Exterior alterations to historic structures shall require a building permit and prior approval of the Town Planning Board. Unapproved alterations shall be deemed a violation of Chapter 300, Zoning, of the Town Code. Alterations to an historic structure shall be compatible with its historic character and, if located within an historic district, with the surrounding structures of such district. Exception: Exterior alterations allowed by technical review under § 165-22 of this chapter.
A.
Demolition permits for all or part of an historic structure shall
be issued by the Town Board. An applicant for a permit to demolish
an historic structure of portion thereof shall submit to the Board
the following:
(1)
A report from an independent design professional concerning the structure's
physical stability and potential for continued use or adaptive reuse.
Exception: The Town Board may waive the report requirement for demolition
of outbuildings and small portions of structures.
(2)
A plan for the use of the remaining portion of the structure and/or
a plan for improvement of the site following demolition.
(3)
Documentation of investigations and efforts made to preserve or relocate
the structure, obtain funding for preservation, or find other uses
for the structure which would avoid the necessity of demolition.
B.
The Town Board shall take into consideration the above information
or lack thereof in reviewing applications for demolition. Permits
for demolition shall be issued only upon finding that there is no
realistic, feasible alternative to demolition or that the demolition
is of such a minor nature as to not make a significant impact on the
historic character of the structure or district. All demolition permits
issued under this chapter shall expire six months from the date of
issuance, and may only be renewed by the Town Board.
(1)
Exception 1. In case of emergency, demolitions of historic structures
or portions thereof shall not require the approval of the Town Board.
Said demolitions shall otherwise conform to Town regulations governing
unsafe or dangerous buildings.
(2)
Exception 2: Demolitions of de minimis amount, undertaken as part
of exterior alterations approved by the Town Planning Board.
When possible disturbance of a known or suspected culturally
sensitive place, paleontological resource or historic or prehistoric
site of archaeological interest is indicated by the state environmental
quality review process, a cultural resource survey, including one
or more test pits, shall be conducted by a qualified archaeologist.
A.
Where material remains, artifacts, or features of archaeological
interest are inadvertently discovered, as by drilling, mining, excavation,
construction or demolition activities, the local and/or county historian(s)
shall be contacted to evaluate the site and advise on how to proceed.
B.
In the case of an accidental discovery of a culturally significant
place or human remains, all work shall cease immediately (i.e., stop-work
order), and the local and/or county historian(s) shall be contacted
to evaluate the site and advise on how to proceed.
C.
In the case of the accidental discovery of human remains, the police
authorities shall be contacted immediately.
D.
In the case of discovery of a significant paleontological resource,
all work shall cease (i.e., stop-work order), and the local and/or
county historian(s) shall be contacted to evaluate the site and advise
on how to proceed.
E.
The inadvertent discovery of material remains of archaeological interest
or discovery of a significant paleontological resource may require
that a cultural resource survey (including one or more test pits)
be conducted prior to resumption of the construction, excavation,
drilling, mining, or demolition activities.
F.
All artifacts, features, and paleontological resources that are inadvertently
discovered shall remain in situ until investigated by appropriate
authorities. If it is not possible to leave such materials in situ,
they shall be protected and preserved to the maximum extent possible
until an investigation can be made.
G.
Until the site is investigated, further disturbance shall be prohibited.
H.
The Code Enforcement Officer may appoint one or more site stewards
to assist in the monitoring of the site.
A.
Procedures. The procedures for mothballing an historic building should
conform to Preservation Brief No. 31 (Mothballing Historic Buildings),
published by the National Park Service, as well as the Uniform Code.
B.
Interim use. It shall be the policy of the Town that interim use
of a structure shall be preferable to mothballing, including but not
limited to use for nonflammable storage. Structures having approved
interim use shall not be deemed vacant.
C.
Time frame. The maximum time frame for mothballing an historic building
should be 10 years, by which time the structure should be rehabilitated
or removed in accordance with an established plan. A compatible use
for a property that requires minimal alteration of the building, structure,
or site and its environment shall be encouraged.
A.
Storefronts and facades, generally.
(1)
Architecturally, storefronts and facades shall be constructed, repaired, and altered in conformance with the Uniform Code and any applicable requirements of Chapter 300, Zoning, or planning/zoning approvals. Remaining original storefronts should not be altered, but rather repaired and preserved. Restoration of storefronts that have been altered is encouraged, provided the restoration retains as much of the original detail and design as possible. A traditional commercial facade consists of three parts:
(a)
The storefront with entrance, decorative entry flooring, low bulkheads/kick
plates, large display windows, and a cornice element separating the
storefront from the upper stories;
(b)
The upper facade (usually masonry, sometimes wood), with regularly
spaced windows; and
(c)
The decorative cornice that caps the building.
(2)
Display windows should be maintained to be as large as possible.
Historically, window glass was often more than 50% of the surface
area of the entire first floor storefront facade, with the display
windows themselves constituting over 50% of the window glass. The
remaining window glass was made up of door windows and transoms.
(3)
In situations where financial considerations prevent a full-scale
restoration of a storefront that has already been remodeled, the design
should be sympathetic to the character of adjacent buildings.
(4)
Configuration and proportions. Storefronts dating from 1900 and earlier
usually exhibited recessed entries. Today, the remaining recessed
entries add character to the downtown. By recessing an area in each
building, a certain rhythm of solids (the buildings) to voids (their
entries) is created, which adds interest to the street. These recessed
entries should be preserved. Restoration of recessed entries is encouraged.
(a)
Facade Type A. The facade at storefront level is characterized by
a center doorway, flanked by two obliquely placed display windows
which form the funnel-like recessed area. Large display windows appear
at either side of this entry area and are positioned parallel to the
street.
(b)
Facade Type B. This storefront type includes the same recessed entry
configuration as Type A, but has an added doorway that leads to the
second story.
(c)
Facade Type C. Sometimes seen on buildings which faced an intersection
of two streets with a corner entry. In this case, the entry door was
positioned at an oblique angle to the 90° angle of the intersection.
(5)
Lights. Gooseneck-type outdoor lighting fixtures should be used where
possible. Beneath awnings, fluorescent lighting should be used.
B.
Storefronts and facades of historic buildings. Facades finished in
decorative metal are extremely difficult to replace and should be
preserved if at all possible. Recent additions obscuring these facades
should be removed, taking care not to destroy what pressed metal may
remain underneath. Traditional materials used were clear glass, brick,
wood, and decorated pressed iron and tin. It is encouraged that these
materials, rather than materials developed after the date of construction,
be used in restoration or rehabilitation of a building. Use of aluminum
or vinyl siding, plywood siding, smoked glass, mirrored glass, and
wood shakes on storefronts or facades should not be permitted. The
fabric and shape of awnings shall be historically consistent with
the building type and style. Barrel-type awnings should be avoided,
and awnings shall be canvas, or resemble canvas, not plastic.
(1)
Flat canopies. The use of flat, solid-material overhangs held by
metal chain or bar supports, although of a later period, also has
historical precedence. These overhangs were originally constructed
of wood, which is the preferred material. Aluminum or some other material
may be used if it is painted an appropriate color.
(2)
Window protection. Window protection by louvered shutters, modern
metal awnings, and metal louvers is out of character with historic
districts and should not be permitted. Cloth awnings are suggested
for second-story windows. Use of shatterproof, extra-strength glass
is suggested for storefront windows. Rolling shutters shall be prohibited
except where specifically allowed by the Planning Board.
(3)
Colors. Suggested color ranges for historic districts may be listed
by the Town Planning Board. Brighter colors may be used in awnings
to accent the earth tones of the building. Acceptable colors include
blue, green, mauve, beige, white, light brown, gray, red and black.
Color schemes on block buildings shall be consistent across the entire
front facade.
(4)
Color of fire escape. Any fire escape located on any historic building
or building in an historic district, which fire escape faces any public
street or public alley, shall be painted so as to correspond to the
color of the walls of the building to which it is attached.
(5)
Awning colors. Awning colors shall conform to the approved color
ranges, including blue, green, mauve, and beige. Any awnings on the
secondary or upper facade shall match in color and shape any awning
installed on the primary facade.
C.
Modern storefronts. A proposed storefront can be contemporary so
long as it respects the lines and scale of surrounding buildings and
storefronts.
D.
Window boxes. Window boxes are permitted at upper stories; at street
level, ground-level planters should be used instead.
E.
Guiding standards. In addition to any of the requirements above,
storefronts and facades should conform to applicable National Park
Service Preservation Briefs, including, but not limited to:
New construction shall be compatible with the historic character
of the existing structure and, if located in an historic district,
the surrounding structures of such district. In applying this standard,
the following factors shall be considered:
A.
The general design, character and appropriateness of proposed alterations
or new construction to the historic district and/or surrounding structures
in an historic district.
B.
The scale of proposed alterations or new construction in relation
to the historic structure itself and/or surrounding structures in
an historic district.
C.
Texture, materials and color and their relation to similar features
of the historic structure and/or surrounding structures in an historic
district.
D.
Visual compatibility with the historic structure and/or surrounding
structures in an historic district, including the proportion of the
structure's facade, roof shape and rhythm of spacing structures on
streets, including setback.
E.
The importance of historic, architectural or other features to the
significance of the structure and/or its district.
F.
New additions or alterations shall be designed and constructed in
such a manner that, if such additions or alterations were to be removed
in the future, the essential form and integrity of the structure would
be, to the greatest degree possible, unimpaired.
Exterior alterations of facades which do not affect the footprint
of a building may be permitted by the Code Enforcement Officer after
technical review, using the following additional standards:
A.
Wall openings: windows and doors.
(1)
Treatment of existing features. All existing original sills, lintels,
frames, sashes and glass of windows and transoms, and all original
doors and door frames should be preserved. When they must be replaced,
the replacements ideally should duplicate the original items in design
and materials.
(2)
Material.
(a)
Window glass. Glass should be clear unless documentary evidence
indicates the original use of colored glass. Bronze or mirrored glass
shall be prohibited as well as tinted film on glass. The only film
allowed is clear ultraviolet protective film or "low E" glass with
clear film.
(b)
Sash and frame materials. Natural materials are preferred, and
it is encouraged that wood, the most common building material, be
used. Clad wood windows may be used, as well as applied glass dividers
to resemble smaller panes where appropriate. Exterior-mounted storm
windows shall be prohibited, except for historically accurate wood
storm windows; interior-type storm windows should be used when remodeling.
(c)
Decorative features. All existing wood, brick, stone or metal
lintels and any other window trim should be preserved and restored
if possible.
(d)
Doors. Historically, doors featured large amounts of glass.
This glass should be clear, and clear glass should be used in restoration
unless documentary evidence indicates original use of colored, translucent,
or textured glass. Bronze or mirrored glass shall be prohibited as
well as tinted film on glass. The only film allowed is clear ultraviolet
protective film or "low E" glass with clear film.
(e)
Door and frame materials. Historically, doors were constructed
of wood and glass. The preservation and new use of wooden doors and
door frames is highly encouraged on older buildings. Aluminum storefronts
are allowed when there is evidence that they are historically correct
on a particular building. Aluminum must be an approved color. Bronze
is not allowed on existing historic buildings.
(f)
Shutters. Shutters of wood or other materials are permitted
if aesthetically pleasing. All shutters shall have the appearance
of wood-like material.
B.
Decorative features. All existing decorative wood trim should be
restored if at all possible.
(1)
Sizes and proportions. The original proportions, sizes and numbers
of plate glass and wall openings should be retained.
(2)
Window proportions, sizes and orientation. Roughly a 2:1 proportion
existed among most second-story windows, with typical sizes ranging
from two feet by five feet to three feet by six feet. This typical
2:1 proportion, and the approximate size range, should be retained,
as should the vertical orientation of the windows.
(3)
Numbers of windows per story. Facades of the majority of buildings
dating from the 1800's and early 1900's are +/- 25 feet in width.
There are normally two windows to four windows (of the size mentioned
above) in each story of buildings of this width. Double-width buildings
typically display six windows to eight windows. This precedent should
be retained. Some buildings have bay windows at the second floor level,
and these shall be retained where possible.
(4)
Design motifs. Most existing original windows display the typical
rectangular double-hung windows. A design feature once strong was
that of the arch used in several buildings that displayed touches
of Italianate Revival design. Restoration of arched windows and lintels
is strongly recommended. Use of multipaned windows on commercial buildings
was not a typical practice in the early 20th Century and should be
discouraged for buildings built after 1900.
(5)
Transoms. Transom windows were found immediately over the storefront
on the majority of buildings. Existing transoms should not be obscured
from view outside the building. It is encouraged that transoms be
restored.
(6)
Doors, placement and number. Double doors were often found in the
center of the storefront, recessed from the front facade. They were
askew if there was a single door leading to the second story included
in the storefront design.
(7)
Design motifs. The wooden doors often had a similar proportion of
glass to wood as was seen in the storefront; there was considerably
more glass in evidence than wood. Stained glass was used infrequently,
although it was used and is appropriate for use today. Clear glass
is preferred.
C.
Display windows.
(1)
Boxed-in display windows. Boxed-in display windows shall be permitted,
provided they are of a minimum twenty-minute fire-rated construction,
and equipped with self-closing doors or access panels.
(2)
Window displays. Window displays in historic districts shall generally
conform to the theme of the early 1900's, with the display of historic,
period artifacts to help inculcate a sense of theme and place. No
distracting light sources, sound speakers or any other object shall
be allowed to be placed in nor protrude from any windows except as
otherwise specified herein or approved by the Planning Board. Where
displays are seasonally themed, they should be changed as necessary.
Window displays should be appropriately lit at night.
D.
Brick.
(1)
Treatment of existing brick. Brick is the dominant building material
of the community, and fanciful cornices, corbelling and detailing
sets the downtown area part from modern areas. Brick should be preserved
and not defaced, covered over, or treated in such a manner that will
accelerate its deterioration.
(2)
Cleaning brick. Sandblasting techniques have been found to cause
accelerated deterioration and should not be used under any circumstances
on exterior brick. The booklet entitled "Standards for Rehabilitation
and Guidelines for Rehabilitating Historic Buildings" distributed
by the Department of the Interior gives alternatives on the cleaning
of brick.
(3)
Treatment of unpainted brick. Brick has a natural protective finish
that allows buildings to withstand environmental effects for many
years with a minimum amount of maintenance. The amount and cost of
maintenance rises when a brick building is painted, as the paint must
be renewed every five years to 10 years. For that reason, it is strongly
recommended that any unpainted brick remain unpainted.
(4)
Treatment of rear and side elevations. Often, only the facades of
the downtown buildings were painted. Side and rear elevations may
remain unpainted on buildings previously treated in this manner, including
those buildings with facades painted over 50% of the facade surface.
(5)
Colors. Locally made brick was usually (but not always) a medium
to dark shade of red.
(6)
Replacement brick. Replacement brick should match the original brick
in color, size, texture and coursing technique. The laying of the
bricks should match that of the original bond.
(7)
Mortar. In replacing brick, the mortar between the joints should
match the original mortar in color and size of joint.
E.
Stucco removal. Removal of stucco from brick facades is very difficult
and often damages the brick surface in the process; such removal is
discouraged. In such cases where removal of stucco or sandblasting
has taken place, the surface should be treated with a clear liquid
protectant which must be reapplied every three years to five years.
New use of stucco over existing brick buildings is not permitted.
F.
Signs. In addition to any other requirements of Chapter 300, Zoning, of the Town Code, signs shall comply with the following provisions:
(1)
Colors of signs shall be historically appropriate to the building's
type and style, and complement the facade of the building.
(2)
Signs should not normally contain more than three different colors.
(3)
Backlit, plastic signs should be avoided; signs should be illuminated
by means of indirect lighting only. Signs should be carved solid wood
or painted signs suspended from or flush-mounted on the building.
Lettering styles should be in keeping with historic lettering types,
such as Times Roman lettering, shadowed, raised or painted. Plastic
letters should be avoided. Neon window signs shall not exceed two
square feet in overall dimension.
G.
Fences. Chain-link fences shall be prohibited within front yards.
Wooden or vinyl picket, stockade, split-rail, board-on-board, and
wrought-iron style fencing should be used.
