Contributing Properties
A non-contributing property is any building, site, structure or object that does not add
to the historic significance of a property. It could be a vacant site, a recently constructed
building or an older building that no longer retains historic integrity.
Contributing/Non-Contributing Properties and Design
Review
The recommendations address contributing and non-contributing properties in State
College’s Historic Districts. For contributing properties, the focus of design review is to
preservekeycharacter-definingfeaturesandmaintainintegrityof thebuildingandthedistrict.
For non-contributing properties, the focus is on maintaining and achieving compatibility
with neighboring historic properties and the district.
What Does Preservation Mean?
Historic preservation is the act of maintaining community heritage as it is embodied in
the built environment and landscape. Preservation seeks to keep historic properties for the
benefit of future generations. It means:
»» Using historic properties
»» Accommodating change
»» Maintaining key character-defining features
Basic Preservation Principles
When considering work on a historic property, it is important to determine historic
significance, assess integrity and determine appropriate actions. The following principles
guide preservation projects:
Principle 1: Preserve Key Features
»» Those elements that convey significance (such as building materials, architectural
details, etc.) should be preserved.
Principle 2: Retain Integrity
»» Retain historic fabric (a building’s integrity as a whole and its relationship to its site
and surroundings) wherever feasible.
Principle 3: Respect the Historic Character of a Property
»» Don’t try to change the style or make it look older than it is.
Principle 4: Seek Uses that are Compatible with the Historic Character
State College’s historic neighborhoods embody the heritage and identity of the Borough.
In particular, the Holmes-Foster/Highlands and College Heights Historic Districts contain
a rich composition of historic buildings associated with the residential history of State
College as an emerging college town. These two districts offer excellent examples of early
20th century housing styles, including Colonial and Tudor Revivals, Mission style, Craftsman
Bungalow, Victorian, late Queen Anne, Mansard, Four Square and more.
Why Preserve Historic Properties?
»» Honor our diverse heritage
»» Economic health
»» Quality of life
»» Maintain community character
»» Support sustainability
»» Heritage tourism
»» Enhance property values
»» Jobs in rehabilitation industry
1. Preserve
If a historic feature is intact and in good condition, preserve it with regular maintenance to maintain its integrity.
2. Repair
If a historic feature is deteriorated or damaged, repair it to its original condition.
3. Replace
If a feature or portion of a feature cannot be reasonably repaired, replace the feature in-kind (that is, using the
same materials, detail and finish), or with an alternative that maintains the appearance of the feature.
4. Reconstruct
If all or part of a historic feature is missing, reconstruct it based on appropriate evidence, such as historical
photographs or from studying features on similar adjacent properties.
5. Compatible Alterations
If a new feature (one that did not exist previously) or an addition is necessary, design it in such a way as to
minimize the impact on original features. It is also important to distinguish new features on a historic building
from original historic elements, even if in subtle ways.
Preferred Sequence of Work
Lorem ipsum
Preferred Sequence of Work

3
BOARD
COLLEGE HEIGHTS HISTORIC DISTRICT
E.MitchellAve.
AdamsAve.
N. Allen St.
Sunset Rd.
MartinTerrace
W
oodland Dr.
Holmes St.
McKee St.
Jackson St.Thomas St.
Allen
Rd.
Shortlidge Rd.
N.Atherton St.
Fairway Rd.
Franklin St.
Glenn Rd.
HartswickAve.
AugustAlley
LehmanW
ay
RidgeAve.
RidgeAve.
Curtin
Rd.
N.Atherton St.
E.Park
Ave.
W
.Park
Ave.
W.Park
Ave.
HillcrestAve.
ClarenceAve.
GlennRd.
ArborW
ay
Hillcrest
Ave.
OrlandoAve.
Taylor St.
N.Atherton St.
Ferguson
Township
Ferguson
Township
Legend
`
College Heights School
Penn State Golf Courses
Penn State Campus
Penn State Campus
State College Church of Christ
Borough Boundary
District Boundary
Reviewable Properties based on 2016
draft Preservation Ordinance
Non-Reviewable Properties based on
2016 draft Preservation Ordinance
The building footprint outlines shown on this
map are approximate and may not represent
the exact location of a building relative to the
property boundary.
0 ft. 250 ft. 500 ft.
HISTORIC DISTRICT
INFORMATION
• National Register District (listed in 1994)
• 278 contributing properties
• 319 properties total
• All but 2 are residential
• Early 20th century housing styles prominent
The College Heights Historic District represents a wide variety of building
forms, architectural styles and materials, all of which contribute to the district’s
character. The photos below illustrate the variety of designs seen throughout
the College Heights Historic District.
Penn State
University
S.Atherton St.
S.Atherton St.
E. College Ave.
E.C
ollege
A
ve.
N.Allen St.
S. Garner St.
S.Allen St.
E.BeaverA
ve.
U
niversity D
r.
N
.Atherton
St.
E.ParkAve.
E.ParkAve.
EasterlyPkwy
W
aupelani
D
r.
Westerly Pkwy
Univ
ersity Dr.

4
BOARD
HOLMES-FOSTER/HIGHLANDS HISTORIC DISTRICT
S.AllenSt.
W
.College
Ave.
W
.College
Ave.
E.College
Ave.
W
.CalderW
ay.
W
.BeaverAve.
W
.BeaverAve.
E.BeaverAve.
H
ighlandAlley
H
awkAlley
W
.FosterAve.
E.FosterAve.
HighlandAve.
E.FairmountAve.
E.IrvinAve.
E.IrvinAve.
E.FairmountAve.E.ProspectAve.E.HamiltonAve.
E.NittanyAve.
S.Buckhout St.
S.Patterson
St.
S.Sparks St.
S.G
ill St.
S.Barnard
St.
S.Atherton St.
EasterlyPkwy.
Shortlidge Rd.
S.Fraser St.
S.Allen St.
S.Allen St.
S. Pugh St.
S.Pugh
St.
W
illiam
St.
S.GarnerSt.
O
ldBoalsburgRd.
Apple Alley
Berry Alley
Clover Alley
Osage Alley
Fraternity Row
Locust Ln.
S. Garner St.
Hetzel St.
H
igh
St.
W
.Fairm
ountAve.
W
.ProspectAve.
W
.H
am
iltonAve.
W
.N
ittanyAve.
W
.Cam
pusD
r.
W
.Fairm
ountAve.
W
.N
ittanyAve.
E.HamiltonAve.
Keller St.
Curtin
Rd.
Pollock
Rd.
N.Athe
rtonSt.
University Dr.
EasterlyPkwy.
HISTORIC DISTRICT
INFORMATION
• National Register District (listed in 1994)
• 727 contributing properties
• 858 structures total
• 3 houses from last half of 19th century
• Early 20th century housing styles prominent
The Holmes-Foster/Highlands Historic District represents a wide variety of
building forms, architectural styles and materials, all of which contribute to
the district’s character. The photos below illustrate the variety of designs seen
throughout the Holmes-Foster/Highlands Historic District.
Legend
Memorial Field
State College Area School District
University Baptist & Brethren Church
Community Field
Holy Trinity Orthodox Church
Borough Boundary
District Boundary
Fraternity Row
The building footprint outlines shown on this map are approximate
and may not represent the exact location of a building relative to the
property boundary.
0 ft. 350 ft. 700 ft.
Penn State
University
S.Atherton St.
S.Atherton St.
E. College Ave.
E.C
ollege
A
ve.
N.Allen St.
S. Garner St.
S.Allen St.
E.BeaverA
ve.
U
niversity D
r.
N
.Atherton
St.
E.ParkAve.
E.ParkAve.
EasterlyPkwy
W
aupelani
D
r.
Westerly Pkwy
Univ
ersity Dr.
Non-Reviewable Properties based on
2016 draft Preservation Ordinance
Reviewable Properties based on 2016
draft Preservation Ordinance

5
BOARD
COMMUNITY INPUT
TO-DATE
State College residents have already provided helpful feedback for the Heritage State College
process through a variety of sources, shown below. These include:
»» Borough Council/DHRB Meeting (September 13, 2017)
»» Community Workshop #1 (September 14, 2017)
»» Online surveys
»» Handwritten surveys
The information presented on this board focuses on the input received at the joint Council/
DHRB meeting and the first Community Workshop. Feedback from the Borough/DHRB
meeting and Community Workshop 1 indicated strong support for design topics that would
impact the historic districts overall, including:
Design topics focused on treatment of individual features of historic properties; however,
mixed opinions regarding what type of treatment is appropriate were received.
COMMUNITY
FEEDBACK
BOROUGH COUNCIL/
DHRB MEETING
COMMUNITY
WORKSHOP #1
Community Workshop #1 participants completed four group activity questions, focusing
on one historic district. The first three prompts were open ended, while the fourth provided
an opportunity for each group to respond with “not important,” “somewhat important” or
“very important”:
»» Listthethingsyouloveabouttheneighborhood,suchasarchitecturalstyles,building
size, parking location, landscaping and open space, etc.
»» Work together to identify physical characteristics that you feel are key to defining the
character of the neighborhood. Some examples of key character-defining features
include materiality, front porches, architectural details, etc.
»» Discuss recent development (alterations, additions, new construction, demolitions)
in the neighborhood and list any key issues related to compatibility, loss of historic
properties or other items of concern.
»» Work together to review the following list of preservation objectives. Discuss each
objective and indicate whether it is very important, somewhat important or not
important for the neighborhood. Record any additional comments.
• Preserving the overall look and feel of the neighborhood
• Maintaining the manner in which buildings face or relate to the street
• Preserving the key features of individual historic properties
• Maintaining a consistent scale of buildings
• Ensuring new construction is compatible in character to the buildings in the
neighborhood
Overall, participants agreed that the location, variety of architectural styles and walkability of
the neighborhoods were key features, with recent demolitions becoming an issue. However,
there were a variety of opinions regarding how important each of the final prompts were
to the future of the neighborhood.
The Borough Council/DHRB members participated in a group activity and completed an
individual exercise. The group activity divided members into two groups, each of which
focused on one of the two historic districts. It asked participants about the value of the
historicdistrictsandabouttheirfuturerole.Theyprovidedanswerstothefollowingprompts:
»» Work with your group to describe the value your neighborhood adds to the Borough
as a whole, such as historic buildings, street character, sense of scale. etc.
»» Work together to describe what role the district should play in the future (next 10-
20 years).
After the group exercise, participants individually completed a chart indicating whether
specific reviewable design topics should be subject to design review in State College.
The following topics received very strong support for design review:
»» New Construction
»» Full Demolition
»» Partial Demolition
»» Removal of Architectural Details
The following topics received strong support for design review:
»» Additions
»» Reconstruction of Architectural Details
»» Cornice Changes
»» Window Changes/Replacement
»» Door Changes/Replacement
»» Siding
»» Material Replacement
»» Fences
»» Cleaning with Abrasive Methods
The following topics received moderate support for design review:
»» Roof Materials
»» Storm Windows
»» Shutters
»» Masonry Work
»» Lighting
Finally, one topic in particular received very little support for design review:
»» Storm Doors
Group activity sheets fromWorkshop #1illustrate 2 of the 4 questions
and the group’s responses Two individual activity sheets from the
Borough/Council meeting illustrate a range of
responses for design topic review.
»» Additions to Existing
Buildings
»» New Construction
»» Demolition
»» Alterations to Historic
Properties

6
BOARD
SURVEY
RESULTS
SURVEY FEEDBACK OPEN RESPONSE
PROPERTY OWNERSHIP
SURVEY FEEDBACK
HIGHLIGHTS
The information presented on this board focuses on survey results. The survey included
seven multiple choice and three open response questions. Feedback on this board reflects
surveys received through Friday, September 22. Note that none of the survey questions
were required to be answered; therefore, response counts differ from question to question.
Architecture and historic
character (architectural
styles, use of materials,
front porches, house size)
Proximity to amenities/
services (PSU, Downtown)
Walkable streets
Yards, landscaping and
trees
Neighborhoods and
friends
Property value
Three Most Important Qualities of the Neighborhood?
NumberofRespondents
60
50
40
30
20
10
0
Future of Historic Neighborhoods?
NumberofRespondents
30
25
20
15
10
5
0
Maintain the same family-friendly,
community feel of the neighborhoods
Allow the neighborhoods to continue to
change and evolve at their own pace
Would like to see the population of the
neighborhoods become more owner-
occupied
Maintain the historic and architectural
character of homes in the neighborhoods
Very Important
Important
Somewhat Important
Unimportant
Unsure
Importance of Preserving Neighborhood Character?
NumberofRespondents
25
20
15
10
5
0
Own property
in College
Heights (CH)
I own property
in CH that I
rent out
I live in a rental
property in CH
Own property
in Holmes-
Foster/
Highlands
I own a
property in
HFH that I rent
out
I live in a rental
property in
HFH
I do not live,
own or rent
property in CH
or HFH
The charts below illustrate answers from three multiple choice questions. Three open response questions were included in the survey. The chart below illustrates four
common themes that emerged from answers to one of the open response questions.
The charts below illustrate a survey participant’s property status - owning or renting, and
how many years they have owned the property. More respondents own property in the
historic districts than rent and of those, the majority are from the Holmes-Foster/Highlands
neighborhood. Years of property ownership among survey participants resulted in a fairly
even spread between 0 and 30+ years.
Survey responses yielded similar results to input at the Council/DHRB Workshop and
Community Workshop 1, but also indicated additional concerns. Highlights of survey input
include:
»» Over half of respondents indicated that it was important or very important to
preserve the character of the neighborhoods.
»» Respondents value the architecture, proximity to and walkability of the
neighborhoods most.
»» Many people believe that recent new construction and rehabilitation have been
compatible with the historic character of the neighborhoods.
»» Respondents see a need for increased maintenance of homes in the neighborhoods,
zoning amendments that plan for student housing, and regulations of additions
and new construction to respect the character of the historic neighborhoods.
Common themes throughout many responses include:
Recent new construction, such as new buildings
and/or additions to existing buildings, in College
Heights and Holmes-Foster/Highlands Historic
Districts is compatible with the historic
character
Rehabilitations to existing structures in the
College Heights and Holmes-Foster/Highlands
Historic Districts are compatible with the
historic character
Some recent new construction, such as new
buildings and/or additions to existing buildings,
in College Heights and Holmes-Foster/Highlands
Historic Districts is NOT compatible with the
historic character
Rehabilitations to existing structures in the
College Heights and Holmes-Foster/Highlands
Historic Districts are NOT compatible with the
historic character
Statements to which Respondents Agree?
NumberofRespondents
30
25
20
15
10
5
0
»» Opposition to tearing down of
historic homes
»» Desire for additions and new
construction to respect the
character of the area and be of
high-quality design
»» Concern regarding the affordability
of and time for completing a
design review process
»» Concern that design review will
hinder plans for future alterations
including energy efficiency
improvements
»» Hope for the neighborhoods to
continue to be family-friendly
»» Desire for the number of
owner-occupied homes in the
neighborhoods to increase
Property Ownership
NumberofRespondents
30
25
20
15
10
5
0
Never owned
a property
0-4 years
5-10 years
10-15 years
15-20 years
20-30 years
30+ years
Years of Property Ownership
NumberofRespondents
12
10
8
6
4
2
0

7
BOARD
OVERALL STRATEGY AND GUIDE TO THE
PRELIMINARY RECOMMENDATIONS
COMPATIBILITY
(BOARDS 8-11)
ALTERATIONS TO
HISTORIC PROPERTIES
(BOARDS 12-15)
INTERPRETING THE
RECOMMENDATIONSPRELIMINARY STRATEGY
The preliminary strategy provides a broad
approach for addressing each design topic in
State College.
SAMPLE DESIGN GUIDELINES
Sample design guideline pages are provided for
each design topic. Guidelines would be custom
tailored for State College, but these examples
help illustrate the flexibility and tone for each
topic.
IMAGES
Images for most design topics are provided.
Typically, examples from State College are used.
RECOMMENDATIONS FOR REVIEW
Recommendationsforreviewandtheappropriate
reviewing body are provided for each design
topic.
Compatibility recommendations focus on topics related to maintaining the fundamental
character of an overall historic district. These topics are:
• Additions to Existing Building
• New Construction
• Demolition
Recommendations for alterations to historic properties focus on preserving, repairing,
replacing and changing individual architectural features that are highly visible from the
street. These features are:
Due to the range of opinions and concerns expressed
in the survey and during the workshops, the preliminary
recommendations take an approach that balances all
interests. The strategy is outlined in the following six items:
• Doors
• Windows
• Architectural Details
• Porches / Stoops
• Materials
• Roofs
• Walls
• Cleaning
• Fences/Site Walls
8
BOARD
ADDRESSING
COMPATIBILITY
See Boards 9-11
Compatibility recommendations focus on maintaining the
fundamental character of an overall historic district.
13
BOARD
4-20 Section 4: Changes to Existing Buildings: Draft 2-Public Review, August 7, 2017
4.31 Repair, rather than replace, a historic door.
• For information about repairing the window or lites in a door,
see information about repairing historic wood windows.
• For small areas of damage, consider using a wood consolidant
to preserve the original wood.
• If a patch or Dutchman repair is appropriate, remove the least
amount of material needed to properly execute the repair.
Use wood as close to the original material as possible (same
species, grain pattern, and color) for a less visible result.
4.32 If a door cannot be repaired, match its replacement to the
original.
• If a similar door on the same building is available to be moved
from a less prominent location, this option is preferred.
• If an existing replacement door is not available, match the
new replacement door to the original door’s design. For
example, the number, size, and arrangement of panels and
lites should be the same.
• Match the material of the original door, or choose a material
that will look similar after it is painted.
• If the original door design is unknown, use a design that is
appropriate to the architectural style of the house.
Altering an existing door opening
A change in the size and shape of an original door opening may
be considered if (a) the door is not highly visible from the street,
such as on a side wall toward the rear of the building, and (b) the
existing door is not a key character-defining feature of the building
and, therefore, may be altered without substantially affecting
the integrity of the historic building. Do not alter a historic door
opening on the front of a building. If a change to a door opening is
appropriate:
4.33 Design the new door to be compatible with the historic
building.
• Use a design that is simple in character and of its own time, so
that the door will be easy to identify as being new.
• More flexibility in door design, including size and detailing, may
be considered farther back on the side wall of a building.
This door with a transom above is
appropriate for a
Victorian-era house.
This replacement door with ornate,
faux “leaded” glass would be
inappropriate on most historic
buildings.
Design guiDelines for the reno Park his toric Dis tri
Ty p i c a l H i s t o r i c W i n d o w C o
Flashing
Sash
Glazing
Muntin
Sash
Sash
Sill
Apron/Trim
Trim
2.26 Preserve the size and proportion of a
window opening.
• Reducing an original opening to accom
smaller window or increasing it to receiv
window is inappropriate.
2.27 Match a replacement window to the o
its design.
• If the original is double-hung, then the rep
window should also be double-hung or app
so. Match the replacement also in the nu
position of glass panes.
• Matching the original design is particularly
on key character-defining facades.
2.28 In a replacement window, use mater
appear similar to the original.
• Using the same material as the original is
especially on character-defining facades.
a substitute material may be consider
appearance of the window components w
those of the original in dimension, profile a
• New glazing should convey the visual ap
of historic glazing. It should be clear. Tr
low-e type glass is appropriate. Metallic and
finishes are inappropriate.
• Vinyl and unfinished metals are inappropria
materials.
DOORS
I. PRELIMINARY STRATEGY
Often one of the most important decorative features of a house, a doorway reflects the age
and style of a building. The character-defining features of a historic door and its distinct
materials and placement should be preserved. When a new door is needed, it should be in
character with the building, especially when it is located on a primary wall.
I. PRELIMINAR
The type, size, frami
configuration (rhythm
features of a historic
The most important w
house when highly vis
with the historic build
IV. RECOMMENDATIONS FOR REVIEW IV. RECOMMEN
II. SAMPLE DOOR
DESIGN GUIDELINE III. DOORS IN STATE COLLEGE
II. SAMPLE WIN
DESIGN GUIDE
WINDO
Excerpt from Houston Heights Historic District Design
Guidelines (Houston,TX)
Excerpt from the Design Guid
Addition Historic District (Arv
Address:
» Preservation of original front door
location and size of door opening
» Accommodate compatible new
door
Do Not Address:
» Door attachments such as storm
windows and shutters
» Door details such as door knobs
Address:
» Preservation
windows
» Preservation
size of openi
ALTERATIONS TO CO
RECOMMENDED REVIEW METHOD
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Door changes and
replacement •
Storm doors •
Door details
(knobs, etc.) •
Door repairs •
RE
Re
Window changes
and replacement
Storm windows
Shutters
Window Details
TYPES OF REVIEW
Recommendations for each topic are included in a table. They fall into one of the
following categories:
»» No Review - design topic is not regulated
»» No Review: Permitted as Defined - a definition and permitted regulations
would be provided in a future historic preservation ordinance
»» HARB Review Required (Advisory) - design topic must be reviewed by
the HARB; however, the HARB recommendations are advisory, not required
»» Staff Approval and Issuance of COA - design topic must be reviewed
by Borough staff, who issue a Certificate of Appropriateness (COA) if
alterations meet requirements
»» Council Approval and Issuance of COA (with HARB
Recommendation) - proposed alterations reviewed by HARB, who provides
a recommendation to Borough Council. Council may issue a COA if
proposed alterations meet requirements
9
BOARD
ADDITIONS TO ALL
EXISTING BUILDINGS
II. RECOMMENDATIONS FOR REVIEW FOR ADDITIONS
TO ALL EXISTING BUILDINGS
Additions to existing buildings may occur. When an owner adds onto a contributing building,
the addition should be compatible with the overall form of the original historic building and
not detract from one’s ability to interpret its historic character. Additions to contributing
buildings should also be compatible with the district as a whole. For many historic buildings,
an addition to the rear or side is the preferred approach.
An addition to a non-contributing buildings in a historic district should be designed to be
compatible with the district. A proposed addition to non-contributing structures is often
treated as new construction in a historic district and would be reviewed as such. When an
alteration is made to aid accessibility for those with mobility impairments (such as a ramp),
the addition should be temporary or reversible if added to the front of the existing building.
64 Design guiDelines for the reno Park his toric Dis trict
ii. treatment of his toric resources
Location & Design of a Residential Addition
1. Subordinate rear addition
This modestly-scaled rear addition
is minimally visible from the public
right-of-way to achieve a high level of
compatibility with the historic structure
and context.
with ConneCting element
Thisrear-additionisclearlydifferentiated
fromtheoriginalstructurewithaconnecting
elementthatalsobreaksthewallplane
betweentheoriginalstructureandtheaddition
toachieveahighlevelofcompatibilitywiththe
historicstructureandcontext.
3. Side dormer addition
Thisnewsheddormerprovidesacompatible
small-scaleadditionbecauseitissubordinate
totheroofformandislocatedsubstantially
totherearofthefrontfaçade.
Notethatdormershapesonstreetvisible
sidesshouldmatchroofformsanddormer
shapesseenhistoricallywheneverpossible,
butsheddormerscanbeappropriateif
unobtrusiveasillustrated.
Thisnewgabledormerprovidesan
incompatibleadditionbecauseitisoutof
scalewiththeroof,inconsistentwiththe
historicstyleoftheneighborhoodand
itcreatesprivacyissuesforneighboring
properties.
4
4
4
4
A number of scenarios for rear and rooftop additions to a historic structure are illustrated below and on the following page. The
illustrations demonstrate one condition on an interior (non-corner) lot. The location and design of the additions illustrated on this
page are compatible with the historic structure and surrounding context.
4 4
8 8
III. SAMPLE ADDITIONS DESIGN GUIDELINES
Excerpt from the Design Guidelines for the Reno Park Addition Historic District (Arvada, CO)
Excerpt from the Design Guidelines for the Reno Park Addition Historic District (Arvada, CO)Design guiDelines for the reno Park his toric Dis trict 1
Location & Design of a Residential Addition (continued)
The location and design of the first two additions illustrated on this page (scenarios 5 & 6) may be acceptable in some contexts or
situations, while the remaining additions (scenarios 7-9) illustrate incompatible approaches.
5. TWO-STORY REAR ADDITION
WITH CONNECTING ELEMENT
Thisrear-additionistallerthantheoriginal
structurebutisstillclearlydifferentiated
withaconnectingelementtoachievean
acceptablelevelofcompatibilitywiththe
historicstructureandcontextinmostcases.
6. GABLE-FRONT ROOFTOP
ADDITION WITH SETBACKS
Thisrooftopadditionissetbackfromthe
frontandsidefaçades.Theillustrated
designmaynotbeappropriateinallcases
andwouldrequiresensitivitytoensurethat
theintegrityofthehistorichouseisretained.
7. INCOMPATIBLE TWO-STORY
REAR ADDITION
This two-story rear addition is not
compatible with the historic structure
and context because it overpowers the
original structure. It is also wider than the
original structure, which makes it more
visible from the public right-of-way.
8. INCOMPATIBLE ROOFTOP
frontandside.However,itisnotcompatible
withthehistoriccontextbecause it
overpowerstheoriginalstructure,extends
ontothefront-facingroofplane,anddestroys
asignificantproportionofthehistoricroof.
4 4
44
8
8
8
8
ADDITION WITH NO SETBACKS
Thisrooftopadditionisnotsetbackfromthe
frontortheside.Itisnotcompatiblewiththe
historiccontextbecauseitoverpowersthe
originalstructureanddestroysthehistoric
roof.
8 8
Address:
» Placement and visibility of the
addition
Address:
» Relationship to the district as a
whole
» Location of the addition
in relation to the street and
sidewalk
» Overall mass and scale of the new
structure
» Rhythm of doors and windows on
the walls visible from streets and
sidewalks
A number of scenarios for rear and rooftop additions to an existing structure are illustrated below. The illustrations depict a lot in the middle of a block (not in the corner). A variety of
compatible and incompatible building additions are shown on this page. Note that the checks and X’s on these diagrams illustrate appropriate and inappropriate additions to contributing
historic structures in a different community. The recommendations shown below may be similar to the suggestions for additions to contributing historic structures in State College.
Additions to non-contributing structures in State College’s historic districts will be treated as new construction, and will, therefore, follow different design guidelines than shown below.
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
ADDITIONS TO A PRIMARY BUILDING
To side of building,
visible from street •
To rear of building,
visible from street •
Roof-top •
ACCESSIBILITY ADDITIONS
To front of building
(temp) •
(reversible) •
(permanent) •
All other locations •
» Mass and scale of the addition in relation
to the existing contributing structure
» Materials and style of the addition
11
BOARD
DEMOLITION OF HISTORIC STRUCTURES
Based on the input to-date, discouraging and even preventing demolition of historic
structures in the College Heights and Holmes-Foster/Highlands Historic Districts is a key
community objective. However, sometimes demolition may be necessary. When considering
whether demolition is an appropriate action, the significance and condition of the structure
should be taken into account. The demolition’s impact on the street and district should also
be examined.
II. RECOMMENDATIONS FOR DEMOLITION REVIEW
Address:
» Historic buildings that are of
significance, individually and/or to
the district as a whole
» Historic buildings that retain their
integrity (analysis of the condition
of the building)
» Historic buildings that are key
to their context, both street and
district (contribute to the rhythm
of structures)
III. SAMPLE DESIGN GUIDELINES FOR DEMOLITION OF HISTORIC STRUCTURES
The following sample pages from other communities’ preservation design guidelines documents illustrate different ways the topic may be addressed.
1-21Section 1: Introduction: Draft 2-Public Review, August 7, 2017
DEMOLITION
Demolition should be a measure of last resort. A historic district
is created in order to protect an area that has historic and
architectural significance, and designating an historic district in the
City of Houston requires the support of 67% of property owners. All of
the properties in an historic district, together, establish the character
of the neighborhood. The removal of a contributing house or
building is damaging to the neighborhood as a whole.
Demolition of a contributing resource is not allowed, except when:
1. The building, structure, or object has seriously deteriorated to
an unusable state and is beyond reasonable repair; and
2. The HAHC finds, based on the preponderance of credible
evidence presented by the applicant, the existence of an
unreasonable economic hardship, per criteria established
in the historic preservation ordinance, Sec. 33-247(c), or the
establishment of an unusual and compelling circumstance,
Sec. 33-247(c).
Substantial documentation and evidence is required to establish
these claims, and the burden of proof rests on the applicant. An
application for a Certificate of Appropriateness for demolition
requires all of the following information:
1. Photographs and other documented evidence detailing
the deteriorated state of the property and the inability to
reasonably repair the property
2. A certified appraisal of the value of the property conducted
by a certified real estate appraiser that takes into account
that the property is a landmark, protected landmark, or
contributing structure in a historic district, as well as the two
most recent assessments of the value of the property unless the
property is exempt from local property taxes
3. All appraisals obtained by the owner in connection with the
acquisition, purchase, donation, or financing of the property,
or during the ownership of the property
4. All listings for the sale or lease of the property by the owner
within the last year, and a statement by the owner of any bids
and offers received and counteroffers given on the property
5. Evidence of any consideration by the owner of uses and
adaptive reuses of the property
6. Itemized and detailed rehabilitation cost estimates for the
identified uses of the property;
7. Any financial statements showing revenue and expenses
incurred for the property
(continued on next page)
Examples of demolition
Excerpt from the Design Guidelines for the Houston Heights Historic District Design Guidelines (Houston,TX)
134 CHAPTER 12: Demolition and Relocation of Historic Structures
Design Review Guidelines for Mobile’s Historic Districts
Demolition Guidelines
This section provides general guidelines for consideration of demolition
of a historic structure. The demolition of historic structures is generally not
allowed unless there are extraordinary circumstances. When demolition is
proposed, consider the following general guidelines.
Significance
As an initial step, determine the significance of the historic structure. An
analysis should be undertaken to determine if the historic structure retains
its integrity. In some cases, a property previously identified as a contribut-
ing historic structure may no longer retain its integrity due to changes to
the structure since the time it was originally determined to be historic.
» Consider the current significance of a structure previously determined to be
historic.
In some cases, the original designation of a structure as contributing
or non-contributing to the historic district in which it is located may no
longer be valid either because the structure has lost its historic integrity or
because the passage of time or change in appreciation of the structure
has resulted in the structure contributing to the character of the district.
Condition
The physical condition of the historic structure should be considered
when determining whether or not a structure may be demolished.
» Consider the condition of the structure in question. Demolition may be more
appropriate when a building is deteriorated or in poor condition.
Impact on the Street and District
Consider the impact of removing the historic structure relative to its
context. Demolition may be more appropriate where the removal of the
historic structure does not significantly impact the perception of the block
as viewed from the street.
» Consider whether the building is one of the last remaining positive examples
of its kind in the neighborhood, county, or region.
Also consider the potential impact of demolition of the structure on the
overall context of the structure.
» Consider the impact that demolition will have on surrounding structures,
including neighboring properties, properties on the same block or across the
street or properties throughout the individual historic district.
» Consider whether the building is part of an ensemble of historic buildings that
create a neighborhood.
Nature of Proposed Development
When applicable, the project proposed to replace the structure pro-
posed for demolition should be considered.
» Consider the future utilization of the site.
» If a development is proposed to replace a demolished historic structure,
determine that the proposed replacement structure is consistent with the
guidelines for new construction in historic districts in Chapters 6 and 7 of this
document.
Demolition Applications
Proposed demolition of a structure in a
locally designated district must go be-
fore the ARB for consideration. The ARB
may deny a request if the loss of the
building will impair the historic district.
An application must be submitted for
the demolition of a building within a
historic district. For more information on
the specific application requirements,
consult Chapter 44, Article IV, Section
44-79 of the Mobile City Code. The
application for demolition can be ac-
cessed at http://www.mobilehd.org/
pdfs/Demolition_appl.pdf.
Demolition Requirements
Special documentation is sometimes
required when demolition is approved
by the ARB. The requirements are gen-
erally intended to result in documenta-
tion of the building for historical record.
For more information on the specific
demolition requirements, consult
Chapter 44, Article IV, Section 44-79 of
the Mobile City Code.
Excerpts from the Design Review Guidelines for Mobile’s Historic Districts (Mobile,AL)
» Historic buildings that are the
last remaining positive example
of a type of structure
» Historic buildings that are part
of an ensemble of historic
buildings
Not
Regulated
No Review:
Permitted
as Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
DEMOLITION OF A PRIMARY STRUCTURE
Complete
demolition •
Demolition of a
rear wall •
Demolition of a
side wall •
Demolition of a
front wall •
DEMOLITION OF ALL SECONDARY STRUCTURES
•
DEMOLITION OF NON-CONTRIBUTING STRUCTURE
•
10
BOARD
NEW CONSTRUCTION
Designing a building to fit within the historic character of a neighborhood requires careful
thought. New buildings should reinforce the basic visual characteristics of the historic
district in their orientation and placement, mass and scale, and materials. This does not
mean, however, that a new building must look old; in fact, imitating historic styles is generally
discouraged. Instead, a new building should convey stylistic trends of today while relating
to the characteristics of historic houses on the block and within the district. New secondary
structures, such as garages or Accessory Dwelling Units (ADU), should not be placed in
front of a historic building. When visible from the street, secondary structures should be
designed to be compatible with, but not imitate, the historic structure.
II. RECOMMENDATIONS FOR REVIEW FOR NEW
CONSTRUCTION
Address:
» Location of new structure on
the site and in relation to the
street and sidewalk
» Overall mass and scale of the
new structure
» Rhythm of doors and windows
on the front wall of the new
structure
» Stone, brick, wood and other
materials that are similar to
those seen on existing buildings
» Roof form
Do Not Address:
» Windows, doors and other
architectural features
» Architectural details
68 CHAPTER 6: Residential Design Guidelines
Building Placement and Orientation
Where and how a new residential structure is sited on a vacant lot plays
a significant role in its being compatible with the historic neighborhood.
The two primary components of siting that should be considered are
setbacks and spacing. Setbacks refer to the distance between the street
and a building. Spacing refers to the distance between the building and
property lines and the building and adjacent structures. Setbacks and
spacing associated with new construction should be consistent with set-
backs and spacing of adjacent historic structures.
6.34 Maintain the visual line created by the fronts of buildings along a
street.
» Where front yard setbacks are uniform, place a new structure in general
alignment with its neighbors.
» Where front yard setbacks vary, place a new structure within the established
range of front yard setbacks on a block.
6.35 Maintain the side yard spacing pattern on the block.
» Locate a structure to preserve the side yard spacing pattern on the block as
seen from the street.
» Provide sufficient side setbacks for property maintenance.
» Provide sufficient side setbacks to allow needed parking to occur behind the
front wall of the house.
Historic District Overlay Zoning
Ordinance
Where appropriate, use the Historic
District Overlay Zoning Ordinance to
allow a building to encroach upon
the standard required front, rear, or
side setbacks in order to achieve com-
patibility with existing and surrounding
structures in a historic district. Consult
the Office of Urban Development if
you have questions.
Consistent Setback Context
Varied Setback Context
On some blocks, front facades are in
general alignment, and front yards
have consistent depths. In this context,
a new structure should be built at the
same front yard setback as the exist-
ing structures on the block as illustrat-
ed at the right.
On some blocks, the historic front yard
setback pattern is varied, and ad-
ditional flexibility is appropriate in the
placement of a new structure. In this
context, a new structure should be
built within the established range of
front yard setbacks on the block as
illustrated at the right.
Appropriate Front Yard Setbacks
The placement of a new structure should be compatible with the pattern of front yard setbacks along the block as illus-
trated below. New structures are shown in the diagram in yellow.
Consistent front
Setback on the
block
Established
setback range
on the block
New Structure Broken Into Modules
New Structure Inappropriately Scaled
Although it is larger than existing struc-
tures on the block, the new residential
structure illustrated at the right is broken
down into modules that are similar in size
to traditional buildings in the surround-
ing context. The two-story portion of the
structure has also been set back from
the street to help preserve the traditional
one-story appearance of the block face.
The new structure illustrated at the right
does not appear to be in scale with tradi-
tional buildings in the surrounding con-
text. The new structure’s two-story front
facade and long side walls loom over the
streetscape and adjacent, smaller scale
structures.
Appropriate Residential Massing
While it may be larger than a traditional residential structure in the surrounding context, a new residential structure in a
locally-designated historic district should appear to be similar in mass and scale to those seen historically on the block as
illustrated below.
New Structure
New Structure
Design guiDelines for the ren o Park his toric Dis trict 91
iv. new cons truction
b u i l d i n G o r i e n t a t i o n
Traditionally, the primary entrance of a building faced the
street. In residential settings it was sheltered by a porch.
These traditional development patterns should be continued.
4.4 Maintain the traditional orientation of a building
to the street. (+)
• Locate the primary entrance to face the street.
• In some cases, the front door itself may be positioned
perpendicular to the street. In this case, the entry
should still be clearly defined with a walkway, porch,
or stoop, for residential building types, and with a
recessed entry or canopy for other building types.
8
8 4
44
4
Design a building to be compat-
ible with the context. A gable
room form and front porch are
appropriate features; however,
the porch should be raised simi-
lar to others in the context.
ible with the context of Reno
Park. Consider how the building
will convey similar design attri-
butes of a historic building and
appear in scale, while expressing
its true age.
Design a building to be
compatible with the context. A
hip roof, simple building form
and raised porch are appropriate
features on this building.
This building is not compatible
with the Reno Park context. The
flat roof is inappropriate and the
building scale is too wide.
This building is compatible with
the Reno Park context. It has a
similar roof form, window pattern
and porch proportion to historic
buildings in the neighborhood.
with Reno Park. Its windows and
entry features are out of propor-
tion with others in the context.
Its building mass is also too
large.
III. SAMPLE DESIGN GUIDELINES FOR NEW CONSTRUCTION
Excerpts from the Design Review
Guidelines for Mobile’s Historic
Districts (Mobile,AL)
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
NEW PRIMARY STRUCTURE
Location (setbacks) •
Form, mass and
scale •
Materials •
NEW SECONDARY STRUCTURE (GARAGE, ACCESSORY BUILDING, ETC)
Rear half of lot •
Front half of lot •
12
BOARD
ALTERATIONS TO
HISTORIC PROPERTIES
See Boards 13-15
Recommendations for alterations to a historic property focus on preserving,
repairing, replacing and changing individual architectural features that are highly
visible from the street such that the integrity of a historic property and that of
the district as a whole are maintained.
13
BOARD
4-20 Section 4: Changes to Existing Buildings: Draft 2-Public Review, August 7, 2017
4.31 Repair, rather than replace, a historic door.
• For information about repairing the window or lites in a door,
see information about repairing historic wood windows.
• For small areas of damage, consider using a wood consolidant
to preserve the original wood.
• If a patch or Dutchman repair is appropriate, remove the least
amount of material needed to properly execute the repair.
Use wood as close to the original material as possible (same
species, grain pattern, and color) for a less visible result.
4.32 If a door cannot be repaired, match its replacement to the
original.
• If a similar door on the same building is available to be moved
from a less prominent location, this option is preferred.
• If an existing replacement door is not available, match the
new replacement door to the original door’s design. For
example, the number, size, and arrangement of panels and
lites should be the same.
• Match the material of the original door, or choose a material
that will look similar after it is painted.
• If the original door design is unknown, use a design that is
appropriate to the architectural style of the house.
Altering an existing door opening
A change in the size and shape of an original door opening may
be considered if (a) the door is not highly visible from the street,
such as on a side wall toward the rear of the building, and (b) the
existing door is not a key character-defining feature of the building
and, therefore, may be altered without substantially affecting
the integrity of the historic building. Do not alter a historic door
opening on the front of a building. If a change to a door opening is
appropriate:
4.33 Design the new door to be compatible with the historic
building.
• Use a design that is simple in character and of its own time, so
that the door will be easy to identify as being new.
• More flexibility in door design, including size and detailing, may
be considered farther back on the side wall of a building.
This door with a transom above is
appropriate for a
Victorian-era house.
This replacement door with ornate,
faux “leaded” glass would be
inappropriate on most historic
buildings.
Ty p i c a l H i s t o r i c W i n d o w C o m p o n e n t s
Double Hung Window
(Residential, Commercial,
Agricultural)
Flashing
Sash
Glazing
Muntin
Sash
Sash
Sill
Apron/Trim
Trim
2.26 Preserve the size and proportion of a historic
window opening.
• Reducing an original opening to accommodate a
smaller window or increasing it to receive a larger
window is inappropriate.
2.27 Match a replacement window to the original in
its design.
• If the original is double-hung, then the replacement
window should also be double-hung or appear to be
so. Match the replacement also in the number and
position of glass panes.
• Matching the original design is particularly important
on key character-defining facades.
2.28 In a replacement window, use materials that
appear similar to the original.
• Using the same material as the original is preferred,
especially on character-defining facades. However,
a substitute material may be considered if the
appearance of the window components will match
those of the original in dimension, profile and finish.
• New glazing should convey the visual appearance
of historic glazing. It should be clear. Transparent
low-e type glass is appropriate. Metallic and reflective
finishes are inappropriate.
• Vinyl and unfinished metals are inappropriate window
materials.
39CHAPTER 5: Design Guidelines Applicable to All Historic Districts
Details and Ornamentation
Historic details and ornamentation are often character defining features
of a building. They should be preserved.
5.17 Preserve historic stylistic and architectural details and ornamenta-
tion.
» Preserve storefronts, cornices, turned columns, brackets, exposed rafter tails,
jigsaw ornaments and other key architectural features that are in good con-
dition.
» Retain historic details and ornamentation intact.
» Retain and treat exterior stylistic features and examples of skilled craftsman-
ship with sensitivity.
» Repair historic details and ornamentation that are deteriorated.
» Employ preventive maintenance measures such as rust removal, caulking
and repainting.
» Minimize damage to historic architectural details when repairs are necessary.
» Document the location of a historic feature that must be removed and re-
paired so it may be repositioned accurately.
» Patch, piece-in, splice, consolidate or otherwise upgrade deteriorated fea-
tures using recognized preservation methods.
» Stabilize or fix isolated areas of damage using consolidants. Epoxies and resins
may be considered for wood repair.
» Protect significant features that are adjacent to the area being worked on.
5.18 Use technical procedures for cleaning, refinishing and repairing an
architectural detail that will maintain the original finish.
» Use the gentlest means possible that will achieve the desired results.
» Employ treatments such as rust removal, caulking, limited paint removal and
reapplication of paint or stain where appropriate.
5.19 Where repair is impossible, replace details and ornamentation ac-
curately.
» When replacing historic details, match the original in profile, dimension, and
material.
» A substitute material may be considered if it appears similar in character and
finish to the original. A measured drawing may be required in these instances
to recreate missing historic details from photographs.
» Do not apply architectural details that were not part of the original structure.
For example, decorative mill work should not be added to a building if it was
not an original feature. Doing so would convey a false history.
Replace an architectural element
accurately.
When replacing features such as awnings to
a highly detailed storefront facade, make
the profile and level of detail of the awnings
subordinate to the historic details.
Historic brackets are key character-defining
features that should be preserved.
Preserve cornices, turned columns, brackets, exposed rafter tails, jigsaw ornaments,
storefronts and other key architectural features that are in good condition.
Decorative millwork should not be added to
a building if it was not an original feature.
DOORS
Often one of the most important decorative features of a house, a doorway reflects the age
and style of a building. The character-defining features of a historic door and its distinct
materials and placement should be preserved. When a new door is needed, it should be in
character with the building, especially when it is located on a primary wall.
The type, size, framing and dividing lights of windows, as well as their location and
configuration (rhythm), help establish the character of a building. The character-defining
features of a historic window, its distinct materials and its location should be preserved.
The most important windows to preserve are typically on the front, and on the side of a
house when highly visible from the street. In addition, a new window should be in character
with the historic building.
IV. RECOMMENDATIONS FOR REVIEW IV. RECOMMENDATIONS FOR REVIEW IV. RECOMMENDATIONS FOR REVIEW
II. SAMPLE DOOR
DESIGN GUIDELINE III. DOORS IN STATE COLLEGE
III. WINDOWS IN STATE
COLLEGE
III. ARCHITECTURAL DETAILS
IN STATE COLLEGE
II. SAMPLE WINDOW
DESIGN GUIDELINE
II. SAMPLE ARCHITECTURAL
DETAILS DESIGN GUIDELINE
WINDOWS ARCHITECTURAL DETAILS
Architectural details contribute to the character of a structure and vary by architectural
style. These may include dormers, ornamental brackets and moldings. Architectural details
should be preserved.
Excerpt from the Design Guidelines for the Reno Park
Addition Historic District (Arvada, CO)
Excerpt from the Design Review Guidelines for Mobile’s
Historic Districts (Mobile,AL)
Address:
location and size of door opening
» Accommodate compatible new
door
Do Not Address:
» Door attachments such as storm
windows and shutters
» Door details such as door knobs
Address:
» Preservation of original
windows
» Preservation of location and
size of opening
Do Not Address:
» Window attachments such as
storm windows and shutters
Address:
» Preservation of original
architectural details
» Regular maintenance and
upkeep of architectural details
» Reconstructionof damagedarchitectural
details to match the original detail
ALTERATIONS TO CONTRIBUTING HISTORIC PROPERTIES
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Door changes and
replacement •
Storm doors •
Door details
(knobs, etc.) •
Door repairs •
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Window changes
and replacement •
Storm windows •
Shutters •
Window Details •
Not
Regulated
No Review:
Permitted
as Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Removal of
architectural
details
•
Replacement
of architectural
details
•
Reconstruction
of architectural
details
•
15BOARD
WALLS CLEANING FENCES / SITE WALLS
35CHAPTER 5: Design Guidelines Applicable to All Historic Districts
HISTORIC MASONRY
Historic masonry should be repaired and preserved wherever possible.
5.8 Preserve and repair original masonry materials.
» Preserve masonry features that define the overall historic character, such as
walls, cornices, pediments, steps and foundations.
» Take particular care with historic masonry. Consult Staff for guidance when
repairing and replacing mortar joints and masonry.
» Unpainted 19th Century imported Philadelphia and locally manufactured
brick may not be painted. In cases where historic brick has been previously
painted, the paint color should be of a suitable color to match the age and
architectural style of the structure.
PAINT
Historically, most wood surfaces on the exteriors of buildings were painted
to protect them from weathering. Concrete and stucco structures were
mostly scored and painted. Use of color and color schemes that reflect
a building’s predominant historic period are encouraged. A painting proj-
ect should reflect the historic character of the property and of the district.
Paint colors and schemes will generally be approved if it is in keeping
with the historic style and period of the building and the neighborhood.
5.9 Plan repainting carefully.
» The utilization of period color and paint schemes that reflect the historic char-
acter of the property is encouraged.
» Always prepare a good substrate.
» Prior to painting, remove damaged or deteriorated paint only to the next
intact layer, using the gentlest means possible.
» Use compatible paints. Some latex paints will not bond well to earlier oil-
based paints without a primer coat.
ACCEPTABLE REPLACEMENT MATERIALS (FOR HISTORIC MATERIALS)
Materials that are the same as the original, or that appear similar in finish,
scale, style, and detail are acceptable. These often include:
» Stucco
» Wood
» Brick
» Stone
» Cast stone
» Wood: lap siding, shingles, board and batten
» Other materials original to the building, which are not listed above
UNACCEPTABLE REPLACEMENT MATERIALS (FOR HISTORIC MATERIAL)
Materials that do not appear similar to the original in finish, scale, style,
and detail are unacceptable. These often include:
» Mineral fiber shingle (unless original to the building)
» Imitation brick or stone (unless original to the building)
» Metal siding
» Vinyl siding
» Exposed/raw concrete block
» Plywood or mineral fiber siding or panels
» Vinyl or elastomeric paint (such as Rhinoshield)
» Ceramic paint
» Exterior Insulation Finish System (EIFS)
The utilization of period color and paint
schemes that reflect the historic character
of the property is encouraged.
4-3Section 4: Changes to Existing Buildings: Draft 2-Public Review, August 7, 2017
HISTORIC BUILDING MATERIALS
These design guidelines apply to all materials that are original to the
building, including wood, stone, brick, metal, stucco, plaster, and
concrete. Historic building materials should be preserved in place,
as much as possible, and repaired when necessary. If the material is
damaged beyond repair, only then should you consider replacing
it. Only replace material that is damaged, and use replacement
material that matches the original.
If historic materials have been covered, consider removing the
covering; do this carefully, so that the underlying original building
material is not damaged, and repair the original material as
needed, once it is exposed.
4.3 Keep historic building materials clean.
• If building materials become dirty or mildewed, use gentle
cleaning products and methods, rather than harsh chemicals
or abrasive treatments.
• A low-pressure water wash is preferred; avoid high-pressure
or abrasive methods, which can damage historic building
material.
• Mild chemicals should be tested in an inconspicuous location
before using on larger areas.
4.4 Preserve historic building materials.
• Do not remove original material that is in good condition.
• Do not cover or obscure historic building materials.
• Consider removing later covering materials that are
inappropriate.
• Repair historic building materials.
• Use storm drains, flashing, coping, gutters, etc. to provide
proper drainage away from historic materials and minimize
damage to them.
Inappropriate siding being removed
from a historic brick Italianate
building
Harsh cleaning methods, such
as sandblasting, can damage
historic materials, changing their
appearance.
For more information about
appropriate maintenance
methods, please see the National
Park Service’s Preservation Brief
No. 47: Maintaining the Exterior
of Small and Medium Size Historic
Buildings.
NOTE:
A house with original building
materials
Brick showing damage from inappropriate cleaning
(photo courtesy of Heritage Ohio)
Highly visible walls with historic masonry, stone or stucco materials should be preserved
and maintained in good condition. Masonry walls and features should be cleaned, repointed
and patched when necessary. Painted walls and wood features should be maintained and
repaintedwhennecessarytomatchtheoriginalpaintcolorandtoprotectwoodsurfacesfrom
weathering. Concrete and stucco structures should be scored and painted when necessary.
Original wall materials should be replaced in kind or with alternative materials that reflect
the scale and pattern of original materials.
Cleaning historic materials is sometimes necessary to extend the lifetime of the materials
and to keep them in good condition. If cleaning historic materials is appropriate, a low-
pressure wash is preferred. Chemical cleaning may be considered if a test patch is first
reviewed and negative effects are not found. Harsh cleaning methods, such as sandblasting,
should not be used because it can damage historic materials and change their appearance.
Instead, gentle cleaning products and methods should be utilized.
IV. RECOMMENDATIONS FOR REVIEW
II. SAMPLE WALLS DESIGN
GUIDELINE FROM MOBILE
II. SAMPLE PORCH DESIGN
GUIDELINE FROM HOUSTON
118 CHAPTER 10: Site Considerations
Fences, Walls and Gates
Fences and low walls are character-defining features of many properties
in Mobile’s historic districts. A historic fence, wall or gate should be pre-
served. A new fence, wall or gate should be compatible with the archi-
tectural style of the primary building and these same elements on other
properties in the district.
10.1 Maintain a historically significant fence or masonry site wall.
» Maintain a historically significant wooden picket or cast iron fence.
» Maintain a historically significant stuccoed brick or concrete masonry site
wall.
10.2 Design a fence to be compatible with the architectural style of the
house and existing fences in the neighborhood.
» Install a painted wood picket fence.
» Install a simple wood or wire fence. Heights of wooden picket fences are
ordinarily restricted to 36”. Consideration for up to 48,” depending on the
location of the fence, shall be given. A variance might be required. Staff can
advise and assist applicants with regard to a variance. If combined with a
wall, the total vertical dimension of the wall and fence collectively should not
exceed 36,” or in some cases 48”.
Design a fence to be compatible with the
architectural style of the house and existing
fences in the neighborhood.
Maintain a historically significant fence or
masonry site wall.
Install a simple wood-and-wire fence, provided that it is appropriate to the style of the
house and does not exceed 48” in height as measured from grade. If combined with a
wall, the total vertical dimension of the wall and fence collectively should not exceed 48”.
36” Max
(48” Max under some
circumstances)
36” Max
circumstances)
Install a cast-iron or other metal fence not exceeding 36” in height if located in the front
yard. 48” shall be considered under certain circumstances. Coping walls located below
cast-iron fencing may be appropriate in certain locations and do not count toward the
total height.
Front Yard Fence Height Requirements
Street
Fence
36” Max
circumstances)
II. SAMPLE FENCE
DESIGN GUIDELINES
Historic fences, site walls and retaining walls in front yards should be preserved. A new
fence or site wall should be compatible with the architectural style of the primary building
and within the district.
4-3Section 4: Changes to Existing Buildings: Draft 2-Public Review, August 7, 2017
HISTORIC BUILDING MATERIALS
These design guidelines apply to all materials that are original to the
building, including wood, stone, brick, metal, stucco, plaster, and
concrete. Historic building materials should be preserved in place,
as much as possible, and repaired when necessary. If the material is
damaged beyond repair, only then should you consider replacing
it. Only replace material that is damaged, and use replacement
material that matches the original.
If historic materials have been covered, consider removing the
covering; do this carefully, so that the underlying original building
material is not damaged, and repair the original material as
needed, once it is exposed.
4.3 Keep historic building materials clean.
• If building materials become dirty or mildewed, use gentle
cleaning products and methods, rather than harsh chemicals
or abrasive treatments.
• A low-pressure water wash is preferred; avoid high-pressure
or abrasive methods, which can damage historic building
material.
• Mild chemicals should be tested in an inconspicuous location
before using on larger areas.
4.4 Preserve historic building materials.
• Do not remove original material that is in good condition.
• Do not cover or obscure historic building materials.
• Consider removing later covering materials that are
inappropriate.
• Repair historic building materials.
• Use storm drains, flashing, coping, gutters, etc. to provide
proper drainage away from historic materials and minimize
damage to them.
Inappropriate siding being removed
from a historic brick Italianate
building
Harsh cleaning methods, such
as sandblasting, can damage
historic materials, changing their
appearance.
For more information about
appropriate maintenance
methods, please see the National
Park Service’s Preservation Brief
No. 47: Maintaining the Exterior
of Small and Medium Size Historic
Buildings.
NOTE:
A house with original building
materials
Brick showing damage from inappropriate cleaning
(photo courtesy of Heritage Ohio)
Address:
» Preservation of original wall
materials
» Protection of original materials
such as painting and repointing
» Repair of original wall materials
» Replacement of original materials
in kind or with alternative
materials that reflect the original
materials
III. WALLS IN STATE COLLEGE
III. CLEANING IN STATE
COLLEGE
III. FENCES / RETAINING WALLS
IN STATE COLLEGE
Address:
» Preservation of original fences
and site walls
» Design of new fences and site
walls to be compatible with the
style of the historic structure
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Masonry work •
Material
replacement in
kind
•
Material
replacement with
alternative
•
Siding (covering
original) •
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Regular cleaning •
Cleaning exterior
surfaces with
abrasive methods
•
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
Removal of
historic fence/wall •
New/replacement
fence/wall •
Address:
» Cleaning exterior surfaces with
abrasive cleaning methods, such as
sandblasting (in ordinance only)
14
BOARD
PORCHES / STOOPS MATERIALS ROOFS
51CHAPTER 6: Residential Design Guidelines
Porches
Porches and galleries are important elements of traditional Mobile resi-
dential architecture. They frame and protect primary entrances. They
also display a concentration of decorative details. In many neighbor-
hoods, they continue to serve as outdoor living rooms.
Preserving a front porch is a high priority. A rear or side porch also may be
important to preserve, especially for a building located on a corner lot,
and their preservation is encouraged.
6.4 Preserve an original porch or gallery on a house.
» Maintain the height and pitch of a porch roof.
» Do not enclose a front porch if feasible.
» If a porch is to be screened, do so in a manner that preserves the existing
porch elements and does not damage them.
» Where a rear or side porch is enclosed, preserve the original configuration of
columns, handrails and other important architectural features.
6.5 Repair a porch in a way that maintains the original character.
6.6 If replacement is required, design it to reflect the time period of the
historic structure.
» Replace a historic porch element to match the original.
» Use replacement materials and elements that are appropriate to the style,
texture, finish, composition and proportion of the historic structure.
» Where an original porch is missing entirely, base a replacement porch on
physical or photographic evidence. If no evidence exists, draw from similar
structures in the neighborhood.
» Match the balustrade of a historic porch to the design and materials of the
porch.
» When reconstructing a porch, pay particular attention to matching the
handrails, lower rails, balusters, decking, posts/columns, proportions and
decorative details.
» Do not completely replace an entire porch or element unless absolutely
necessary. Only replace the element or portion of an element that requires
replacement.
» Do not use cast-iron columns or railing where no evidence exists that these
elements were used historically.
» Do not use a brick base for a wood column (exception is Craftsman styles).
» Do not use a railing that is too elaborate for the building (of a different style).
» Do not relocate an original front stairway or steps.
Piers, Foundations and Foundation Infill
Consider restoring a porch or stoop to its
original condition. For example, this porch
was not originally enclosed and could be
re-opened.
Repairing Porch Railings
Avoid removing original materials that
are in good condition or that can be
repaired in place.
Before: A deteriorated railing should be
repaired when feasible.
After: Railing has been repaired and the
base of the post has been replaced in-
kind.
Replace a historic porch element to match the original.
49CHAPTE
M NA A G M NA A G
M NA A G
COMM NDA ON O W
COMM NDA ON O W
COMM NDA ON O W
M O H D GN
GU D N
M OO
D GN GU D N
M M
D GN GU D N OO N O G
M N
O G
O H ND OO N
O G
MM W M
MM W M
MM W M
1. Focus on high-level features, not details
2. For historic properties, focus on key features that can
be seen from the street
3. Provide options for property owners in the treatment
of historic properties
4. Focus on compatibility for new construction
5. Establish an efficient design review process
6. Discourage demolition of historic properties
OVERALL
STRATEGY
The preliminary recommendations are divided into 2 major categories: Compatibility and Alterations to Historic Properties.

8
BOARD
ADDRESSING
COMPATIBILITY
See Boards 9-11
Compatibility recommendations focus on maintaining the
fundamental character of an overall historic district.

9
BOARD
ADDITIONS TO ALL
EXISTING BUILDINGS
II. RECOMMENDATIONS FOR REVIEW OF ADDITIONS
TO ALL EXISTING BUILDINGS
ADDITIONS TO CONTRIBUTING PROPERTIES
Additions to existing buildings may occur. When an owner adds onto a contributing building,
the addition should be compatible with the overall form of the original historic building and
not detract from one’s ability to interpret its historic character. Additions to contributing
buildings should also be compatible with the district as a whole. For many historic buildings,
an addition to the rear or side is the preferred approach.
ADDITIONS TO NON-CONTRIBUTING PROPERTIES
An addition to a non-contributing buildings in a historic district should be designed to be
compatible with the district. A proposed addition to non-contributing structures is often
treated as new construction in a historic district and would be reviewed as such.
When an alteration is made to aid accessibility for those with mobility impairments (such
as a ramp), the addition should be temporary or reversible if added to the front of the
existing building.
64 Design guiDelines for the reno Park his toric Dis trict
Location & Design of a Residential Addition
This modestly-scaled rear addition
is minimally visible from the public
right-of-way to achieve a high level of
compatibility with the historic structure
and context.
with ConneCting element
Thisrear-additionisclearlydifferentiated
fromtheoriginalstructurewithaconnecting
elementthatalsobreaksthewallplane
betweentheoriginalstructureandtheaddition
toachieveahighlevelofcompatibilitywiththe
historicstructureandcontext.
Thisnewsheddormerprovidesacompatible
small-scaleadditionbecauseitissubordinate
totheroofformandislocatedsubstantially
totherearofthefrontfaçade.
Notethatdormershapesonstreetvisible
sidesshouldmatchroofformsanddormer
shapesseenhistoricallywheneverpossible,
butsheddormerscanbeappropriateif
unobtrusiveasillustrated.
Thisnewgabledormerprovidesan
incompatibleadditionbecauseitisoutof
scalewiththeroof,inconsistentwiththe
historicstyleoftheneighborhoodand
itcreatesprivacyissuesforneighboring
properties.
4
4
4
4
A number of scenarios for rear and rooftop additions to a historic structure are illustrated below and on the following page. The
illustrations demonstrate one condition on an interior (non-corner) lot. The location and design of the additions illustrated on this
page are compatible with the historic structure and surrounding context.
4 4
8 8
III. SAMPLE ADDITIONS DESIGN GUIDELINES
Excerpt from the Design Guidelines for the Reno Park Addition Historic District (Arvada, CO)Design guiDelines for the reno Park his toric Dis trict 1
Location & Design of a Residential Addition (continued)
The location and design of the first two additions illustrated on this page (scenarios 5 & 6) may be acceptable in some contexts or
situations, while the remaining additions (scenarios 7-9) illustrate incompatible approaches.
5. TWO-STORY REAR ADDITION
WITH CONNECTING ELEMENT
Thisrear-additionistallerthantheoriginal
structurebutisstillclearlydifferentiated
withaconnectingelementtoachievean
acceptablelevelofcompatibilitywiththe
historicstructureandcontextinmostcases.
6. GABLE-FRONT ROOFTOP
frontandsidefaçades.Theillustrated
designmaynotbeappropriateinallcases
andwouldrequiresensitivitytoensurethat
theintegrityofthehistorichouseisretained.
7. INCOMPATIBLE TWO-STORY
REAR ADDITION
This two-story rear addition is not
compatible with the historic structure
and context because it overpowers the
original structure. It is also wider than the
original structure, which makes it more
visible from the public right-of-way.
frontandside.However,itisnotcompatible
withthehistoriccontextbecause it
overpowerstheoriginalstructure,extends
ontothefront-facingroofplane,anddestroys
asignificantproportionofthehistoricroof.
4 4
44
8
8
8
8
ADDITION WITH NO SETBACKS
Thisrooftopadditionisnotsetbackfromthe
frontortheside.Itisnotcompatiblewiththe
historiccontextbecauseitoverpowersthe
originalstructureanddestroysthehistoric
roof.
8 8
Address:
»» Placement and visibility of the
addition
Address:
»» Relationship to the district as a
whole
»» Location of the addition
sidewalk
»» Overall mass and scale of the new
structure
»» Rhythm of doors and windows on
the walls visible from streets and
sidewalks
A number of scenarios for rear and rooftop additions to an existing structure are illustrated below. The illustrations depict a lot in the middle of a block (not in the corner). A variety of
compatible and incompatible building additions are shown on this page. Note that the checks and X’s on these diagrams illustrate appropriate and inappropriate additions to contributing
historic structures in a different community. The recommendations shown below may be similar to the suggestions for additions to contributing historic structures in State College.
Additions to non-contributing structures in State College’s historic districts will be treated as new construction, and will, therefore, follow different design guidelines than shown below.
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
ADDITIONS TO A PRIMARY BUILDING (INCLUDING NEW PORCHES)
To front, side or
rear of building,
visible from street
•
Roof-top •
(temp) •
(permanent) •
All other locations •
»» Mass and scale of the addition in relation
to the existing contributing structure
»» Materials and style of the addition
Also Address:
Also Address:

10
BOARD
NEW CONSTRUCTION
Designing a new building to fit within the historic character of a neighborhood requires
careful thought. New buildings should reinforce the basic visual characteristics of the
historic district in their orientation and placement, mass and scale, and materials. This does
not mean, however, that a new building must look old; in fact, imitating historic styles
is generally discouraged. Instead, a new building should convey stylistic trends of today
while relating to the characteristics of historic houses on a block and within a district. New
secondary structures, such as garages or Accessory Dwelling Units (ADU), should not
be placed in front of a historic building. When visible from the street, a new secondary
structure should be designed to be compatible with, but not imitate, the historic structure.
II. RECOMMENDATIONS FOR REVIEW FOR NEW
CONSTRUCTION
Address:
»» Orientation and placment of a
new structure on the site and
sidewalk
»» Overall mass and scale of a new
structure
»» Rhythm of doors and windows
on the front wall of a new
structure
»» Stone, brick, wood and other
materials that are similar to
those seen on existing buildings
»» Roof form
Do Not Address:
»» Windows, doors and other
architectural features
»» Architectural details
Building Placement and Orientation
Where and how a new residential structure is sited on a vacant lot plays
a significant role in its being compatible with the historic neighborhood.
The two primary components of siting that should be considered are
setbacks and spacing. Setbacks refer to the distance between the street
and a building. Spacing refers to the distance between the building and
property lines and the building and adjacent structures. Setbacks and
spacing associated with new construction should be consistent with set-
backs and spacing of adjacent historic structures.
6.34 Maintain the visual line created by the fronts of buildings along a
street.
» Where front yard setbacks are uniform, place a new structure in general
alignment with its neighbors.
» Where front yard setbacks vary, place a new structure within the established
range of front yard setbacks on a block.
6.35 Maintain the side yard spacing pattern on the block.
» Locate a structure to preserve the side yard spacing pattern on the block as
seen from the street.
» Provide sufficient side setbacks for property maintenance.
» Provide sufficient side setbacks to allow needed parking to occur behind the
front wall of the house.
Historic District Overlay Zoning
Ordinance
Where appropriate, use the Historic
District Overlay Zoning Ordinance to
allow a building to encroach upon
the standard required front, rear, or
side setbacks in order to achieve com-
patibility with existing and surrounding
structures in a historic district. Consult
the Office of Urban Development if
you have questions.
Consistent Setback Context
Varied Setback Context
On some blocks, front facades are in
general alignment, and front yards
have consistent depths. In this context,
a new structure should be built at the
same front yard setback as the exist-
ing structures on the block as illustrat-
ed at the right.
On some blocks, the historic front yard
setback pattern is varied, and ad-
ditional flexibility is appropriate in the
placement of a new structure. In this
context, a new structure should be
built within the established range of
front yard setbacks on the block as
illustrated at the right.
Appropriate Front Yard Setbacks
The placement of a new structure should be compatible with the pattern of front yard setbacks along the block as illus-
trated below. New structures are shown in the diagram in yellow.
Consistent front
Setback on the
block
Established
setback range
on the block
New Structure Broken Into Modules
New Structure Inappropriately Scaled
Although it is larger than existing struc-
tures on the block, the new residential
structure illustrated at the right is broken
down into modules that are similar in size
to traditional buildings in the surround-
ing context. The two-story portion of the
structure has also been set back from
the street to help preserve the traditional
one-story appearance of the block face.
The new structure illustrated at the right
does not appear to be in scale with tradi-
tional buildings in the surrounding con-
text. The new structure’s two-story front
facade and long side walls loom over the
streetscape and adjacent, smaller scale
structures.
Appropriate Residential Massing
While it may be larger than a traditional residential structure in the surrounding context, a new residential structure in a
locally-designated historic district should appear to be similar in mass and scale to those seen historically on the block as
illustrated below.
New Structure
New Structure
iv. new cons truction
b u i l d i n G o r i e n t a t i o n
Traditionally, the primary entrance of a building faced the
street. In residential settings it was sheltered by a porch.
These traditional development patterns should be continued.
4.4 Maintain the traditional orientation of a building
to the street. (+)
• Locate the primary entrance to face the street.
• In some cases, the front door itself may be positioned
perpendicular to the street. In this case, the entry
should still be clearly defined with a walkway, porch,
or stoop, for residential building types, and with a
recessed entry or canopy for other building types.
8
8 4
44
4
ible with the context. A gable
room form and front porch are
appropriate features; however,
the porch should be raised simi-
lar to others in the context.
ible with the context of Reno
Park. Consider how the building
will convey similar design attri-
butes of a historic building and
appear in scale, while expressing
its true age.
Design a building to be
compatible with the context. A
hip roof, simple building form
and raised porch are appropriate
features on this building.
with the Reno Park context. The
flat roof is inappropriate and the
building scale is too wide.
This building is compatible with
the Reno Park context. It has a
similar roof form, window pattern
and porch proportion to historic
buildings in the neighborhood.
with Reno Park. Its windows and
entry features are out of propor-
tion with others in the context.
Its building mass is also too
large.
III. SAMPLE DESIGN GUIDELINES FOR NEW CONSTRUCTION
Excerpts from the Design Review
Guidelines for Mobile’s Historic
Districts (Mobile,AL)
Not
Regulated
No Review:
Permitted as
Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
NEW PRIMARY STRUCTURE
Orientation/
Location (setbacks) •
Form, mass and
scale •
Materials •
NEW SECONDARY STRUCTURE (GARAGE, ACCESSORY BUILDING, ETC)
Rear half of lot •
Front half of lot •

11
BOARD
DEMOLITION
Based on the input to-date, discouraging and even preventing demolition of historic
structures in the College Heights and Holmes-Foster/Highlands Historic Districts is a key
community objective. However, sometimes demolition may be necessary. When considering
whether demolition is an appropriate action, the significance and condition of the structure
should be taken into account. The demolition’s impact on the street and district should also
be examined.
II. RECOMMENDATIONS FOR DEMOLITION REVIEW
Address:
»» Historic buildings that are of
significance, individually and/or to
the district as a whole
»» Historic buildings that retain their
integrity (analysis of the condition
of the building)
»» Historic buildings that are key
to their context, both street and
district (contribute to the rhythm
of structures)
III. SAMPLE DESIGN GUIDELINES FOR DEMOLITION OF HISTORIC STRUCTURES
The following sample pages from other communities’ preservation design guidelines documents illustrate different ways the topic may be addressed.
1-21Section 1: Introduction: Draft 2-Public Review, August 7, 2017
DEMOLITION
Demolition should be a measure of last resort. A historic district
is created in order to protect an area that has historic and
architectural significance, and designating an historic district in the
City of Houston requires the support of 67% of property owners. All of
the properties in an historic district, together, establish the character
of the neighborhood. The removal of a contributing house or
building is damaging to the neighborhood as a whole.
Demolition of a contributing resource is not allowed, except when:
1. The building, structure, or object has seriously deteriorated to
an unusable state and is beyond reasonable repair; and
2. The HAHC finds, based on the preponderance of credible
evidence presented by the applicant, the existence of an
unreasonable economic hardship, per criteria established
in the historic preservation ordinance, Sec. 33-247(c), or the
establishment of an unusual and compelling circumstance,
Sec. 33-247(c).
Substantial documentation and evidence is required to establish
these claims, and the burden of proof rests on the applicant. An
application for a Certificate of Appropriateness for demolition
requires all of the following information:
1. Photographs and other documented evidence detailing
the deteriorated state of the property and the inability to
reasonably repair the property
2. A certified appraisal of the value of the property conducted
by a certified real estate appraiser that takes into account
that the property is a landmark, protected landmark, or
contributing structure in a historic district, as well as the two
most recent assessments of the value of the property unless the
property is exempt from local property taxes
3. All appraisals obtained by the owner in connection with the
acquisition, purchase, donation, or financing of the property,
or during the ownership of the property
4. All listings for the sale or lease of the property by the owner
within the last year, and a statement by the owner of any bids
and offers received and counteroffers given on the property
5. Evidence of any consideration by the owner of uses and
adaptive reuses of the property
6. Itemized and detailed rehabilitation cost estimates for the
identified uses of the property;
7. Any financial statements showing revenue and expenses
incurred for the property
(continued on next page)
Examples of demolition
Excerpt from the Design Guidelines for the Houston Heights Historic District Design Guidelines (Houston,TX)
134 CHAPTER 12: Demolition and Relocation of Historic Structures
Demolition Guidelines
This section provides general guidelines for consideration of demolition
of a historic structure. The demolition of historic structures is generally not
allowed unless there are extraordinary circumstances. When demolition is
proposed, consider the following general guidelines.
Significance
As an initial step, determine the significance of the historic structure. An
analysis should be undertaken to determine if the historic structure retains
its integrity. In some cases, a property previously identified as a contribut-
ing historic structure may no longer retain its integrity due to changes to
the structure since the time it was originally determined to be historic.
» Consider the current significance of a structure previously determined to be
historic.
In some cases, the original designation of a structure as contributing
or non-contributing to the historic district in which it is located may no
longer be valid either because the structure has lost its historic integrity or
because the passage of time or change in appreciation of the structure
has resulted in the structure contributing to the character of the district.
Condition
The physical condition of the historic structure should be considered
when determining whether or not a structure may be demolished.
» Consider the condition of the structure in question. Demolition may be more
appropriate when a building is deteriorated or in poor condition.
Impact on the Street and District
Consider the impact of removing the historic structure relative to its
context. Demolition may be more appropriate where the removal of the
historic structure does not significantly impact the perception of the block
as viewed from the street.
» Consider whether the building is one of the last remaining positive examples
of its kind in the neighborhood, county, or region.
Also consider the potential impact of demolition of the structure on the
overall context of the structure.
» Consider the impact that demolition will have on surrounding structures,
including neighboring properties, properties on the same block or across the
street or properties throughout the individual historic district.
» Consider whether the building is part of an ensemble of historic buildings that
create a neighborhood.
Nature of Proposed Development
When applicable, the project proposed to replace the structure pro-
posed for demolition should be considered.
» Consider the future utilization of the site.
» If a development is proposed to replace a demolished historic structure,
determine that the proposed replacement structure is consistent with the
guidelines for new construction in historic districts in Chapters 6 and 7 of this
document.
Demolition Applications
Proposed demolition of a structure in a
locally designated district must go be-
fore the ARB for consideration. The ARB
may deny a request if the loss of the
building will impair the historic district.
An application must be submitted for
the demolition of a building within a
historic district. For more information on
the specific application requirements,
consult Chapter 44, Article IV, Section
44-79 of the Mobile City Code. The
application for demolition can be ac-
cessed at http://www.mobilehd.org/
pdfs/Demolition_appl.pdf.
Demolition Requirements
Special documentation is sometimes
required when demolition is approved
by the ARB. The requirements are gen-
erally intended to result in documenta-
tion of the building for historical record.
For more information on the specific
demolition requirements, consult
Chapter 44, Article IV, Section 44-79 of
the Mobile City Code.
Excerpts from the Design Review Guidelines for Mobile’s Historic Districts (Mobile,AL)
»» Historic buildings that are the
last remaining positive example
of a type of structure
»» Historic buildings that are part
of an ensemble of historic
buildings
Not
Regulated
No Review:
Permitted
as Defined
HARB Review
Required
(Advisory)
Staff Approval
and Issuance of
COA
Council Approval
and Issuance of
COA (with HARB
Recommendation)
DEMOLITION OF A PRIMARY STRUCTURE
Complete
demolition •
Demolition of a
rear wall •
Demolition of a
side/front wall •
DEMOLITION OF ALL SECONDARY STRUCTURES
•
DEMOLITION OF NON-CONTRIBUTING PRIMARY STRUCTURE
•
Also Address:

12
BOARD
ALTERATIONS TO
CONTRIBUTING PROPERTIES
See Boards 13-15
Recommendations for alterations to a historic property focus on preserving,
repairing, replacing and changing individual architectural features that are highly
visible from the street such that the integrity of a historic property and that of
the district as a whole are maintained.

Heritage State College Workshop #2 Boards

Heritage State College Workshop #2 Boards

Recommended

Recommended

More Related Content

What's hot

What's hot (8)

Similar to Heritage State College Workshop #2 Boards

Similar to Heritage State College Workshop #2 Boards (20)

More from Douglas Shontz

More from Douglas Shontz (20)

Recently uploaded

Recently uploaded (20)

Heritage State College Workshop #2 Boards