[HISTORY: Added by the Town Board of the
Town of East Hampton 12-7-2017 by L.L. No. 42-2017]
A.
These
guidelines apply to the group of properties designated as special
historic landmarks which are eligible to have an accessory dwelling
unit. This group includes some of our rarest and oldest building types
which recall East Hampton's history from the 18th century through
the 19th century. Many are small houses on large lots which are well
suited to be preserved intact with most expansion occurring as a second
residence on the property.
B.
The
Architectural Review Board is responsible for reviewing proposed changes
that may affect the character and integrity of these historic houses.
In doing so, the Board will apply the guidelines in this manual. This
guidelines manual identifies work that requires review and work that
is exempt from review.
C.
If
review is required, the owner would submit the Historic Districts
and Landmarks Approval Form (available on the East Hampton Town website)
to the Secretary of the Architectural Review Board at 300 Pantigo
Place, Suite 105. The Architectural Review Board meets on the second
and fourth Thursdays of each month at 6:00 p.m. at the Town Hall Meeting
Room.
A.
Wall
materials. All of this group of landmarks retain the historic wall
covering of wood shingles.
B.
Roofs.
Most of the landmarks retain wood shingle roofs.
(1)
Installing a new wood shingle roof is exempt from review.
(2)
Installing a new composition shingle roof with shingles of a rectangular
design, a small scale, and a uniform dark gray or dark brown tone
no lighter than the color of weathered wood shingles is exempt from
review.
(3)
Installing any other roof material requires review.
(4)
Existing and new gutters and leaders are exempt from review.
C.
Doorways.
(1)
The intent is to retain front doorways that contribute to the historic
character of a building.
(2)
Front doors and their enframements are important features of many
of these landmarks. The plain doorways of some early buildings are
as important as are the more decorative Federal, Greek Revival and
Italianate doorways.
(a)
Review is required for any proposal to replace a front door or components
of a front door enframement.
(b)
All significant elements of an historic front doorway, including
the door, should be retained, and repaired instead of replaced.
(c)
If replacement of any component of an historic front doorway is necessary,
the new material should match that being replaced.
(d)
Work to a doorway on the side or rear walls and installing a storm/screen
door at any doorway is exempt from review.
D.
Windows.
(1)
The intent is to retain windows that contribute to the historic character
of a building, especially on the front facade.
(2)
Many of the buildings retain significant windows and sashes that
contribute to their authentic historic character.
(a)
Windows and their trim that contribute to the historic character
of a building should be retained.
(b)
For any request to replace window components, the Board will consider
their condition and the contribution the existing windows make to
the historic character of the house. Replacement of deteriorated components
for important windows, especially those on the front facade, should
match the material, configuration and dimensions of the historic windows.
(c)
Work to windows on a rear wall and existing and new storm windows,
window screens and window shutters are exempt from review.
E.
Paint
and stain. All exterior painting and staining is exempt from review.
F.
Additions
and alterations.
(1)
Additions and alterations are appropriate when they do not diminish
the architectural integrity of a building or diminish its setting.
(2)
See § E-3, Guidelines for expansion of the historic house and for a second dwelling, for any plan for a significant addition of gross floor area to the property.
(a)
Additions and alterations should not detract from the form and integrity
of the historic house or its setting.
(b)
Additions and alterations should not alter an important historic
feature of a building and should be compatible with the historic building
in scale, height, massing, proportion and arrangement of windows and
other openings, roof form, texture, materials and architectural details.
(c)
Additions should be subordinate in size and scale to the historic
building.
(d)
The rear wall is the most appropriate location for a modest addition.
(e)
The Board realizes greater flexibility is required in reviewing additions
or alterations to rear walls of houses where installation of doors,
windows, and additions with more glazing than found in the historic
house can be expected.
A.
Special historic landmarks are eligible to have a second residence on the property. In most cases, the intent is to preserve the small historic house intact or with minimal additions while placing the balance of the allowable gross floor area into a new second residence on the property. In most cases the small historic house would become the accessory dwelling to a new larger house. The criteria of § 255-7-60D for approval of a second residence are intended to promote the goal of keeping the historic house intact and, in siting the second residence, to retain the setting of the historic house.
B.
In
reviewing an application for expansion of a special historic landmark
house or for construction of a second dwelling on a property, the
Architectural Review Board shall consider:
(1)
The extent to which the proposal achieves the goal of maintaining
or enhancing the integrity of the landmark building and its setting,
particularly its setting when viewed from the street.
(2)
The extent to which the proposal keeps the historic house intact
with no additions; or, when this option is not possible, minimizes
any additions and keeps any additions subordinate in size and scale
to the historic house. Wherever possible, the Board shall encourage
applicants to maintain the integrity of the landmark building by avoiding
additions, if transferring expansion to a second dwelling is possible.
A.
Fences
and walls.
(1)
The relationship that many of these landmark houses have with the
street is an important part of their setting. A moderate regulation
of fences placed between the house and the street will preserve the
contribution these landmarks make to the historic character of the
Town.
(2)
The guidelines for a fence also apply to an entry gate at a walk
or driveway.
(a)
Installing a post-and-rail fence with two rails is exempt from review.
(b)
Installing a picket fence less than five feet in height is exempt
from review.
(c)
Installing a horizontal board fence less than four feet in height
and having two or three horizontal boards is exempt from review.
(d)
Review is required for any other type of fence, wall or earth berm
along the street boundary and in front yards. When a landmark property
is bounded by more than one street, only the boundary with the street
closest to the landmark building is subject to review.
B.
Driveways
and walkways. Driveways and walkways are exempt from review, except
that their placement may be part of the review of plans for a proposed
second dwelling.
C.
Accessory
buildings and structures. Accessory buildings and structures, such
as garages, pool houses, swimming pools and tennis courts, are exempt
from review, except that their placement may be part of the review
of plans for a proposed second dwelling.
D.
Exterior
lighting. Exterior lighting is exempt from review.
E.
Landscape
plantings. Landscape plantings are exempt from review.
A.
No
historic landmark should be demolished.
B.
In
considering a proposal to demolish all or part of an historic landmark,
the following guidelines apply.
(1)
No historic landmark or significant component thereof should be demolished.
(2)
If an application for demolition is based on severe structural instability
or on extensive damage from fire, flood, hurricane or other casualty,
a technical report prepared by an architect or engineer is required.
The report will include an assessment of the nature and extent of
the structural instability or damage and a determination of the feasibility
of the repair of the building and/or reconstruction of damaged or
destroyed portions of the building. After reviewing the report, the
Board may determine that restoration/reconstruction is impractical
or impossible and approve demolition.
(3)
The Board may require adequate documentation of an historic building
or portion of a building through photographs and measured drawings
as a condition of approval when there is no alternative but demolition.
All but one of this group of historic landmarks are on their
original sites. Their exact location and their relationship to the
street is an important part of their setting and historic significance.
In considering a proposal to relocate a building, the following guidelines
apply.
A.
Landmarks
should remain on their original sites.
B.
Landmarks
which are not now on their original sites, but which have a location
or setting that contributes to the character of the Town, should not
be relocated unless doing so will enhance the setting of the historic
building and allow it to make a greater contribution to the historic
character of the Town.
