Preservation shall be considered the most appropriate treatment of an historical property: when the property's distinctive materials, features, and spaces are essentially intact and thus convey the historic significance without extensive repair or replacement; when depiction of a particular period of time is not appropriate; and when a continuing or new use does not require additions or extensive alterations. Consistent with §
42-20, the following preservation standards shall apply:
A. A property will be used as it was historically or be given a new
use that maximizes the retention of distinctive materials, features,
spaces and spatial relationships. Where a treatment and use have not
been identified, a property will be protected and, if necessary, stabilized
until additional work may be undertaken.
B. The historical character of a property will be retained and preserved.
The replacement of intact or repairable historical materials or alteration
of features, spaces and spatial relationships that characterize a
property will be avoided.
C. Each property will be recognized as a physical record of its time,
place, and use. Work needed to stabilize, consolidate, and conserve
existing historical materials and features will be physically and
visually compatible, identifiable upon close inspection, and properly
documented for future research.
D. Changes to a property that have scquired historical significance
in their own right will be retained and preserved.
E. Distinctive materials, features, finishes, and construction techniques
or examples of craftsmanship that characterize a property will be
preserved.
F. The existing condition of historical features will be evaluated to
determine the appropriate level of intervention needed. Where the
severity of deterioration requires repair or limited replacement of
a distinctive feature, the new material will match the feature being
replaced in original composition, design, color, and texture.
G. Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible. Treatments that cause damage to
historical materials will not be used.
H. Archaeological resources will be protected and preserved in place.
If such resources must be disturbed, mitigation measures will be undertaken.
Rehabilitation shall be considered the most appropriate treatment of an historical property: when repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction of a particular period of time is not appropriate. Consistent with §
42-20, the following rehabilitation standards shall apply:
A. A property will be used as it was historically or be given a new
use that requires minimal change to its distinctive material, features,
spaces, and spatial relationships.
B. The historical character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features, space
and spatial relationships that characterize a property will be avoided.
C. Each property will be recognized as a physical record of its time,
place, and use. Changes that create a false sense of historical development,
such as adding conjectural features or elements from other historical
properties, will not be undertaken.
D. Changes to a property that have acquired historical significance
in their own right will be retained and preserved.
E. Distinctive materials, features, finishes, and construction techniques
or examples of craftsmanship that characterize a property will be
preserved.
F. Deteriorated historical features will be repaired rather than replaced.
Where the severity of deterioration requires replacement of a distinctive
feature, the feature being replaced will match the feature in original
design, color, texture, and, where possible, materials. Replacement
of missing features will be substantiated by documentary and physical
evidence.
G. Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible. Treatments that cause damage to
historical materials will not be used.
H. Archaeological resources will be protected and preserved in place.
If such resources must be disturbed, mitigation measures will be undertaken.
I. New additions, exterior alterations, or related new construction
will not destroy historical materials, features, and spatial relationships
that characterize the property. The new work shall be differentiated
from the old and will be compatible with the historical materials,
features, size, scale and proportion and massing to protect the integrity
of the property and its environment.
J. New additions and adjacent or related new construction will be undertaken
in such a manner that, if removed in the future, the essential form
and integrity of the historical property and its environment would
be unimpaired.
Restoration shall be considered the most appropriate treatment of an historical property: when the property's design, architectural, or historical significance during a particular period of time outweighs the potential loss of extant materials, features, spaces, and finishes that characterize other historical periods; where there is substantial physical and documentary evidence for the work; and when contemporary alterations and additions are not planned. Prior to undertaking restoration, a particular period time, i.e., the restoration period, should be selected and justified and a documentation plan for restoration developed. Consistent with §
42-20, the following standards for restoration shall apply:
A. A property will be used as it was historically or be given a new
use which reflects the property's restoration period.
B. Materials and features from the restoration period will be retained
and preserved. The removal of materials or alteration of features,
spaces, and spatial relationships that characterize the period will
not be undertaken.
C. Each property will be recognized as a physical record of its time,
place, and use. Work needed to stabilize, consolidate and conserve
materials and features from the restoration period will be physically
and visually compatible, identifiable upon close inspection, and property
documented for future research.
D. Materials, features, spaces and finishes that characterize other
historical periods will be documented prior to their alteration or
removal.
E. Distinctive material, features, finishes, and construction techniques
or examples of craftsmanship that characterize the restoration period
will be preserved.
F. Deteriorated features from the restoration period will be repaired
rather than replaced. Where the severity of deterioration requires
replacement of a distinctive feature, the feature being replaced will
match the feature in original design, color, texture, and, where possible,
materials.
G. Replacement of missing features from the restoration period will
be substantiated by documentary and physical evidence. A false sense
of history will not be created by adding conjectural features, features
from other properties, or by commingling features that never existed
together historically.
H. Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible. Treatments that cause damage to
historical materials will not be used.
I. Archaeological resources affected by a project will be protected
and preserved in place. If such resources must be disturbed, mitigation
measures will be undertaken in accordance with a plan reviewed and
approved by the Historic Preservation Commission.
J. Designs that were never executed historically will not be permitted
to be constructed.
Reconstruction shall be considered the most appropriate treatment of an historical site: when a contemporary depiction is required to understand and interpret an historical site's historic value (including the recreation of missing components in an historic district or site); when no other property with the same associative value has survived; and when sufficient historical documentation exists to ensure an accurate reproduction. Consistent with §
42-20, the following standards for reconstruction shall apply:
A. Reconstruction will be used to depict vanished or nonsurviving portions
of a property when documentary and physical evidence is available
to permit accurate reconstruction with minimal conjecture and such
reconstruction is essential to the public understanding of the property.
B. Reconstruction of a landscape, building, structure, or object in
its historic location will be preceded by a thorough archaeological
investigation to identify and evaluate those features and artifacts
which are essential to an accurate reconstruction. If such resources
must be disturbed, mitigation measures will be undertaken.
C. Reconstruction will include measures to preserve any remaining materials,
features, and spatial relationships.
D. Reconstruction will be based on the accurate duplication of historical
features and elements substantiated by documentary or physical evidence
rather than on conjectural designs or the availability of different
features from other historical properties. A reconstructed property
will recreate the original historical appearance of the nonsurviving
historical property in materials, design, color, and texture.
E. A reconstruction will be clearly identified as a contemporary recreation.
F. Designs that were never executed historically will not be permitted
to be constructed.
In addition to the general standards in §
42-20, the following standards shall apply:
A. New construction need not replicate historical older buildings or
structures but may reflect contemporary design standards while using
contemporary design elements that relate to the existing historical
structures that surround the new structure. Building height, width,
mass and proportion affect the degree of compatibility between the
old and the new.
B. Site and setting. A developer intending to utilize an historical
resource as a part of a development must consider the context of the
resource's original site by honoring the original historical intention
of said resource and integrating it respectfully into the new development.
C. Building height. Height should be visually compatible with adjacent
buildings. The apparent physical size, scale and height should relate
to existing resources.
D. Openings on frontal facades. The width and height of windows, doors
and entries must be visually compatible with the buildings and structures
of historical significance in the surrounding environment and to which
the new building is visually related.
E. Relationship of unbroken planes to voids (i.e., punctured planes)
in front facades. The relationship of unbroken planes (i.e., walls)
to voids (i.e., windows and doors) on the facade of a building or
structure should be aesthetically harmonious with that of buildings
and structures of historical significance in the surrounding environment.
F. Relationship of vacant land to buildings/structures. The relationship
of a building or structure to the vacant land of an adjoining building
or structure should not violate the existing pattern of spatial relationships
of historically significant structures to the vacant land between
said structures and adjoining buildings. The building mass in large
architectural projects can be varied in form by using setbacks to
create open spaces and landscaping when desirable to provide harmonious
visual transitions between new construction and the adjacent historical
properties.
G. Relationship of exterior projections to the street. The relationship
of exterior projections to the street in new construction should be
visually compatible with the exterior projections to the street in
the surrounding existing buildings of historical significance.
H. Relationship of major exterior building materials. The major exterior
building materials on the facade of a building or on a structure should
reflect the predominant major building materials existent on the facades
of historically significant buildings and on structures in the surrounding
environment.
I. Roof forms. The roof form and slope of a building or structure is
a major element in the visual appearance of the building. Designers
must take into consideration, when designing for new construction,
the existing historical roof forms and slopes of buildings and structures
that the new building will be visually related to.
J. Continuity in visual imagery of appurtenances. Appurtenances of a
building or structure, such as walls, fences and landscape masses,
shall honor the relationship of appurtenances to buildings of historical
significance in the surrounding environment.
K. Scale of buildings. The scale of buildings and structures shall be
in scale with the buildings and structures to which it is visually
related.
L. Signage. Permanent signs which are out of keeping with the character
of the built environment in question should not be used. Excessive
size, inappropriate placement on buildings and inappropriate materials
will result in visual clutter.
M. Site planning. The site planning of landscaping, parking facilities,
utility and service areas, walkways and appurtenances must reflect
the site planning of landscaping, parking facilities, utility and
service areas, walkways and landscape features that form a network
of buildings or structures of historical significance.
In considering whether to recommend, approve or disapprove an
application for a permit to relocate a building, object or structure
designated an historical landmark or located in an historic district,
the Historic Preservation Commission shall be guided by the following
considerations:
A. The historical character and aesthetic interest the building, structure
or object contributes to its setting at the time of the application;
B. Whether there are definite plans for the area to be vacated and what
will be the effect of implementing those plans on the character of
the surrounding area;
C. Whether the building, structure or object can be moved without significant
damage to its physical integrity; and
D. Whether the proposed area of relocation is compatible with the historical
and architectural character of the building, object or structure.
The designation of an historic district establishes, in addition
to review by other governmental entities, the following review function
to be performed by the Historic Preservation Commission:
A. Any application for a building permit to erect a new building, or
to demolish or to alter the height, bulk, setback, location, facade
or exterior appearance of an existing building or site within an historic
district, shall be subject to review by the Historic Preservation
Commission whether or not proposals for new construction or substantial
alteration are subject to review and approval by either the Planning
Board or Zoning Board of Adjustment for site plan or variance requests.
The Historic Preservation Commission's review and recommendations
shall not supersede the powers and responsibilities of the Planning
Board, the Zoning Board of Adjustment or other legislative or regulatory
bodies, but the Planning Board and Zoning Board of Adjustment shall
take into consideration the recommendations of the Historic Preservation
Commission in performing their respective duties.
B. The Historic Preservation Commission shall be responsible to review
an application pursuant to the application requirements and standards
for review set forth in this chapter and, based on its findings, shall
be responsible to issue a certificate of appropriateness or a certificate
of no effect or to not issue any certificate.
C. Any application for a permit to install, upgrade, replace, relocate or remove a wireless communication tower, antennas and equipment within an historic district or visible from a public space within an historic district shall be subject to review by the Historic Preservation Commission, which shall apply the design criteria set forth in §
196-35I through
K in making its recommendation to the Planning Board prior to the Planning Board's hearing on the application.
D. Any application for a permit to install, upgrade, replace, relocate
or remove a solar-powered electricity-generating system within an
historic district or visible from a public space within an historic
district shall be subject to review by the Historic Preservation Commission,
which shall recommend an appropriate balance between the goals of
energy conservation and historic preservation in making its recommendation
to the Planning Board prior to the Planning Board's hearing on the
application.