Loading...
HomeMy WebLinkAbout20041201ta° WASHINGTON COUNTY HISTORIC DISTRICT COMMISSION .4 County Administrative Annex 80 West Baltimore Street r Hagerstown, Maryland 21740-6003 } Telephone: 240-313-2430 •FAX: 240-313-2431 fir- .o Deaf and Hard of Hearing call 7-1-1 for Maryland Relay AGENDA HISTORIC DISTRICT COMMISSION FOR WASHINGTON COUNTY, MARYLAND CONFERENCE ROOM 1A & B WASHINGTON COUNTY ADMINISTRATIVE ANNEX 80 WEST BALTIMORE STREET December 1, 2004 7:00PM M A. Call to Order B. Roll Call C. Minutes — November 3 2004 D. Communications & Bills 1. Washington County Historical Trust letter re: Barnes Road bridge * 2. 2005 Meeting dates E. Unfinished Business 1. Status of Bowman Permits #2002-09083 & 09084, decks at 7202 Dam #4 Road F. Budget G. New Business 1.Design review, Permit #2004-11073, 5834 Dunker Church Road H. Other Business 1. Election of Officers I. Executive Session J. Adjournment * = written material enclosed \HDC\ADEC1.DOC NOTICE IS GIVEN THAT THE HISTORIC DISTRICT COMMISSION MAY MEET IN CLOSED SESSION PURSUANTTO SECTION 10.508, STATE GOVERNMENT ARTICLE, ANNOTATED CODE OF MARYLAND. INDIVIDUALS REQUIRING SPECIAL ACCOMMODATIONS ARE REQUESTED TO CONTACT THE WASHINGTON COUNTY PLANNING DEPARTMENT, CONTACT PERMITS DEPARTMENT AT (301) 791-3065 VOICE/FDD TO MAKE ARRANGEMENTS NO LATER THAN TEN (10) WORKING DAYS PRIOR TO THE MEETING. RECYCLEOPAPER www.washco-md.net HISTORIC DISTRICT COMMISSION MEETINGS The Historic District Commission meets the first Wednesday of each month at 7:00 p.m. in the Administrative Annex Conference Room IA. January 5, 2004 February 2, 2004 March 2, 2004 April 6, 2004" May 4, 2004 June 1, 2004 July 6, 2004 August 3, 2004 September 7, 2004 October 5, 2004 November 2, 2004 December 7, 2004 MINUTES HISTORIC DISTRICT COMMISSION FOR WASHINGTON COUNTY NOVEMBER 3, 2004 A and B. CALL TO ORDER AND ROLL CALL The regular monthly meeting of the Historic District Commission was called to order by Chairman Michael Gehr on Wednesday, November 3, 2004 at 7:00 p.m. in Conference Room lA of the Washington County Administrative Annex Building. Members present included: Jane Hershey, Eleanor Lakin, Merry Stinson, Carla Viar, and David Wiles. Also present was Dori Nipps, County Commissioner and staff members Steve Goodrich and Debra Eckard. ADDITIONS TO AGENDA Steve Goodrich made a request to add three additional items to the evening's agenda. Items were as follows: 1) Update on French Lane property, 2) Rezoning application that has an inventory site on it, and 3) Election of Commission officers at the December meeting. Merry Stinson also made a request to add an additional item to the agenda: update on the Todd Bowman property. A motion to add these items to the agenda was made by Jane Hershey, seconded by Merry Stinson, and the motion passed unanimously. C. MINUTES The minutes from the September 1, 2004 meeting were presented. A motion was made by Merry Stinson to approve the minutes as presented and seconded by Eleanor Lakin. The minutes were unanimously approved. D. COMMUNICATIONS AND BILLS Steve Goodrich presented for the Commission's information the MAHDC Newsletter, "Forum Journal" and the "Preservation" magazine. E. UNFINISHED BUSINESS 1) Draft Design Guidelines Steve Goodrich distributed the second draft of the Design Guidelines dated November 2004. This draft includes several new items: a section addressing Routine Maintenance — defmitions, examples and maintenance of exterior architectural features; a Glossary and Table of Contents have been added; and a section addressing Demolition has been added. Steve has asked the Commission members for their input concerning both the first draft and the second draft of the Design Guidelines. Items also suggested by the members that should be addressed in the Guidelines would be fencing and a section on the types of new engineered materials acceptable for restoration projects of historical sites. Maps and photos will also be included within the Guidelines once the text has been finalized. 2) Reappointments and Recommendations for new members The following members were reappointed by the Board of County Commissioners to serve the following terms: Michael Gehr (one year) and Carla Viar, Eleanor Lakin and Merry Stinson (three years). New appointment: David Wiles (two years). The Commissioners decided to stagger the appointments so that all members' terms would not be vacated at the same time. Steve Goodrich reported that we are still in need of one Commission member. All positions had been filled; however, John Kvach who had also been appointed to a two year term, has moved out of the state, thereby leaving one position unfilled. All interested applicants from the Commissioner's office have been exhausted. Merry Stinson had one suggestion for a new member, Sandy Izer, and will contact Ms. Izer to see if she would be interested in serving on the Commission. Commissioner Dori Nipps informed the members that candidates can apply on-line. Steve Goodrich reminded all members that there are certain background requirements within the Zoning Ordinance that must be met by Commission members. Steve included a copy of these specific requirements in the agenda package sent to the Commission members. At this time, Carla Viar expressed her concern for continuing education requirements. She has suggested training for Commission members on a yearly basis. Steve Goodrich stated that he does send out brochures on seminars and training sessions periodically to the members. There is however, a limited budget for such training and workshops. F. BUDGET FRENCH LANE — Steve began by reminding the Commission members that there is an item in their budget for the stabilization project on the French Lane property. Items that were to be completed came from the Historic Structural Report that was funded with CLG monies received in Fiscal Year 2002. With approval from the Board of County Commissioners, Steve applied for and received State grant monies for this project. One condition of acceptance of the money was for the State of Maryland to obtain an easement on the property thus allowing the State to approve any work or changes to maintain the historic integrity of the structure. When the grant agreement was presented to the Board of County Commissioners for their approval and signature a few weeks ago, the Board decided it no longer wanted to be restricted by the required easement, and therefore could not accept the grant funds. However, the BOCC will provide contingency funds equal to the amount of the grant so the project may continue as planned. Buildings, Grounds and Parks will be responsible for overseeing and/or performing the work necessary to stabilize the structure as outlined. Discussion then focused on a proposed use for the property. Commissioner Nipps felt that the County Commissioners would look to the HDC to provide some type of recommendations concerning the future use of this property. Some suggestions would be a small museum, a linear park, a restoration laboratory for training sessions for restoration at the site, an on -going demonstration project, office space, or headquarters for a county agency. Two more options offered was a curatorship whereby the tenants would restore the property using their own funds or selling the property. There is a major limitation on the property due to access (stream crossing in one direction or crossing private property in another direction). [C. l*Y1flhJ 11 I.`I.`1 1) Demolition Permit #2004-08940, 11111 Lakeview Drive Steve Goodrich presented an application for a demolition permit for 11111 Lakeview Drive in Hagerstown owned by Lakeside Partnership. This structure is included in the County's Historic Site Inventory. Susan Grandville, Property Manager for Lakeside Partnership, presented pertinent information and photographs of the structure as it appears now. Ms. Grandville stated that three rooms on the first floor of the structure are currently used for offices by Lakeside Partnership. Plaster on the second floor is falling down and the roof is beginning to collapse thereby exposing the ceiling on the third floor. There are also numerous holes in the roof and ceiling. Debris from inside the chimneys of the nine fireplaces within the structure is falling thereby making the fireplaces inoperable. A minimal amount of asbestos was found in the basement around the pipes thereby making the basement unusable and traces of asbestos were also found in several layers of linoleum on the floors. Plans for the area where the structure now stands are to create a parking lot. The office would be moved to a new structure built elsewhere on the site. Lakeside Partnership has owned the property for approximately 15 years and has made only a minor investment to make access into the building safer by repairing sidewalks and installing railing. Lakeside Partnership was aware of the building's historical status when it was purchased; however, they have not put any money into the necessary maintenance or upkeep of the structure. The structure is architecturally beautiful and has many redeeming qualities. A motion to recommend opposition to the demolition of the structure was made by Eleanor Lakin, seconded by Jane Hershey and motion passed unanimously. The Commission recommended that the Lakeside Partnership develop a plan to re -use the building and begin to make repairs so that damage to the building does not get any worse due to unnecessary neglect. 2) PC -04-006 — The Preserve at Glen Erin (WA -I-248) There will be consultation on Friday, November 5, 2004 concerning the proposal sent to the Washington County Planning Department. There is an inventory site on the parcel but not within the area that is proposed to be developed. The inventory site has a good buffer area from the development. The Commission did not feel there was any negative effect to this site. No other comments at this time. 3) RZ-04-008 — H. B. Mellott Estates (WA -II -149) Steve presented a rezoning application from H. B. Mellott Estates for an Industrial Mineral Overlay designation to be placed on 50 to 60 acres of additional property acquired for their quarry at Beaver Creek. An historic inventory site is located on this property, but has been abandoned for at least 5 years. The inventory form (WA -II -149) was distributed during the meeting. A rezoning hearing before the Washington County Board of County Commissioners is scheduled for Monday, November 15, 2004, with a 10 day written comment period after the hearing. Merry Stinson would like the Commission to be able to visit the site before the house is torn down and asked Steve to make the necessary arrangements. A motion was made by Merry Stinson to recommend that the structure should be documented, and if eventually removed, H. B. Mellott Estates would re -use the materials or offer them for sale. The motion was seconded by Carla Viar and unanimously passed. H. OTHER BUSINESS — None EXECUTIVE SESSION — None J. ADJOURNMENT On a motion made by Jane Hershey, seconded by Carla Viar, and unanimously approved, the meeting was adjourned at 8:48 p.m. Respectfully submitted, Stephen T. Goodrich Chief Senior Planner STG/dse BUILDING PERMIT Project No: P2004-2779 Activity: 2004-11073 Permit Type: RES-ADD Inspector Area: B5 Job Address: 5834 DUNKER CHURCH ROAD SH Location: LOR 5834 DUNKER CHURCH ROAD Parcel No: 076-02-0002-00000 Zoning Dist: Floodplain: C Applicant: POFFENBERGER ELEANORA E 105 S MECHANIC ST PO BOX 52 SHARPSBURG , MD 21782 Phone Number: Owner: POFFENBERGER ELEANORA E Contractor: Phone Number: Contractor License No: Description ENCLOSE EXISTING LIEN -TO ON CONCRETE SLAB Applied: Approved: Status: Foundation Size: 24'X29Exterior Finish..: Air Conditioning.: Type of Heat...: N/A Septic...........: Public Sewer...: N Time Existed...: Public Water...: N Well ............. Gas ............: N Time Existed...: Electric.......: Y Code Enforced: 1995 CABO 1&2 FAMILY DWE Valuation: $5,000.00 Setbacks Proposed Lot Tract Area 8.36 ACRES Lot Area Per Family 8.36 ACRES Front Yard Setback 0 Rear Yard Setback 0 Left Side Setback 0 Right Side Setback 0 Lot Width 0 11/23/2004 PENDING T1-11 N EXISTING 35 YEARS EXISTING 30 YEARS Construction Type: A/R No. of Bedrooms: 0 No. of Bathrooms: Minimum By Ordinance 40,000 SQ. FT. 40,000 SQ. FT. 40 15 15 15 100 The signature below by the reviewer is an indication that signed the permit application signature sheet and thereby work in accordance with the conditions of this permit. REVIEWED BY: \o " 1 the applicant has agrees to perform the \d \ \\\ \\ § - \��\ \*K .. �. r\\ . � §� \.! } '\ \ \\ n. I DOr - HIF A I- I Ya J �It �I a e (Article 20A AO" Antietam Overlay District was amended pursuant to Court of Special Appeals Decision in Howard Corcoran, at al. v, Board of County Commissioners of Washington County, Maryland, No. 1506, September Term, 1993, Unreported, Per Curiam, dated July 14, 1994) PARTICLE 20A "AO" ANTIETAM OVERLAY DISTRICT97 Section 20A.0 Purpose The purpose of the Antietam Overlay District is to provide mechanisms for the protection of significant historic structures and land areas by requiring development and land subdivision to occur in a manner that 1) preserves the existing quality of the viewshed of the Antietam Battlefield, and 2) ensures that development of certain lands adjacent•to the major roads which provide public access to the Antietam Battlefield (i.e., Maryland Routes 34 and 65) is compatible with the agricultural and historic character of the area. The "AO" District is an overlay zone meant to enhance, not substitute for the existing underlying zoning designation which regulates land use. Section 20A.1 Regulations (A) Subdistricts Established and Areas Delineated 1. The Antietam Overlay District is comprised of three subdistricts: The Battlefield Buffer (AO -1), the Approach Zones (AO -2), and the Red Hill Area (AO -3). 2. Lands zoned AO -1 (Battlefield Buffer) and AO -3 (Red Hill Area) are situated within the Battlefield Foreground and Red Hill Middleground, respectively, of the Antietam Viewshed, as determined by the National Park Service and documented in its April, 1988 technical study entitled Analysis of the Visible Landscape: Antietam. The boundaries of the AO -1 and AO -3 zones conform to property boundaries except where manmade or natural features provide suitable boundaries. Lands zoned AO -2 (Approach Zones) are situated within 1000 feet of the centerline of certain road segments, and do not necessarily conform to property boundaries. The length of the AO -2 (Approach Zones) are as shown on the zoning maps. Section 20A.2 AO -1 Battlefield Buffer Regulation A. The regulations and criteria in this subsection are in addition to the conventional underlying zoning which regulates land use. B. The following additional regulation shall apply: 97 Revision 2, Article 20A added 6/13/89 (87.-410) 113 The exterior appearance of all uses, unless otherwise exempted by County Ordinance or Code, shall automatically be subject to the provisions of Article 20, Historic Preservation District, Section 20.6. Section 20A.3 AO -2 Approach Zone Regulations A. The regulations and criteria in this subsection are in addition to the conventional underlying zoning which regulates land use. B. The exterior appearance of all commercial and nonresidential uses excluding all farm structures shall be subject to the provisions of Article 20, Historic Preservation District, Section 20.6. Section 20A.4 AO -3 Red Hill Area98 A. The regulations and criteria in this subsection are in addition to the conventional underlying zoning which regulates land use. B. Prior to any tree clear -cutting activity in the AO -3 Zone which is not with development of or construction on the property, a Forestry associated Management Plan, as prepared by Maryland Department of Natural Resources' - Forest, Park and Wildlife Service, or a Registered Professional Forester and approved by the Forest, Park and Wildlife Service, must be submitted to the Zoning Administrator. (The cutting of firewood and dead trees for personal use shall be permitted). Subsequent cutting of trees on the property shall be in accordance with the Forestry Management Plan. The plan will be kept on file with the Department of Permits and Inspections. A declaration of intent shall be filed with the Department of Permits and Inspections for tree harvesting activities in accordance with the Washington County Forest Conservation Ordinance. Unless exempt, all tree cutting relating to development of a property within the Antietam Overlay District shall be in accordance with an approved Forest Conservation Plan. 1. Tree removal which is inconsistent with the Forestry Management Plan is subject to the enforcement provisions included in Article 26 of the Ordinance with the exception that the offense shall not continue beyond the original cutting of each tree. 2. The property owner will be required to replace any trees cut inconsistently with the Forestry Management Plan with a similar or compatible variety. 98 Revision 6, Section 20A.4B amended 2/9/93 (RZ-92-16) 114 r.14 4) The historic resource represents a significant and distinguishable entity whose components may lack individual distinction; 5) The historic resource represents an established and familiar visual feature of the neighborhood, community, or County, due to its singular physical characteristics, landscape or historical event. 6) The historic resource is the only example ever existing or remaining of a particular period, style, material or construction technique. —� Section 20.6 Activity Within an "HP" Zoneea In the "HP" District any activity which requires the issuance of a building permit according tq the BOCA Basic Building Code and subsequent amendments as adopfed for use in Washington County and the procedures of the Department of Permits and Inspections, shill be subject to review approval or disapproval by the Historic District Commission of Washington County. Such activity can include but is not limited to construction, reconstruction, relocation, restoration, rehabilitation, modification, enlargement, conversion or demolition of all or any portion of the exterior features of the subject site, structure or district. The purpose and intent of this Section is to provide an additional mechanism for the review of the appropriateness of proposed construction, not to change the building permit application procedure. Nothing in this Section shall be construed to exempt any activity from the requirement of a building permit or require a permit where one would not normally be needed, if the structure were not in an "HP" zone. The Commission shall develop and make available to all interested parties guidelines for activities constituting ordinary maintenance, and shall provide these guidelines to each applicant for an "HP" overlay zone. The Commission shall consider only exterior features of,a structure and shall not consider any interior arrangements, although interior changes may still be subject to building permit procedures. All permits as required above shall be transmitted to the Historic District Commission by the Department of Permits and Inspections. Information required to accompany applications for activity in an "HP" zone shall be the same as other permit requirements under this Ordinance with the addition of that information to be developed and published by the Commission as specified in Section 20.3 f). The Historic District Commission shall render a decision on each application presented to it and forward its written decision to the Department of Permits and 94 Revision 2,Sections20.6,20.6a)2),20.6c),20.6d),20.6d)2)amended, Section 20.6a)5) added 9/22/87 (RZ-367) 109 0 Inspections within 45 days of receipt of the application. Lack of a response within the specified time period shall be considered an approval of the application by the Historic District Commission of Washington County. The 45 day review period may be extended upon agreement by the Commission and the applicant. 7 a) The permit application shall be approved by the Historic District Commission if it is consistent with the following criteria: 1) The proposal does not substantially alter the exterior features of the structure. 2 The proposal is compatible in character and nature with the historical, archeological, architectural or cultural features of the site, structure or district and would not be detrimental to achievement of the purposes of this Article. 3) The proposal would enhance or aid in the protection, preservation and public or private utilization of the site or structure, in a manner compatible with its historical, archeological, architectural or cultural value. 4) The proposal is necessary in order that unsafe conditions or health hazards be remedied. 5) The "Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" and subsequent revisions which are to be used as guidance only and are not to be considered mandatory. • b) In reviewing the plans for any such construction or change, the Commission shall give consideration to and not disapprove an application except with respect to the factors specified below. 1) The historic or architectural value and significance of the structure and Its relationship to the historic value of the surrounding area. 2) The relationship of the exterior architectural features of the structure to the remainder of the structure and to the surrounding area. 3) The general compatibility of exterior design, arrangement, texture, and materials proposed to be used. 4) To any other factors including aesthetic factors which the Commission deems to be pertinent. c) The Commission shall be strict in its judgement of plans for those structures, sites or districts deemed to be valuable according to studies performed for districts of historic or architectural value. The Commission shall be lenient in its judgement of plans involving new construction, unless 110 such plans would seriously impair the historic or architectural value of • surrounding structures of the surrounding area. d) The Commission shall deny a permit if it finds, based on evidence and information presented to or before the Commission, that the alteration for which the permit is sought would be inappropriate or inconsistent with, a, b or c above, or detrimental to the preservation, enhancement, or ultimate protection of the historic structure site or district or the purpose of this Article as stated in Section 20.0. The use of the Secretary of the Interior's "Standards" noted in 20.6(a5) above is advisory only and not mandatory. 1) If the Commission determines that the permit should be denied, it shall provide a written statement of the basis for denial with specific references to the goals of this Article. The Commission may also, at its discretion, provide the applicant with suggestions or recommendations for revisions to the proposal. 2) A building permit shall not be issued if the Historic District Commission of Washington County has disapproved the application. 3) Nothing shall prevent the applicant from modifying the permit application to address suggestions made by the Commission to meet the purpose of this Article. e) It is not the intent of this Section, nor is the Commission required, to limit new construction, alteration or repairs to any one period of architectural style. Section 20.7 Definitionse5 a) For the purpose of Article 20 the term "structure" shall mean a combination of material to form a construction that is stable, the use of which requires fixed location on the ground including among other things, buildings, tanks and towers, trestles, piers, bridges, paving, bulkheads loading docks, smokestacks, cranes, booms, sheds, coal bins, shelters, fences, walls and display signs; the term "structure" shall be construed as if followed by the words "or part thereof." b) For the purpose of Article 20 the term "scale drawing" shall mean a scale drawing is a graphic representation of the location of all the significant features included within the boundaries of the historic site or district. The drawing should be "to scale", i.e. the features on the ground are reduced from their actual size according to .a specific and constant ratio 95 Revision 2, Section 20.7 amended 9/22/87 (RZ367) 111 0 The Secretary of the Interior's Standard...: Overview of New Additions to Historic Building Page 1 of 1 SPECIAL REQUIREMENTS newaddjtions to histoilc buifdincis_ Choosing Treatmen Using the Standard Guideline= expands its "outer limits" to create a new profile. Because such expansion has the capability -Historical overvie to radically change the historic appearance, an exerior addition should be considered only Exterior Materials after it has been determined that the new use cannot be successfully met by altering non - character -defining interior spaces. If the new use cannot be met in this way, then an attached blood exterior addition is usually an acceptable alternative. New additions should be designed and A wood constructed so that the character -defining features of the historic building are not radically Architectural Metals changed, obscured, damaged, or destroyed In the process of rehabilitation. New design Exterior Features should always be clearly differentiated so that the addition does not appear to be part of the Roofs historic resource. win s Entrances + Porches Storefronts Interior Features Structural System SSpaces/Features/Finis Mechanical Systems site Set in Special Requiremen Enemy Efficiency Accessibility GUIDELINES Health + Safe v NeW Additio s historical Overview - PRESERVING - REHABILITATING - RESTORING - RECONSTRUCTING main - credits - Last Modified: Fri, Sep 14 2001 01:26:58 pm EDT http://www2.cr.nps.gov/tps/standguide/overview/overview newadd.htm n9/77/lnn1 Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildi. Home Pag Page 1 of 1 �ar��',•w��as 3F wUr Rehabilitation is defined as the act or process of making possible a compatible use for a property through repair, t ") STANDARD alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. GUIDELINE HISTORICAL OVERV L W - PRESERVING - rehabilitating - RESTORING - RECONSTRUCTING morn - credits-. Last Modified: Fri, Sep 14 2001 01:31:22 pm EDT http://www2.cr.nps.gov/tps/standguide/rehab/rehab_index.htm 09/27/2001 The Secretary of the Interior's Standards for Rehabilitation Page 1 of 1 -GUIDELINES- , than; eir)c rr:trlch Exterior Materials Masoncy Exterior Features 1. A property will be used as it was historically or be given a new use that requires ..` minimal change to its distinctive materials, features, spaces, and spatial relationships. g -,torefroni s 2. The historic character of a property will be retained and preserved. The removal of Interior Features distinctive materials or alteration of features, spaces, and spatial relationships that a ern "ce /Fea °re= characterize a property will be avoided. -"finis Mechanical 5usFems 3. Each property will be recognized as a physical record of its time, place, and use. Site Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. fttina 4. Changes to a property that have acquired historic significance in their own right will SpecialERequiremen LnemvNew be retained and preserved. Additions: Accessibility 5. Distinctive materials, features, finishes, and construction techniques or examples of Health + `a:e+` craftsmanship that characterize a property will be preserved. THE 5TANDAftD6 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved In place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken In a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Guidelines for Relmbilitatlon--> HISTORICAL UV<`iid =f izVW - PRESERVING - rehabilitating - RESTORING - FtCGONSTnUCTItdG min- c -edits - Last Modified: Fri. Sep 14 2001 x1'.31..30 pm EDT http://www2.cr.nps.gov/tps/standguide/rehab/rehab_standards.htm 09/27/2001 Standards for Rehabilitation and Guidelines for ...: Choosing Rehabilitation as an Approac Page 3 of 3 When an entire interior or exterior feature is missing (for example, an entrance, or cast iron facade; or a principal staircase), it no longer plays a role in physically defining the historic character of the building unless it can be accurately recovered in form and detailing through the process of carefully documenting the historical appearance. Although accepting the loss is one possibility, where an important architectural feature is missing, Its replacement is always recommended in the Rehabilitation guidelines as the first or preferred, course of action. Thus, if adequate historical, pictorial, and physical documentation exists so that the feature may be accurately reproduced, and if it is desirable to re-establish the feature as part of the building's historical appearance, then designing and constructing a new feature based on such information is appropriate. However, a second acceptable option for the replacement feature is a new design that is compatible with the remaining character -defining features of the historic building. The new design should always take into account the size, scale, and material of the historic building itself and, most importantly, should be clearly differentiated so that a false historical appearance is not created. Alterations/Additions for the New Use Some exterior and interior alterations to a historic building are generally needed to assure its continued use, but it is most important that such alterations do not radically change, obscure, or destroy character -defining spaces, materials, features, or finishes. Alterations may include providing additional parking space on an existing historic building site; cutting new entrances or windows on secondary elevations; inserting an additional floor; installing an entirely new mechanical system; or creating an atrium or light well. Alteration may also include the selective removal of buildings or other features of the environment or building site that are intrusive and therefore detract from the overall historic character. The construction of an exterior addition to a historic building may seem to be essential for the new use, but it is emphasized in the Rehabilitation guidelines that such new additions should be avoided, if possible, and considered only after it is determined that those needs cannot be met by altering secondary, i.e., non character -defining interior spaces. If, after a thorough evaluation of interior solutions, an exterior addition is still judged to be the only viable alterative, it should be designed and constructed to be clearly differentiated from the historic building and so that the character -defining features are not radically changed, obscured, damaged, or destroyed. Additions and alterations to historic buildings are referenced within specific sections of the Rehabilitation guidelines such as Site, Roofs, Structural Systems, etc., but are addressed in detail in New Additions to Historic Buildings (see nay bar, right). Energy Efficiency/Accessibility Considerations/Health and Safety Code Considerations These sections of the guidance address work done to meet accessibility requirements and health and safety code requirements; or retrofitting measures to improve energy efficiency. Although this work is quite often an important aspect of Rehabilitation projects, it is usually not a part of the overall process of protecting or repairing character -defining features; rather, such work is assessed for its potential negative impact on the building's historic character. For this reason, particular care must be taken not to radically change, obscure, damage, or destroy character -defining materials or features in the process of meeting code and energy requirements. UXS T ORICAL OVd;U'??EW - PRESERVING - rehabilitating - RESTORING - RECONSTRUCTING n?ain - cred Lest Modified. Fri, Sep 14 2001 01:+1:18 pm EDT http://www2.cr.nps.gov/tps/standguide/rehab/rehab_approach.htm 09/27/2001 Standards for Rehabilitation and Guidelines for Reh...: New Additions to Historic Building Page 1 of 2 ES - SPECIAL REQIJIRENIENTS AE.-;'., tt rile A-pnron;J? Exterior Materials Masonry bVoI Although the work in these sections is quite often an important aspect of rehabilitation projects, it is usually not part of the overall process of preserving character -defining features Exterior Features (maintenance, repair, replacement); rather, such work is assessed for its potential negative{ef`; impact on the building's historic character. For this reason, particular care must be taken not `A'indo'.,=; to obscure, radically change, damage, or destroy character -defining features in the process :nbanci P e : cnes of rehabilitation work. Storefronts Interior Features Structural System = Spaces/Features/Finis q Mechanical Systems Placing functions and services required for the new use in non -character -defining interior spaces rather than constructing a new addition. rift: Constructing a new addition so that there is the least possible loss of historic materials and so that character -defining features are not obscured, damaged, or destroyed. This downtown Chicago library was expanded in 1981 when additional space was required with light and humidity control for the rare book collection. The compatible 10 -stay wing was linked to the historic block on side and rear elevations. Its simple design is compatible with the historic form, features, and detailing; old and new are clearly differentiated. Photo: Dave Clifton. Designing a new addition in a manner that makes clear what Is historic and what is new. Considering the design for an attached exterior addition in terms of its relationship to the historic building as well as the historic district or neighborhood. Design for the new work may be contemporary or may reference design motifs from the historic building. In either case, it should always be clearly differentiated from the historic building and be compatible in terms of mass, materials, relationship of solids to voids, and color. _ieetinq Special Requiremen Enemy Efficiency New Addit`nns Accessibility Health + Safety THE STANDARDS http://www2.cr.nps.gov/TPS/STANDGUIDE/rehab/rehab_newadd.htm 09/27/2001 Standards for Rehabilitation and Guidelines for Reh...: New Additions to Historic Building Page 2 of 2 As part of this rehabilitation, tivo historic buildings were successfully joined with by new addition. The small glass connector between the two buildings (see photo, right) is appropriately set back Photo: A'Iartha L. Werenfels, fllA. Placing a new addition on a non -character -defining elevation and limiting the size and scale in relationship to the historic building. wall plane and as inconspicuous as possible when viewed from the street. [NOT RECOMMENDED I Expanding the size of the historic building by constructing a new addition when the new use could be met by altering non -character -defining interior spaces. Attaching a new addition so that the character -defining features of the historic building are obscured, damaged, or destroyed. Duplicating the exact form, material, style, and detailing of the historic building in a new addition so that the new work appears to be part of the historic building. imitating a historic style or period of architecture in a new addition. This highly visible neiv rooftop addition appears to be part of the historic building because of its replicative design and historicized detailing, such as the arched windows. This approach does not meet the Standards for Rehabilitation. Photo: NPSfles. Designing and constructing new additions that result in the diminution or loss of the historic character of the resource, including its design, materials, workmanship, location, or setting. Designing a new addition that obscures, damages, or destroys character -defining features of the historic building. Constructing a rooftop addition so that the historic appearance of the building is radically changed. I-3IS'.TORICA!_ OVF_SVTE W - PRESERVING - rehabilitating - RESTORING - RECONSTRUCTING main - credits -. Last Modified: Fri, Sep 14 2001 01:31:26 pm EDT http://www2.cr.nps.gov/TPS/STANDGUIDE/rehab/rehab_newadd.htm 09/27/2001