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.
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.
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.