[HISTORY: Adopted by the Historical Architectural
Review Board 7-13-1986. Amendments
noted where applicable.]
Birmingham Township is a rural Township endowed
with beautiful rolling countryside, a rich heritage of Quaker settlement
and venerable historic buildings contained in the tiny village of
Dilworthtown and the farmsteads of its early settlers. The Board of
Supervisors created the Township's first Historic District, Dilworthtown,
in 1969, some eight years after the commonwealth passed historic district
enabling legislation, and expanded the district to include the Birmingham
Road corridor in 1978.
A.
Dilworthtown. Dilworthtown, the first designated Historic
District in the Township, is marked by a five-points crossroads and
a remarkable cluster of 18th century and 19th century gable-roofed
buildings of stone, brick and frame. New construction and alterations
to existing buildings in Dilworthtown should respect the special character
of the place, the setting of its buildings, its limited village size
and its architecture. The Historical Architectural Review Board's
(HARB) review of applications in Dilworthtown will closely consider
all criteria contained in these guidelines because the pedestrian
view of the village causes individual features of buildings to be
a highly visible and important part of the character of the village.
B.
Birmingham Road Corridor. In contrast to Dilworthtown,
the character of the Birmingham Road corridor is defined more by the
general topography of road and fields, landscape features and the
placement, bulk, roof form and landscaping of buildings. Individual
features and details of the buildings are secondary to the larger
units of farmsteads. The addition of the Birmingham Road corridor
to the Historic District was based as much on the historical significance
of the road and adjacent fields as the site of the Battle of the Brandywine
as on the architectural significance of the buildings along the corridor.
To preserve the rural setting and historic views of the battlefield
implies the complete preservation of the fields, roads and terrain
on which the battle was conducted.
C.
The HARB's duties. The guidelines contained in this document will be used by HARB in fulfilling its duties, as described in Chapter 122, Zoning, as follows:
(1)
The Board of Historical Architectural Review shall
consider only those matters that are pertinent to the preservation
of the historic aspect and nature of the buildings and structures
located within Historic Districts, including:
(a)
The effect which the proposed change will have
upon the general historic and architectural character and appearance
of the district.
(b)
The appropriateness of exterior architectural
features which can be seen from a public street[1] or way.
[1]
Editor's Note: The term "public street" has
been defined by the Board of Supervisors to mean one of the historic
streets in the district; i.e., HARB will not consider features visible
from new subdivision streets.
(c)
The general design, arrangement, texture, material
and color of the building or structure and the relation of such factors
to the traditional architectural character of the district.
(2)
Prior to HARB's review of subdivision applications, the Planning Commission will review the proposed development for compliance with Chapter 103, Subdivision and Land Development. Both the recommendations of the Planning Commission and HARB will be considered by the Board of Supervisors in its review and acting upon the subdivision application. It is obviously outside the regulatory power of HARB to prohibit the subdivision of farms when the underlying zoning allows such development to occur. HARB will, however, review subdivision applications to evaluate the effect that proposed road layout, lot layout, screening, open space and other factors discussed below will have on the historical and architectural character of the district.
HARB's review of applications will follow the design guidelines contained in this document. It is not the intent of Chapter 61, Historic Districts, or these guidelines to dictate a particular style of architecture, nor to encourage the replication of existing houses. Rather, the guidelines are parameters for alterations and new construction in the Historic District.
A.
Applications for new construction. Applications for
subdivisions and permits for new buildings within the Historic District
must be granted a certificate of appropriateness prior to issuance
of a subdivision approval or building permit. All parties intending
to apply for a subdivision or building permit must first receive a
certificate of appropriateness from HARB. Applicants will be required
to submit design drawings, including site plan, floor plans and exterior
elevations, materials samples and proposed colors to HARB for its
review. Drawings, when prepared by an architect, shall be sealed by
the Architect. No off-the-shelf drawings printed in reverse and no
drawings showing work varying from the applicant's proposed design
or materials will be considered by HARB; the Board will return any
such submissions to the applicant without comment. Applicants are
encouraged to submit design drawings rather than construction drawings
to HARB for its review, although the applicant may, at the risk of
having to revise completed construction documents, complete and submit
construction drawings.
B.
Applications for alterations or demolition of historic
buildings. Applicants will be required to submit photographs of existing
conditions together with design drawings, materials samples and proposed
colors to HARB for its review. Additionally, an application for a
demolition permit for an architecturally contributing or significant
building shall include adequate supporting documentation for justification
to demolish the structure, including a structural engineer's report
of building condition and an economic feasibility study.
C.
Alterations or additions to all other existing buildings.
(1)
Applications for alterations or additions to all other
existing buildings located in the district, including recently constructed
houses, are treated the same as applications for new houses or alterations
to historic buildings within the district. In order to assist homeowners
in preparing their applications for adding or enlarging decks, for
adding fences, pools and pool enclosures and outbuildings, the following
submission requirements relating specifically to these applications
will be required by HARB:
(a)
For new residences constructed within the Historic
District, no application for decks, fences, pool enclosures, outbuildings
or other appurtenances will be considered by HARB until all HARB requirements
contained in the original certificate of appropriateness have been
satisfied.
(b)
Drawings accompanying the owner's application
for a certificate of appropriateness shall include the following:
[1]
For proposed decks:
[a]
First floor plan of the residence
(exterior walls only are acceptable) and proposed new construction
clearly showing existing construction and proposed new construction.
Include area calculations of existing livable area of the first floor
(do not include area of the garage) and proposed new construction.
[b]
Elevation drawings showing all
exterior sides of the proposed deck. Include in elevation all proposed
plantings, an accurately drawn ground line, a dotted line indicating
first floor elevation and dimensioned height of deck floor above grade
at the lowest grade elevation and dimensioned height of railings.
[2]
For proposed fences, pools and pool enclosures
and outbuildings:
[a]
Site plan clearly indicating the
location of existing construction, landscaping, new and existing grade
elevations and proposed new construction and landscaping.
[b]
Elevations of proposed construction,
including in elevation all existing construction for residences constructed
under these guidelines. For fences of a repetitive design, the elevation
need only be shown at one elevation point.
[Amended 6-5-1995 by Ord.
No. 95-02]
[3]
For any proposed construction which includes
landscape plantings, it is required that an amount set by HARB, but
not less than $1,000, be placed in escrow with the Township until
all proposed plantings are in place. HARB regrets the imposition of
an escrow requirement but experience has shown that applicants frequently
do not fulfill their commitments to install landscaping shown on their
applications.
A.
A word about architectural style. Perhaps the least
important characteristic of planned new construction is the proposed
building's style. Most historic buildings in the district are simple
structures built in the first half of the 19th century. Several were
built later in the 19th century, and a few are genuinely colonial,
that is, built while Pennsylvania was still a colony of Great Britain.
While a few historic houses and outbuildings in the district may be
categorized by an architectural style such as Italianate or gothic
revival, most buildings are better described in terms of vernacular
architectural house types, such as hall-and-parlor, with or without
stylistic ornamentation, roof form or details.
B.
Construction in open fields.
(1)
The rolling open fields along Birmingham Road are
as precious to Birmingham Township as the architecture of the district.
New construction which occupies visible, open fields destroy's two
irreplaceable features:
(2)
History has endowed the Historic District with two
focal points or concentrations of buildings: Dilworthtown and Birmingham
Meeting and vicinity. Subdivisions consisting of single-family houses
on large lots, uniformly placed across the landscape, diminish the
open, agrarian character of the district by filling the fields between
these focal points. When the fields between farmsteads are filled
with new single-family houses, the overall effect is one of a homogenous
suburban character punctuated only by less-seen historic buildings
or groupings of historic buildings. (An example of a farmstead being
absorbed into a subdivision is in the Osborne Hill section of Radley
Run, Westtown Township, where a once central farm is now surrounded
by single-family houses. The relationship of farmstead to fields is
completely lost, and the early buildings ironically appear out of
place.)
(3)
The HARB's review of new construction planned for
open fields will emphasize building scale and order more than individual
building features. Because no architectural character exists in the
open fields, planned construction should establish a cohesive and
unified character which relates to the terrain without mimicking other
buildings in the district. Through careful site planning, clustering
of buildings, the use of simple rural building forms and preservation
of historic views, new design concepts may be introduced. Kendal at
Longwood, located on Baltimore Pike east of Route 52, is an example
of a well-designed development in which small-scale clustered dwellings
and offices are integrated into a rural landscape with virtually no
impact on the landscape from existing public roads. Even within the
development, careful and extensive landscaping reduces the apparent
size of the development and offers considerable privacy to residents.
The buildings themselves are constructed of vertical wood siding,
dark brown chimneys and chimney walls, gray asphalt shingle roofs
and casement windows, all contemporary building elements, combined
in pleasing, low-scale forms sympathetic to a rural setting without
literally copying the architecture of the area.
(4)
While guidelines related specifically to individual
buildings will be considered with more flexibility, HARB will stringently
follow guidelines for site planning, bulk and landscaping.
(5)
The concepts of building bulk or overall building
size and order are probably the most important design considerations
within the Historic District. The traditional farmstead, with its
house, barn, and outbuildings usually set in the midst of a rectangular
group of shade trees and surrounded by open fields, is the characteristic
historic settlement pattern of the district. New construction in the
open fields should not dilute the character of the district by destroying
the sense of space provided by the historic fields. To achieve this,
new buildings should be sited as discussed below, and the building
bulk designed carefully.
A.
Site planning; subdivision level:
(1)
Protection of existing hedgerows and fence overgrowth.
Much of the length of Birmingham Road is defined by hedgerows and
fence overgrowth. Osage orange, wild roses, sassafras and wild berries
are found, as well as noxious poison ivy. Where existing hedge rows,
walls, changes of grade and overgrowth along road edges presently
obscure or screen the view of fields beyond, such screening shall
be protected by the developer and property owners (see Figure 1).
No thinning of underbrush or replacement of plant materials may be
undertaken without a certificate of appropriateness, except for removal
of poison ivy and weeds.
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(2)
Road layout. To minimize the impact of new development,
new roads should curve with the land, following lower elevations as
in Figure 2. Roads should not cross hilltops or follow ridges (shown
in Figure 3).
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(3)
Protection of vistas. Houses may not be built on ridges
or near ridges as in Figure 4. Buildings should be sited on side slopes
or lower level areas so that no more than 1/2 of the roof height is
visible above the ridge (see Figure 5).
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(4)
Cluster development. The HARB has placed a high priority on the preservation of historic views and the protection of open fields. In Figure 4 the panoramic view of an existing knoll is broken by the standard placement of new houses. To the extent allowed by Chapter 122, Zoning, cluster development is encouraged to preserve the scenic and historic landscape of the district (see Figure 6). The development of the Daniel Davis Farm is a commendable example of the farmside village (a cluster development provision of Chapter 122, Zoning) used to preserve the vista of the barn from Route 926 (see Figure 7).
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(5)
Protection of existing vegetation. Magnificent trees
are found in farmsteads, along roads, in wooded stream valleys and
standing alone in fields. Development planning should take into account
existing trees and preserve all contributing trees and woods. Developers
are required to indicate on subdivision plans all proposed tree removals.
No tree which, in the opinion of HARB, contributes significantly to
the character of the landscape may be removed without a certificate
of appropriateness.
(6)
Building siting and orientation. Much of the visual
chaos of subdivision development is caused by the haphazard orientation
of houses (see Figure 8). Historic buildings in Birmingham are limited
to two orientations: to the cardinal directions, or to the road. To
create a more ordered and harmonious environment, new buildings within
a development should be oriented either toward the road or to the
cardinal directions or alternately, as a group be oriented to the
topography of the site (see Figures 7 and 9). At culs-de-sac, lots
should be planned to allow all buildings to be oriented in an ordered
manner, oriented to either the cardinal directions or to the topography
and not to the tight radius of the cul-de-sac road.
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(8)
Berms. Where hedgerows do not exist or are required
to be removed by the Pennsylvania Department of Transportation, berms
will be required of developers who do not provide other methods acceptable
to HARB for maintaining the sense of open fields or screening new
development. Crosslands, a development located on Route 926 east of
Route 52, successfully employs berms to shield new development from
view.
B.
Site planning and landscaping; the individual building
lot.
(1)
Setbacks. Where planning new construction adjacent to existing historic buildings, especially in Dilworthtown, setbacks of new buildings should be the same as existing adjacent setbacks. Except where not permitted by Chapter 122, Zoning, new buildings constructed near historic buildings should have the same setbacks as the historic buildings (see Figure 10). Builders of contiguous lots within a new development are encouraged to meet with HARB prior to application for a certificate of appropriateness to discuss siting of houses. Careful siting of houses relative to each other enhances the overall quality of a development by harmonizing building orientation, coordinating driveway placement and preserving open space. Careful siting benefits all residents of the Township by creating a more ordered and harmonious development and protecting historic views.
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(2)
Placement of outbuildings. Outbuildings should be
located as part of an overall lot landscape plan. In the traditional
farmstead, outbuildings were placed to create a partially enclosed
courtyard (farmyard) as in Figure 11. Outbuildings placed in corners
of lots disengaged from the overall lot landscape is discouraged (see
Figure 12).
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(3)
Yard edges. Picket fences, other types of fences,
hedges, tree rows, gardens and arbors are historical elements used
in the past to define the edges of yards, to separate neighboring
yards, to separate road from yard and to separate field from yard.
In the more built-up areas of the district, particularly within Dilworthtown,
new yard edge elements are encouraged (see Figure 13).
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(4)
Landscape design in new developments. Generally, planting
design which is informal and naturalistic is more in character with
the open sites of new subdivisions than are more structured designs.
Heavy plantings should be used to screen new construction from existing
public roads. Plantings near buildings are encouraged to soften the
height of solid vertical walls. Shade trees in yards are further encouraged.
Elements considered inappropriate would include, but are not limited
to, oriental gardens, topiaries, certain statuary, etc.
[Amended 9-7-1999]
C.
Building design guidelines.
(1)
General building shape; massing. One or more simple
volumes with sloped roofs characterize the general shape of Birmingham
buildings. The most complex building volumes are the farm outbuildings,
design resources which should not be overlooked in the planning of
new buildings. New building shapes should continue the general principles
of historic building shapes but do not need to be identical to them.
(a)
Irregular forms. Cantilevered floors ("garrisons")
have no precedent in Birmingham Township and are not acceptable, nor
are shapes with notches, cuts, and irregularities (see Figure 14).
(b)
Additive compositions. Large houses (houses
larger than 2,500 square feet in area) should be made up of smaller
parts in an additive form made up of one dominant unit with attached
secondary units. When this approach is taken, the total size of the
building appears smaller, as the amount of continuous flat wall surface
is decreased (see Figure 15). Designs made up of volumetric units
should carry the setbacks of the front facade through the building
to the rear elevation, when the rear elevation is at least partially
seen from a public road.
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(c)
Perpendicular volumes. Two-stall garages should
not be massed perpendicular to the main axes of houses when the garage
door and gable end is visible from an existing road as in Figure 17.
Figure 16 shows a more acceptable solution.
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(2)
Facade proportions and directional expression.
(a)
Buildings in an immediate historic setting.
New buildings constructed in Dilworthtown or adjacent to historic
buildings should relate in facade proportions to immediately adjacent
historic buildings (see Figure 18).
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(b)
Buildings in open fields. In order to minimize
the impact of new construction and to blend development into the landscape,
new houses planned for open fields should be horizontal in expression
and preferably low in height. Kendal at Longwood, mentioned above,
is a well-designed development utilizing this principle. When the
topography slopes away from the road, houses can be taller with less
impact than when the terrain is flat or sloping upward (see Figure
19).
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(3)
Roofs. Gable, shallow hipped and shed roofs, characteristic
roof forms in the district, are encouraged (see Figure 20). Mansard
roofs, A-frame roofs and hybrid roof forms are not acceptable (see
Figure 21). Roof slopes should not be less than seven in 12 nor more
than 10 in 12. A steep roof on a deep, large building greatly increases
the total mass of the building in a negative manner; on the other
hand, a steep roof on a very small house can improve the overall proportions
of the house.
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(4)
Doors and windows.
(a)
Amount of glass.
[1]
The walls of historic buildings are typically
15% to 25% glass. For proposed construction, the amount of glass that
is acceptable depends on the design, size, siting and materials of
the proposed building. For visible two-story buildings, the total
area of glass on any visible wall plane should not exceed 25% of the
total wall plane area.
[Amended 9-7-1999]
[2]
New houses constructed in open fields, particularly
when the houses are low and clustered, may have much larger areas
of glass. The modern addition to Birmingham Meeting, for example,
in spite of the large sheets of glass, is an acceptable addition in
its historic context. In this case, the area of glass reads as the
openings of a carriage shed (see Figure 22).
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(b)
Window proportions. Historic windows in the
district are rectangular, vertically oriented, generally double-hung
sash windows. In a large house that is visible from the road, proportions
of windows should follow the rectangular proportions of traditional
double-hung sash windows. Buildings constructed adjacent to historic
buildings should have windows of the same proportions as the original
building (see Figure 23). Irregular-shaped windows, combination windows
or curving bow windows are not acceptable.
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(c)
Window arrangement. Placement of windows on
facades viewed from public roads, including rear facades when applicable,
should be planned so that second floor windows align with first floor
windows and doors. This is common among historic facades in the district
(see Figure 23). When visible from a public road, the spacing of windows
should generally be regular. Chaotic facades are not acceptable as
in Figure 24.
(d)
Sliding glass doors: When visible from a public
road, sliding glass doors should be designed and sized as part of
the overall fenestration design of the facade. No sliding doors will
be permitted on the second floor (opening on to balconies), as in
Figure 24, nor may they be over six feet wide. French doors with divided
panes of glass are preferred, but are not required.
(e)
Skylights.
[Amended 4-11-1994]
[1]
No skylights shall be permitted on front roof
slopes or on roof slopes visible from existing public roads. Flat
glazed skylights are permitted on side or rear roof slopes not visible
from a public road. Skylights on side or rear roof slopes which are
visible from an existing public road may be permitted at HARB's discretion.
In such cases HARB will consider features such as:
[a]
Is the use of such skylights architecturally
important to the proposed structure.
[b]
Is the overall design of the structure,
including the skylights, consistent with the historical character
of the area.
[c]
Are the skylights largely screened,
either by the building or roof structure or intervening trees from
the public road.
[2]
Applicants seeking such an exception shall enumerate
their responses to these issues when submitting their applications.
The reasons for the approval of the skylights shall be specified in
the certificate of appropriateness.
(f)
Sunrooms. Prefabricated or field-fabricated
sunrooms not visible from the road are permitted. The design and proportions
of sunrooms should be similar to traditional porches (see Figure 25).
(g)
Exterior doors; entrance doors, including garage
doors. A wood-paneled door is preferable but primary consideration
should be design and exterior finish.
[Added 9-7-1999]
(5)
Surface materials.
[Amended 6-5-1995 by Ord. No. 95-01; 11-1-2021 by Ord. No.
2021-02]
(a)
Wall materials. Horizontal wood, fiber cement preferably smooth,
vertical board and batten (wood or mineral board), brick, stone, and
stucco are the recommended wall materials. Diagonal siding, aluminum
and vinyl siding, antiqued brick and textured plywood are not permitted.
Except for stonework changing to stucco, as occurs in historic houses
in the district, or stonework returning a minimum of 24 inches, changes
in building materials at outside corners are not permitted. Each unit
of a house designed as a cluster of volumes should have the same exterior
cladding material on all elevations. Wall materials may change from
the first floor to the second floor, for example stone facing on first
floor with wood clapboarding on second floor.
(b)
Roofing materials. Dimensional cut asphalt shingle roofing,
cedar shakes, slates or imitation slates or metal standing seem are
the recommended roofing materials Slate and wood shingles, historic
roofing materials in the district, are encouraged but not required.
Manufactured shingles should be a heavy, architectural, shadow-line-grade
shingle in charcoal, black or dark brown color. Textured, mottled
and light-colored shingles are not permitted.
(c)
Colors. Earth tones with appropriate accent colors are recommended.
Transparent stains have no tradition in the district but will not
be prohibited. Several paint manufacturers, including Benjamin Moore
and Sherwin-Williams, produce a line of historic colors, many of which
are appropriate to the district.
(d)
Texture. Except for stone walls, exterior materials of historic
houses in the district are refined in texture and generally painted.
Rough sawn clapboard siding is not appropriate, nor are machine-made
smooth surfaces such as vinyl and aluminum.
(e)
Windows. True or simulated divided lights, wood, aluminum clad,
or cellular PVC.
(f)
Finishes. Exterior cladding. It is preferable to have main buildings
painted; outbuildings may be stained.
(6)
Exterior features.
(a)
Porches. Porches similar in design and scale
to historic porches found in the district are encouraged, as they
diminish the apparent bulk of a house. The design should generally
be a shed rather than a pediment, except for traditional door hoods
(see Figure 25).
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(b)
Screened porches. Screened porches are permitted
and will be reviewed as part of the massing of the building (see Figures
26 and 27).
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(c)
Decks.
[1]
Deck materials and elevation. Should be wood or man-made composite
simulated wood. Deck floor elevation shall be no higher than the first
floor elevation of the existing residence, including any platforms
included as part of design, and in no case shall deck floor elevation
exceed four feet above finished grade.
[Amended 11-1-2021 by Ord. No. 2021-02]
[2]
The total area of deck shall not exceed 25%
of total livable area of first floor of the existing residence.
[3]
Railings shall not exceed 36 inches in height
and shall be simple picket or horizontal rail design, with pickets
spaced in accordance with the most current Pennsylvania Uniform Construction
Code.[2] (See Figures 28 and 29).
[Amended 11-1-2021 by Ord. No. 2021-02]
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[4]
No privacy screens will be permitted.
[5]
Arbors (pergolas) of a simple design constructed
of wood may be permitted, subject to specific design.
[6]
Deck structure (area below deck floor level)
shall be screened by heavy landscape plantings or by a combination
of wood lattice work and light plantings. Screening of the deck structure
shall not be of the same design as railing design.
[7]
The planting of medium height, open-structure
deciduous trees in front of decks is encouraged.
(d)
Chimneys. Chimneys historically found in the district are pilaster
chimneys, flush with the exterior wall, built into the room. Pilaster
chimneys are encouraged but not required. Chimneys shall be stucco,
full stone or brick, or stone or brick veneer. If brick is used, the
brick should be a dark color without special effects such as antiquing
or mottles.
[Amended 11-1-2021 by Ord. No. 2021-02]
(e)
Dormers. Dormers are predominantly found in
Dilworthtown. Dormers may be used effectively to decrease the scale
of proposed buildings by allowing occupancy of a one-and-one-half-story
building instead in a more bulky two-story building. Dormers should
be of a simple design without a closed pediment (see Figure 30). Shed
dormers may be used if integrated with the design of the house (see
Figure 26).
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(f)
Design features. Design features not specifically
addressed in these guidelines, including pediments, two-story porticoes,
two-story projecting bays, towers, cross-gables and other design features,
shall be reviewed on a case-by-case basis. In general, for any design
feature visible from an existing road, HARB will look first to historical
precedents in the district and secondly to precedents in Chester County.
The design feature will be considered in terms of its historical appropriateness,
architectural quality, scale and intended use on the proposed building
and lot, the appropriateness of the feature in its context (adjacent
historic and new buildings, if any) and the appropriateness of the
feature to the district in general.
(g)
Cupolas and roof ornaments. Cupolas and roof ornaments are permitted
but shall be simple roof ventilators and custom built cupolas similar
to those found on local farm outbuildings, subject to specific designs.
[Amended 11-1-2021 by Ord. No. 2021-02]
(h)
Shutters. Although most early buildings in the district originally
had shutters, many of them have disappeared over time. Except for
large houses of a colonial revival design, shutters are not required.
If used, shutters should be sized to each window. First floor windows
should be paneled shutters, second-floor windows should be louvered
shutters paneled for 1st floor and be appropriately sized for the
window (each shutter should be roughly 1/2 the width of the window).
Shutters should be either painted solid wood or cell wood cast-plastic
shutters with integral color. Preference is for shutters to be mounted
on window trim but will be determined on a case by case basis. Aluminum
shutters, two-tone shutters and low-quality wood shutters are not
acceptable.
[Amended 9-7-1999; 11-1-2021 by Ord. No. 2021-02]
(i)
Exterior trim. Exterior woodwork used on the
early buildings of the district was generally simple in design, frequently
moulded and of substantial size. New door and window trim should be
5/4 by 4 inches in size. Barge boards and eave fascias should be one
by eight on two-story houses. Materials to be man-made composite,
PVC or natural wood.
[Amended 11-1-2021 by Ord. No. 2021-02]
(7)
Pools and pool enclosures. Swimming pools obviously
have no historical precedent in the district but may be built subject
to these design guidelines. HARB's goal relative to swimming pools
is to encourage sensitivity in the placement and design of pools and
pool enclosures within the constraints of the Building Code.[3]
(a)
Paving. Paving or concrete slabs around pools,
when visible from an existing road, shall be dark in color to blend
into the landscape.
(b)
Enclosures and fences. Enclosures and fences shall be painted or stained metal or wood fences, height not to exceed the minimum height permitted by Chapter 122, Zoning, of the Code of the Township of Birmingham, and in compliance with the International Swimming Pool and Spa Code, of simple design.
[Amended 11-1-2021 by Ord. No. 2021-02]
(8)
Fences. Fences in the district range from simple picket fences in
a village setting to split rail fences in farm areas. Except in the
village, new fences should be generally open in design, limited to
five feet in height, except where greater height is required by the
2015 International Residential Code as adopted by the Pennsylvania
Uniform Construction Code for pool enclosures, constructed of wood
pickets, post and rail or split rails.
[Amended 12-5-2016 by Ord. No. 16-02; 11-1-2021 by Ord. No. 2021-02]
(9)
Proposed outbuildings should follow HARB building
guidelines and be similar in placement, scale and materials as historic
outbuildings but may deviate slightly with approved screening.
[Amended 11-1-2021 by Ord. No. 2021-02]
(a)
General construction. Massing, size, fenestration
and materials shall generally be similar to farm outbuildings located
within the historic district and be architecturally related to the
house.
(b)
Prefabricated outbuildings and sheds. Prefabricated
metal or plastic mini-barn type buildings are not permitted.
This section summarizes instructions for filing an application for a certificate of appropriateness. Further information is contained in § A127-2 of these guidelines. Applicants are encouraged to review Chapter 122, Zoning, § 122-120, for complete instructions, procedures and appeals. Blank applications may be obtained at the Township Building during regular business hours. In considering applications for restoration, reconstruction or alterations to historic buildings in the Historic District, HARB will consider these guidelines as well as the Secretary of the Interior's Standards for Rehabilitation, contained in Appendix 1 of this document.
A.
Who must file an application.
(1)
Existing buildings. An application for a certificate
of appropriateness must be filed by anyone wishing to alter, reconstruct,
restore or demolish an existing building in the Historic District,
regardless of whether or not a building permit is required for the
proposed work. Alterations include exterior painting of existing buildings,
window replacement, reroofing and replacement of building elements,
as well as major changes such as adding rooms, porches, decks, fences,
landscaping, swimming pools and other visible features. Ordinary maintenance
does not require a certificate of appropriateness.
(2)
New development and new buildings. An application
for a certificate of appropriateness must be filed by anyone wishing
to file a subdivision plan in the Historic District or build a new
building in the Historic District.
B.
Submission requirements.
(1)
Subdivision applications must include a topographic
plan at a scale not less than one inch to 50 feet, indicating proposed
layout of lots; required setbacks of each lot (drawn); existing and
proposed roads; existing trees, fences and hedgerows; proposed tree
and other vegetation removals; and topography. Applications shall
include photographs of the existing property.
(2)
Submission requirements for new construction are described in § A127-2A and as follows: The site plan must be drawn at a scale not less than one inch to 40 feet; plans and elevations must be drawn at 1/4 inch equals one foot; roofing and siding materials must be actual samples of materials, not pictures; and paint samples must include manufacturer's color numbers.
(3)
Submission requirements for additions, alterations or demolition of existing buildings are described in § A127-2B and C and are as follows: Drawings and materials submission requirements are the same as for new construction. In addition, for alterations or additions to existing buildings, drawings should be shown in context with the existing building and drawn to scale. This means plans, elevations, sections, and other pertinent information to describe the proposed addition must be submitted. The drawings must show the complete addition as it will integrate with the plan and elevations of the existing building. Also, photographs of the existing building must be included. Submissions solely for repainting or reroofing require only the following: existing photographs and paint color samples or roofing materials samples.
[Amended 2-22-2005 by Res. No. 050222]
D.
Enforcement.
(1)
Applications denied by the Board of Supervisors will
result in no building permit or subdivision permit being issued. The
applicant may appeal from the disapproval as provided by the law.
(2)
The Township Zoning Officer will review the progress of approved work to ensure compliance with the conditions of the certificate of appropriateness. Enforcement of these guidelines is the same as enforcement of Chapter 122, Zoning, generally.
(3)
Sufficient money must be posted and placed in the Township's escrow account when landscaping is included as part of proposed construction, as described in § A127-2C(1)(b)[3]. Sufficient money must also be posted for landscaping included in subdivision applications. For new construction, when all work is completed, except landscaping included in the drawings approved by HARB (when, due to inclement weather or the winter season, landscaping is unfeasible and a delay in occupancy would create a hardship), the applicant may post sufficient money in the Township's escrow account to complete all landscaping. The amount of money deemed sufficient is subject to the judgment of HARB and must be based on actual price quotations from landscape contractors or cost estimates prepared by a landscape architect.
