Historic Zoning Commission

CITY OF MURFREESBORO HISTORIC ZONING COMMISSION Regular Meeting November 18, 2014 3:30 PM, Council Chambers, City Hall I. Call to Order and determination of a quorum II. Approve Minutes of the Regular Meeting on October 21, 2014 III. New Business • 522 E. College Street, James Abbott– Requesting to replace the exterior wood clapboard of the house with hardiboard and paint the same color as the existing house 115 N. Highland Ave, Tim & Robin Lake – Requesting to construct a new detached carriage house behind the current dwelling IV. Staff Reports and other Business • Informational Meeting Regarding Improvements to N. Maney Avenue from College Street to the Entrance of the Oaklands Mansion • • Proposed Amendments to the Rules of Procedure and Design Guidelines, Planning staff Legal Department applicant V. Adjourn City of Murfreesboro Historic Zoning Commission Staff Comments Regular Meeting November 18, 2014 III. New Business 522 E. College Street, James Abbott– Requesting to replace the exterior wood clapboard of the house with hardiboard and paint the same color as the existing house This property is located on the south side of E. College Street about midway between N. Highland Avenue and N. University Street. The house was built circa 1910 in the Colonial Revival style of architecture with a hip roof with a dormer, clapboard, a porch with columns, classical doorway with lights, 2 stories. The house is a contributing structure in the East Main Street Historic District of the National Register of Historic Places. The applicant would like to replace the wood clapboard as the exterior covering on all four sides of the house with hardiboard in the same style as the current wooden clapboard. The hardiboard would have the same width and overlap as the current clapboard and would be painted the same as the current exterior covering. Photographs of the house and sample of the proposed hardiboard are included in the agenda package and the sample of the hardiboard will also be at the meeting for the Commision to review. The applicant will be in attendance at the meeting in order to answer any question the Commission may have regarding the proposal. City of Murfreesboro Historic Zoning Commission Staff Comments Regular Meeting November 18, 2014 115 N. Highland Ave, Tim & Robin Lake – Requesting to construct a new detached carriage house behind the current dwelling This property is located on the west side of N. Highland Avenue midway between E. Main Street and E. College Street. The house was built circa 1920 in the Bungalow style of architecture with half timbering in the gable ends, iron cresting on roof ridges, 1 ½ stories, brick and stucco as an exterior covering. The house is a contributing structure in the North Maney Avenue Historic District of the National Register of Historic Places. The applicants have a contract to purchase the property but do not want to proceed if a detached carriage house is not allowed to be constructed behind the dwelling. It appears a carriage house the size the applicants would like to construct will be able to meet all zoning setbacks in the area behind the dwelling. The only problem facing the applicants is whether or not the structure they would like to build will be approved by the Historic Zoning Commission. Staff and the applicant discussed the proposal and the applicants would like for the Commission to give them some guidance on what they are proposing. The carriage house is 26 feet by 14 feet and will be constructed of similar materials and in a similar style as the house (see attached letter and drawings in the agenda materials). If the applicants are headed in the right direction they are willing to come back to the Commission at another meeting and submit more details. If not, then they would not pursue the purchase of the property any further. The applicants will be in attendance at the meeting to add anything not covered in the letter and drawings and to answer any questions the Commission may have regarding their proposal. City of Murfreesboro Historic Zoning Commission Staff Comments Regular Meeting November 18, 2014 Informational Meeting Regarding Improvements to N. Maney Avenue from College Street to the Entrance of the Oaklands Mansion The City of Murfreesboro is developing plans for improvements to N. Maney Avenue from E. College Street (end of previous project) to the entrance of the Oaklands Mansion. There will be two lots located in the East Main Street Historic District on North Maney Avenue that will be effected by this project. Please see attached photograph in the agenda materials. An informational meeting will be conducted at the Oaklands Mansion at 900 N. Maney Avenue on Tuesday, November 18, 2014 for interested property owners, residents, and any interested parties that wish to attend and review proposed plans for the project. Chris Griffith, City Engineer, will also be attending the Historic Zoning Commission meeting to give a brief presentation of the upcoming Informational Meeting later that evening and to answer any questions you may have regarding the project. City of Murfreesboro Historic Zoning Commission Staff Comments Regular Meeting November 18, 2014 IV. Staff Reports and other Business Proposed Amendments to the Rules of Procedure and Design Guidelines, Planning staff Legal Department applicant At the October meeting staff presented the Commission with proposed amendments to the Rules of Procedure and the Design Guidelines. Commission members proposed additional changes to the documents and approved all but one such change which was to be reworded and submitted back to the Commission at the next meeting for their approval. The Assistant City Attorney and staff has reviewed the wording of the amendment which falls under the Rules of Procedure Section V. APPLICATION PROCEDURES FOR WORK IN A HISTORIC DISTRICT and have decided to leave the wording as it currently exists and will provide an explanation at the meeting. The changes made at the October meeting have been incorporated into the Design Guidelines and are included in the agenda materials for the Commission to review.  MURFREESBORO HISTORIC ZONING COMMISSION GUIDELINES FOR ALTERATIONS, ADDITIONS, DEMOLITIONS AND REMOVALS EAST MAIN STREET HISTORIC DISTRICT I. The Purpose of Historic Zoning Historic zoning is the process by which a community recognizes specific districts as being especially significant in its architectural, historical, and cultural life. Having done that, the community then develops methods to protect and enhance those qualities that make the district significant in the interests of the property owners and of the entire community. Historic zoning, then, is a positive measure that seeks to advocate the community special interests in particularly significant zones while at the same time working with property owners not only to protect their rights but also to assist in improving their personal and financial investment in their property. II. Function of the Historic District To accomplish the purpose of historic zoning, on January 19, 1984, the City of Murfreesboro adopted a Historic Zoning Ordinance (Section 24, Overlay District Regulations) as part of the new Murfreesboro Zoning Ordinance. This ordinance specified the criteria by which the city could create special historic districts (H-1 zones) to overlay (add to but not replace) already existing use zoning. It also provided authority to establish guidelines for alterations, new construction, demolitions, and removals within designated historic districts. Finally, the ordinance called for the creation of a Historic Zoning Commission (architectural review board Architectural Review Board) to fulfill both sets of responsibilities in the interests of the community. Accordingly, in June 1985, the Mayor appointed a nine member Historic Zoning Commission to recommend boundaries for specific historic zoning in Murfreesboro. The commission Commission would then propose guidelines to assist the community and property owners in protecting and enhancing those qualities that make the specific zone historically, architecturally, or culturally significant. The Historic Zoning Commission has recommended that the H-1 zone be created along East Main Street and several adjacent blocks. The commission Commission,therefore, submits these proposed “Guidelines for Alterations, Additions, Demolitions, and Removals” for the proposed historic zone in  fulfillment of our requirements under the law but also as the advocate the property owners in the district and for the people of Murfreesboro as a whole. III. East Main Street Historic Zone District East Main Street is Murfreesboro’s principal east-west thoroughfare and the location of its most significant concentration of residential structures built from 1865 the 1830s to 1940 the 1940s. Architectural styles span the spectrum from Federal and Greek Revival design through Italianate, Queen Anne, Mediterranean Revival, Tudor Revival, and Colonial Revival styles. Frequently, Four Square residences appear ornamented with Colonial Revival details such as porches or window trims. The proposed zone also includes residential blocks of smaller bungalows and craftsman style houses dating from the 1930’s and 1940’s representing a major example of domestic architecture from those decades. Therefore, one of the principal qualities creating architectural significance in the proposed zone is stylistic variety. These guidelines seek to protect and enhance this quality by encouraging alterations and additions that consider each structure as an individual “entity” with a “personality” of its own. Like people, no two buildings are identical, and each building must grow and change over time. We seek to protect stylistic variety by encouraging sensitive change to existing structures throughout the district. In terms of new structures, protecting stylistic variety means encouraging structures of modern design that blend well with existing structures and discouraging designs, whether of modern or traditional styles, that are intrusive or disruptive of those qualities that create architectural significance. A second quality of the proposed Historic Zone District is its consistency. This may seem contradictory, but when walking around the proposed zone one is struck by the fact while there is a variety from one area to another, each block achieves a certain rhythm and harmony created by the following facts of design and setting. A. Setback From block to block structures are setback equally from the street or achieve the visual effect of consistent setback through the planting of trees or the building of fences at the setback lines. B. Scale From block to block buildings have relatively the same ratio among their height, width, and length. This is what we mean by scale. Although some structures have large dimensions, the majority of the structures in the proposed zone are of one to one and a half stories high, often consisting of upright elements with wings. C. Massing From block to block, the various parts of a structure such as upright elements, wings, porches and towers appear in the same proportions. Also, generally speaking, we find that structures are sited on the lot so that their depth exceeds their width. D. Rhythm From block to block, the buildings achieve consistency in the placement of doors and windows on the front facades and in dormers on the roof. The presence of pyramid shaped and complex cross-gabled roofs in large numbers contributes to this sense of rhythm. Also, the space between buildings from lot to lot remains relatively consistent creating a rhythm between facades and undeveloped areas of the lots. E. Material While noting a variety of building materials throughout the proposed zone and exceptions even within blocks, there is a general consistency of building material, predominately though not exclusively, wood, stucco and brick, from block to block. F. Landscaping The presence of large shade trees generally in the proposed zone is one of the principal qualities creating visual harmony. Though there are some blocks of which this is not true, and others where the trees have been removed, these blocks are exceptions. Property owners and the community hopefully will work together to ensure the continuation of this vital quality. The Historic Zoning Commission has compiled these proposed guidelines for the East Main Street Historic District specifically to protect these amenities. In addition to these clearly definable qualities of architectural variety and consistency or visual cohesiveness, property owner’s attitudes have played a vital role in creating significance in the proposed district. Though generally these  qualities will not be regulated by the Historic Zoning Commission, hopefully property owners will work with the commission Commission to ensure that future changes will continue to enhance the qualities of the district District. IV. Spirit of Enforcement The Historic Zoning Commission recognizes that the success of historic zoning depends on the spirit in which the ordinance is enforced. The commission Commission views itself as the advocate for the historic zones created by the City Council, both for the property owners and for the entire community. Therefore, the commission Commission will provide every information possible to property owners and their architects and contractors to ensure sensitivity thus protecting their property values and that of their neighbors. The commission Commission has established a reference area for rehabilitating older structures in Linebaugh Library for everyone’s free use. Also, the Commission will provide as much guidance on new design as possible through the donated time of commission members Commission Members and city staffpersons City Staff. The Design Guidelines are based in accordance with the principals and recommendations set forth in The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, which is created to help preserve the distinct character of a historic building and its site while allowing for reasonable change to meet new needs. In this way we hope to ensure that these guidelines are fairly enforced and painless to heed for everyone. V. Purpose Design guidelines Guidelines are criteria and standards which the Murfreesboro Historic Zoning Commission must consider in determining the appropriateness of proposed work within a historic district. Appropriateness of work must be determined in order to accomplish the goals of historic zoning Historic Zoning, as outlined in Section 24, Overlay District Regulations of the Murfreesboro Zoning Ordinance: A. To preserve and protect the historical and/or architectural value of buildings or other structures. B. To regulate exterior design, arrangement, texture, and other materials proposed to be used within the historic district Historic District to ensure compatibility. C. To create an appearance which compliments the historic buildings or other  structures. D. To stabilize and improve property values. E. To foster civic beauty. F. To strengthen the local economy. G. To promote the use of historic districts for the education, pleasure, and welfare of the present and future citizens of the City of Murfreesboro. VI. Alterations to Existing Buildings and Property A. Definition Alteration: A change in building material; the addition of any architectural feature of a structure; a repair that reconstructs any part of an existing building; an addition that extends or increases floor area or height of any building; addition of accessory structures. B. General Principles These guidelines Guidelines shall apply only to the exteriors of buildings and to areas of lots visible from public rights-of-way. Proposals for exterior work to be done on public facades visible from the public right-of-way shall be more carefully reviewed than that done on are other facades. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of any original or historical material, or of any other significant, or distinctive architectural features, should be avoided. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance other than the original construction shall be discouraged. Changes, which may have taken place in the course of time, are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. Distinctive stylistic features or examples of skilled craftsmanship, which  characterize a building, structure, or site, shall be treated with sensitivity. Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural design or the availability of different architectural elements from other buildings or structures. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that damage historic building materials shall not be undertaken. Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to a project. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material; and when such a design is compatible with the size, scale, color, material and character of the property, neighborhood or environment. Whenever possible, new additions or alterations to structures shall be done 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 unimpaired. C. Guidelines for Alterations 1. Additions: Additions are areas that increase the living or working space of a structure. This does not include the addition of architectural detail elements. Additions should follow the guidelines for new construction. 2. Roofs: Original roof pitch and configuration should be maintained.  The size and shape of original dormers should be maintained. Dormers should not be introduced where none existed originally. The original size, shape, material and design of chimneys should be maintained. All masonry penetrations through or above the roof should be maintained. Original roof materials and color should be retained. If replacement is necessary, original material should be used. Composition shingles may be substituted for original roofing when it is not economically feasible to replace or repair with original materials or when the original roof is beyond repair. The color and texture of composition shingles should be appropriate to the architectural style and period of the structure. 3. Porches: Original details and shape, outline, roof height, and roof pitch should be retained. Original porch materials and architectural details should be maintained. If different materials are substituted, they should be a close visual approximation of the original. The enclosing of front and side porches visible from the public right-of-way is inappropriate. The enclosing of side porches may be considered appropriate if the visual openness and character of the original porch is maintained. 4. Windows: The original type, size and shape of windows should be maintained. The original number and arrangement of panes should be maintained. The size (width) of muntins should be maintained. The characteristic window shape in the area is vertically rectangular-higher than it is wide. Horizontally proportioned windows are generally not appropriate. Painted aluminum storm windows, and screens and blind stop windows are more appropriate than shiny raw mill finished storm windows and screens. Shutters, unless appropriate to the style of the building, should not  be introduced. Shutters should fit an opening in height and width so that if they were closed, the opening would be covered. New window openings should not be introduced unless they match the existing window configuration and their placement harmonizes with the existing rhythm of opening. Original windows should not be filled in. 5. Doors: The original size and shape of door openings should be maintained. Original transoms, side lights, and door doors should be maintained. Replacement doors should be compatible with original doors in terms of style and material. Flush doors are generally inappropriate. Painted aluminum storm doors, screen doors and blind stop and full view storm doors are more appropriate than shiny raw mill finished storm doors and screen doors. Generally, new door openings should not be introduced on facades visible from the street. Original door openings should not be filled in. 6. Architectural Details: Original details should not be removed. The replacement of irreparable details should be with close visual approximations of the originals based on historical or physical data where available. The replacement of missing original details should be based on accurate duplication, or should be close visual approximations of the originals, based on historic, physical, or pictorial documentation. Architectural details of any period or style not original to the building should not be introduced.  Changes that have taken place in the course of time, which is evidence of the history and development of a building, and its environment may have acquired significance in their own right; their significance should be recognized and respected. 7. Material: Original building materials include wood, brick, stone, terra cotta and stucco. Original roof materials include slate, metal, and on twentieth century buildings, composition shingles. Original buildings and roofing materials should be retained. If replacement is necessary, it should be with original materials or close visual approximations of the original. Masonry: Masonry repointing should be done with care to match the original mortar color. The use of portland cement should be avoided when repointing old brick due to the high strength characteristic of the cement, which can cause old brick to crack and splay. Original tooling configuration and joint width should be maintained. Cleaning should be done with the gentlest means possible. Since sandblasting causes severe damage to brick and mortar, its use shall be avoided. Painting of brick or stone unless originally or currently painted is inappropriate. Wood: Wood siding should be retained. Original siding should not be covered or replaced with a material or texture not original to the building. Cement fiberboard siding, similar in texture, size and weather to the original material, may be approved. Replacement wood siding should be consistent with the original in size, direction and lap dimension. Original wall shingles should be maintained. Stucco: Stucco materials should be retained. Original stucco should not be covered or replaced with a material or texture not original to the building. Replacement stucco should be consistent with the original in size,  direction, texture and dimension (thickness). Synthetic Covering Materials: In general, the use of synthetic covering materials is discouraged due to the damaging effect the materials can have to the structure of the older buildings; unless the covering materials are vented properly, retention of moisture can damage the existing structure. Some covering materials are very susceptible to denting. Synthetic covering materials decrease the ability of the owner to monitor deterioration of the original structure and materials that might be occurring beneath the covering materials. Synthetic covering materials also have the potential for creating fire hazards by the inaccessibility to burning materials beneath the covering materials. In some circumstances, the use of synthetic covering materials such as cement fiberboard may be appropriate where duplicate replacement materials are not available. If synthetic covering materials are used, dimensions of the original elements including relationship to the corner boards, window trim and other architectural details should be maintained. 8. Color: The Historical Zoning Commission does not review and regulate paint colors. The Historic Zoning Commission maintains information on and will advise provide advice on appropriate historic paint colors upon request. 9. Accessory Structures: Accessory structures related to a building (fences, walls, street lamps, stoops, paving, sidewalks, signs, terraces, drives, game courts, pools and decks) should be visually compatible with the environment to which they are related. a. Fences: Low retaining walls in front yards should be kept where they exist. New retaining walls should conform in materials and color with the existing structures on the lot. Fences are generally not present in the district District, but they may be added to a lot if they are similar material to other fences and structures in the vicinity, and if they are constructed so as to not disrupt the visual harmony of the front area of the lots.  The preferred type of fencing is of formal wrought iron, wood or brick. Generally wood or chain link fences on the front of the lot should be avoided. Chain link fences are inappropriate. b. Signs: All signs must comply with the Murfreesboro Sign Ordinance. Signs attached to the structure shall not cover any architectural detail. c. Landscaping: All aspects of site development should be sympathetic to the character of landscape development, type of plants, and spatial treatment of adjacent properties. d. Lighting: Original light fixtures should be retained wheresoever wherever possible. When retention is not reasonably possible, replacement fixtures should be and in keeping with the collective characteristics of the property and surroundings. VII. New Construction A. Definition New Construction: The construction of any freestanding structure on any lot. B. General Principles These guidelines Guidelines shall apply only to the exteriors of buildings. The public facades visible from the public right-of-way - front and street related elevations - of proposals for new buildings construction shall be more carefully reviewed than other facades. Since construction in a historic district the Historic District has usually taken place continuously from the late early nineteenth and early through the late twentieth centuries century, a variety of building types and styles result which demonstrate the changes in building tastes and technology over the years. New buildings should continue this tradition while complementing and being compatible with other buildings in the area. New construction should be consistent with existing buildings along a street in terms of height, scale, setback, and rhythm; relationship of  materials, texture, details and color; roof shape; orientation; and proportion and rhythm of openings. C. Guidelines For New Construction 1. Height: New buildings must be constructed to a height, which is compatible with the height of adjacent buildings. 2. Scale: The size of a new building, its mass in relation to open spaces, and its windows, doors, openings, and porches should be visually compatible with the surrounding buildings. 3. Setbacks and Rhythm of Spacing: The setback from front, side and rear yard of property lines established by adjacent buildings must be maintained. When a definite rhythm along a street is established by uniform lot and building width, infill new buildings should maintain the rhythm. 4. Relationship of Materials, Texture, Details and Material Color: The relationship and use of materials, texture, detail, and material color of a new building facade shall be visually compatible with and similar to those of adjacent buildings, or shall not contrast conspicuously. 5. Roof Shape: The roofs of new buildings shall be visually compatible, by not contrasting greatly with the roof shape, materials and orientation of surrounding buildings. 6. Orientation: The site orientation of new buildings shall be consistent with that of adjacent buildings and shall be visually compatible. Directional expression shall be compatible with surrounding buildings, whether that expression is vertical, horizontal, or non-directional. 7. Proportion and Rhythm of Openings: The relationship of width to height of windows and doors, and the  rhythm of solids to voids in new buildings shall be visually compatible with the surrounding buildings. 8. Accessory Structures: Accessory structures related to a building (fences, walls, street lamps, steps, paving, sidewalks, signs, terraces, drives, game courts, pools and decks) should be visually compatible with the environment to which they are related. VIII. Demolition A. Definition Demolition: The tearing down of a principal or accessory structure. B. General Principals Since the purpose of historic zoning Historic Zoning is to protect historic properties, the demolition of a building, which contributes historically or architecturally to the character, and significance of the district District is inappropriate and should be avoided. C. Guidelines Demolition is inappropriate when: 1. A building is of such architectural or historical interest and value that its removal would be detrimental to the public interest. 2. Building is of such old, unusual or uncommon design of or materials that it could not be reproduced or be reproduced without great difficulty and expense. 3. Its proposed replacement would make a less positive visual contribution to the district District, would disrupt the character or would be visually incompatible. Demolition is appropriate when: 1. A building has lost its architectural and historical integrity and importance and its removal will not result in a more negative, less appropriate visual effect on the district District.  2. A building does not contribute to the historical or architectural character and importance of the district and its removal will result in a more positive, appropriate visual effect on the districtDistrict. 3. The denial of the demolition will result in an economic hardship on the applicant as determined by the Historic Zoning Commission in accordance with the Historic Zoning Ordinance. IX. Relocation A. Definition Relocation: The moving of a structure in a district District from one site to another, removal of a structure out of the district District, the moving of a structure into a district District. B. General Principles The moving of an existing structure, which retains architectural and historic integrity and which contributes to the architectural and historic character of the district District should be avoided. The moving out of the district District of a structure which does not contribute to the historical and architectural integrity of the district District or which has lost architectural integrity due to deterioration and neglect shall be appropriate if its removal or the proposal for its replacement will result in a more positive, appropriate visual effect on the district District. A building may be moved into the district if it maintains a sense of architectural unity in terms of style, height, scale, massing, materials, texture, and setback with existing buildings along the street.  C. Guidelines Relocated buildings must be carefully rebuilt to retain and maintain original architectural details and materials. A building may be removed from one site to another in the district District when: 1. The integrity of location and setting of the building in its original location has been lost or is seriously threatened. 2. The new location will be similar in setting and siting. 3. The building will be compatible with the buildings adjacent to the new location in style, height, scale, materials, and setback. 4. The relocation of the building will not result in a negative visual effect on the site and surrounding buildings from which it will be removed. Revised:9/17/01  MURFREESBORO HISTORIC ZONING COMMISSION GUIDELINES FOR ALTERATIONS, ADDITIONS, DEMOLITIONS AND REMOVALS EAST MAIN STREET HISTORIC DISTRICT I. The Purpose of Historic Zoning Historic zoning is the process by which a community recognizes specific districts as being especially significant in its architectural, historical, and cultural life. Having done that, the community then develops methods to protect and enhance those qualities that make the district significant in the interests of the property owners and of the entire community. Historic zoning, then, is a positive measure that seeks to advocate the community special interests in particularly significant zones while at the same time working with property owners not only to protect their rights but also to assist in improving their personal and financial investment in their property. II. Function of the Historic District To accomplish the purpose of historic zoning, on January 19, 1984, the City of Murfreesboro adopted a Historic Zoning Ordinance (Section 24, Overlay District Regulations) as part of the new Murfreesboro Zoning Ordinance. This ordinance specified the criteria by which the city could create special historic districts (H-1 zones) to overlay (add to but not replace) already existing use zoning. It also provided authority to establish guidelines for alterations, new construction, demolitions, and removals within designated historic districts. Finally, the ordinance called for the creation of a Historic Zoning Commission (Architectural Review Board) to fulfill both sets of responsibilities in the interests of the community. Accordingly, in June 1985, the Mayor appointed a nine member Historic Zoning Commission to recommend boundaries for specific historic zoning in Murfreesboro. The Commission would then propose guidelines to assist the community and property owners in protecting and enhancing those qualities that make the specific zone historically, architecturally, or culturally significant. The Historic Zoning Commission has recommended that the H-1 zone be created along East Main Street and several adjacent blocks. The Commission, therefore, submits these proposed “Guidelines for Alterations, Additions, Demolitions, and Removals” for the proposed historic zone in fulfillment of our requirements under 1  the law but also as the advocate the property owners in the district and for the people of Murfreesboro as a whole. III. East Main Street Historic District East Main Street is Murfreesboro’s principal east-west thoroughfare and the location of its most significant concentration of residential structures built from the 1830s to the 1940s. Architectural styles span the spectrum from Federal and Greek Revival through Italianate, Queen Anne, Mediterranean Revival, Tudor Revival, and Colonial Revival styles. Frequently, Four Square residences appear ornamented with Colonial Revival details such as porches or window trims. The proposed zone also includes residential blocks of smaller bungalows and craftsman style houses dating from the 1930’s and 1940’s representing a major example of domestic architecture from those decades. Therefore, one of the principal qualities creating architectural significance in the proposed zone is stylistic variety. These guidelines seek to protect and enhance this quality by encouraging alterations and additions that consider each structure as an individual “entity” with a “personality” of its own. Like people, no two buildings are identical, and each building must grow and change over time. We seek to protect stylistic variety by encouraging sensitive change to existing structures throughout the district. In terms of new structures, protecting stylistic variety means encouraging structures of modern design that blend well with existing structures and discouraging designs, whether of modern or traditional styles, that are intrusive or disruptive of those qualities that create architectural significance. A second quality of the Historic District is its consistency. This may seem contradictory, but when walking around the proposed zone one is struck by the fact while there is a variety from one area to another, each block achieves a certain rhythm and harmony created by the following facts of design and setting. A. Setback From block to block structures are setback equally from the street or achieve the visual effect of consistent setback through the planting of trees or the building of fences at the setback lines. 2 B. Scale From block to block buildings have relatively the same ratio among their height, width, and length. This is what we mean by scale. Although some structures have large dimensions, the majority of the structures in the proposed zone are of one to one and a half stories high, often consisting of upright elements with wings. C. Massing From block to block, the various parts of a structure such as upright elements, wings, porches and towers appear in the same proportions. Also, generally speaking, we find that structures are sited on the lot so that their depth exceeds their width. D. Rhythm From block to block, the buildings achieve consistency in the placement of doors and windows on the front facades and in dormers on the roof. The presence of pyramid shaped and complex cross-gabled roofs in large numbers contributes to this sense of rhythm. Also, the space between buildings from lot to lot remains relatively consistent creating a rhythm between facades and undeveloped areas of the lots. E. Material While noting a variety of building materials throughout the proposed zone and exceptions even within blocks, there is a general consistency of building material, predominately though not exclusively, wood, stucco and brick, from block to block. F. Landscaping The presence of large shade trees generally in the proposed zone is one of the principal qualities creating visual harmony. Though there are some blocks of which this is not true, and others where the trees have been removed, these blocks are exceptions. Property owners and the community hopefully will work together to ensure the continuation of this vital quality. The Commission has compiled these proposed guidelines for the East Main Street Historic District specifically to protect these amenities. 3  In addition to these clearly definable qualities of architectural variety and consistency or visual cohesiveness, property owner’s attitudes have played a vital role in creating significance in the proposed district. Though generally these qualities will not be regulated by the Commission, hopefully property owners will work with the Commission to ensure that future changes will continue to enhance the qualities of the District. IV. Spirit of Enforcement The Commission recognizes that the success of historic zoning depends on the spirit in which the ordinance is enforced. The Commission views itself as the advocate for the historic zones created by the City Council, both for the property owners and for the entire community. Therefore, the Commission will provide every information possible to property owners and their architects and contractors to ensure sensitivity thus protecting their property values and that of their neighbors. The Commission has established a reference area for rehabilitating older structures in Linebaugh Library for everyone’s free use. Also, the Commission will provide as much guidance on new design as possible through the donated time of Commission Members and City Staff. The Design Guidelines are based in accordance with the principals and recommendations set forth in The Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, which is created to help preserve the distinct character of a historic building and its site while allowing for reasonable change to meet new needs. In this way we hope to ensure that these guidelines are fairly enforced and painless to heed for everyone. V. Purpose Design Guidelines are criteria and standards which the Commission must consider in determining the appropriateness of proposed work within a historic district. Appropriateness of work must be determined in order to accomplish the goals of Historic Zoning, as outlined in Section 24, Overlay District Regulations of the Murfreesboro Zoning Ordinance: A. To preserve and protect the historical and/or architectural value of buildings or other structures. 4  B. To regulate exterior design, arrangement, texture, and other materials proposed to be used within the Historic District to ensure compatibility. C. To create an appearance which compliments the historic buildings or other structures. D. To stabilize and improve property values. E. To foster civic beauty. F. To strengthen the local economy. G. To promote the use of historic districts for the education, pleasure, and welfare of the present and future citizens of the City of Murfreesboro. VI. Alterations to Existing Buildings and Property A. Definition Alteration: A change in building material; the addition of any architectural feature of a structure; a repair that reconstructs any part of an existing building; an addition that extends or increases floor area or height of any building; addition of accessory structures. B. General Principles These Guidelines shall apply only to the exteriors of buildings and to areas of lots visible from public rights-of-way. Proposals for exterior work to be done on facades visible from the public right-of-way shall be more carefully reviewed than are other facades. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of any historical material, or distinctive architectural features, should be avoided. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged. 5  Changes, which may have taken place in the course of time, are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. Distinctive stylistic features or examples of skilled craftsmanship, which characterize a building, structure, or site, shall be treated with sensitivity. Deteriorated architectural features shall be repaired rather than replaced, whenever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural design or the availability of different architectural elements from other buildings or structures. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that damage historic building materials shall not be undertaken. Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to a project. Contemporary design for alterations to existing properties shall not be discouraged when such alterations do not destroy significant historical, architectural, or cultural material; and when such a design is compatible with the size, scale, color, material and character of the property, neighborhood or environment. Whenever possible, alterations to structures shall be done in such a manner that if such alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired. C. Guidelines for Alterations 1. Additions: Additions are areas that increase the living or working space of a structure. This does not include the addition of architectural detail elements. Additions should follow the guidelines for new construction. 6 2. Roofs: Original roof pitch and configuration should be maintained. The size and shape of original dormers should be maintained. Dormers should not be introduced where none existed originally. The original size, shape, material and design of chimneys should be maintained. All masonry penetrations through or above the roof should be maintained. Original roof materials and color should be retained. If replacement is necessary, original material should be used. Composition shingles may be substituted for original roofing when it is not economically feasible to replace or repair with original materials or when the original roof is beyond repair. The color and texture of composition shingles should be appropriate to the architectural style and period of the structure. 3. Porches: Original details and shape, outline, roof height, and roof pitch should be retained. Original porch materials and architectural details should be maintained. If different materials are substituted, they should be a close visual approximation of the original. The enclosing of front and side porches visible from the public right-of-way is inappropriate. The enclosing of side porches may be considered appropriate if the visual openness and character of the original porch is maintained. 4. Windows: The original type, size and shape of windows should be maintained. The original number and arrangement of panes should be maintained. The size (width) of muntins should be maintained. 7  The characteristic window shape in the area is vertically rectangular-higher than it is wide. Horizontally proportioned windows are generally not appropriate. Painted aluminum storm windows and screens are more appropriate than shiny raw mill finished storm windows and screens. Shutters, unless appropriate to the style of the building, should not be introduced. Shutters should fit an opening in height and width so that if they were closed, the opening would be covered. New window openings should not be introduced unless they match the existing window configuration and their placement harmonizes with the existing rhythm of opening. Original windows should not be filled in. 5. Doors: The original size and shape of door openings should be maintained. Original transoms, side lights, and doors should be maintained. Replacement doors should be compatible with original doors in terms of style and material. Flush doors are generally inappropriate. Painted aluminum storm doors, screen doors and full view storm doors are more appropriate than shiny raw mill finished storm doors and screen doors. Generally, new door openings should not be introduced on facades visible from the street. Original door openings should not be filled in. 6. Architectural Details: Original details should not be removed. The replacement of irreparable details should be with close visual approximations of the originals based on historical or physical data where available. 8  The replacement of missing original details should be based on accurate duplication, or should be close visual approximations of the originals, based on historic, physical, or pictorial documentation. Architectural details of any period or style not original to the building should not be introduced. Changes that have taken place in the course of time, which is evidence of the history and development of a building, and its environment may have acquired significance in their own right; their significance should be recognized and respected. 7. Material: Original building materials include wood, brick, stone, terra cotta and stucco. Original roof materials include slate, metal, and on twentieth century buildings, composition shingles. Original buildings and roofing materials should be retained. If replacement is necessary, it should be with original materials or close visual approximations of the original. Masonry: Masonry repointing should be done with care to match the original mortar color. The use of portland cement should be avoided when repointing old brick due to the high strength characteristic of the cement, which can cause old brick to crack and splay. Original tooling configuration and joint width should be maintained. Cleaning should be done with the gentlest means possible. Since sandblasting causes severe damage to brick and mortar, its use shall be avoided. Painting of brick or stone unless originally or currently painted is inappropriate. Wood: Wood siding should be retained. Original siding should not be covered or replaced with a material or texture not original to the building. Cement fiberboard siding, similar in texture, size and weather to the original material, may be approved. Replacement wood siding should be consistent with the original in size, direction and lap dimension. 9  Original wall shingles should be maintained. Stucco: Stucco materials should be retained. Original stucco should not be covered or replaced with a material or texture not original to the building. Replacement stucco should be consistent with the original in size, Direction, texture and dimension (thickness). Synthetic Covering Materials: In general, the use of synthetic covering materials is discouraged due to the damaging effect the materials can have to the structure of the older buildings; unless the covering materials are vented properly, retention of moisture can damage the existing structure. Some covering materials are very susceptible to denting. Synthetic covering materials decrease the ability of the owner to monitor deterioration of the original structure and materials that might be occurring beneath the covering materials. Synthetic covering materials also have the potential for creating fire hazards by the inaccessibility to burning materials beneath the covering materials. In some circumstances, the use of synthetic covering materials such as cement fiberboard may be appropriate where duplicate replacement materials are not available. If synthetic covering materials are used, dimensions of the original elements including relationship to the corner boards, window trim and other architectural details should be maintained. 8. Color: The Commission does not review and regulate paint colors. The Commission will provide advice on appropriate historic paint colors upon request. 9. Accessory Structures: Accessory structures related to a building (fences, walls, street lamps, stoops, paving, sidewalks, signs, terraces, drives, game courts, pools and decks) should be visually compatible with the environment to which they are related. a. Fences: 10  Low retaining walls in front yards should be kept where they exist. New retaining walls should conform in materials and color with the existing structures on the lot. Fences are generally not present in the District, but they may be added to a lot if they are similar material to other fences and structures in the vicinity, and if they are constructed so as to not disrupt the visual harmony of the front area of the lots. The preferred type of fencing is formal wrought iron, wood or brick. Chain link fences are inappropriate. b. Signs: All signs must comply with the Murfreesboro Sign Ordinance. Signs attached to the structure shall not cover any architectural detail. c. Landscaping: All aspects of site development should be sympathetic to the character of landscape development, type of plants, and spatial treatment of adjacent properties. d. Lighting: Original light fixtures should be retained wherever possible. When retention is not reasonably possible, replacement fixtures should be in keeping with the collective characteristics of the property and surroundings. VII. New Construction A. Definition New Construction: The construction of any freestanding structure on any lot. B. General Principles These Guidelines shall apply only to the exteriors of buildings. The facades visible from the public right-of-way of proposals for new construction shall be more carefully reviewed than other facades. 11  Since construction in the Historic District has taken place continuously from the early nineteenth century, a variety of building types and styles result which demonstrate the changes in building tastes and technology over the years. New buildings should continue this tradition while complementing and being compatible with other buildings in the area. New construction should be consistent with existing buildings along a street in terms of height, scale, setback, and rhythm; relationship of materials, texture, details and color; roof shape; orientation; and proportion and rhythm of openings. C. Guidelines For New Construction 1. Height: New buildings must be constructed to a height, which is compatible with the height of adjacent buildings. 2. Scale: The size of a new building, its mass in relation to open spaces, and its windows, doors, openings, and porches should be visually compatible with the surrounding buildings. 3. Setbacks and Rhythm of Spacing: The setback from front, side and rear yard of property lines established by adjacent buildings must be maintained. When a definite rhythm along a street is established by uniform lot and building width, infill new buildings should maintain the rhythm. 4. Relationship of Materials, Texture, Details and Material Color: The relationship and use of materials, texture, detail, and material color of a new building facade shall be visually compatible with and similar to those of adjacent buildings, or shall not contrast conspicuously. 5. Roof Shape: The roofs of new buildings shall be visually compatible, by not contrasting greatly with the roof shape, materials and orientation of surrounding buildings. 12  6. Orientation: The site orientation of new buildings shall be consistent with that of adjacent buildings and shall be visually compatible. Directional expression shall be compatible with surrounding buildings, whether that expression is vertical, horizontal, or non-directional. 7. Proportion and Rhythm of Openings: The relationship of width to height of windows and doors, and the rhythm of solids to voids in new buildings shall be visually compatible with the surrounding buildings. 8. Accessory Structures: Accessory structures related to a building (fences, walls, street lamps, steps, paving, sidewalks, signs, terraces, drives, game courts, pools and decks) should be visually compatible with the environment to which they are related. VIII. Demolition A. Definition Demolition: The tearing down of a principal or accessory structure. B. General Principals Since the purpose of Historic Zoning is to protect historic properties, the demolition of a building, which contributes historically or architecturally to the character, and significance of the District is inappropriate and should be avoided. C. Guidelines Demolition is inappropriate when: 1. A building is of such architectural or historical interest and value that its removal would be detrimental to the public interest. 2. Building is of such old, unusual or uncommon design or materials that it could not be reproduced or be reproduced without great difficulty and expense. 13  3. Its proposed replacement would make a less positive visual contribution to the District, would disrupt the character or would be visually incompatible. Demolition is appropriate when: 1. A building has lost its architectural and historical integrity and importance and its removal will not result in a more negative, less appropriate visual effect on the District. 2. A building does not contribute to the historical or architectural character and importance of the district and its removal will result in a more positive, appropriate visual effect on the District. 3. The denial of the demolition will result in an economic hardship on the applicant as determined by the Commission in accordance with the Historic Zoning Ordinance. IX. Relocation A. Definition Relocation: The moving of a structure in a District from one site to another, removal of a structure out of the District, the moving of a structure into a District. B. General Principles The moving of an existing structure, which retains architectural and historic integrity and which contributes to the architectural and historic character of the District should be avoided. The moving out of the District of a structure which does not contribute to the historical and architectural integrity of the District or which has lost architectural integrity due to deterioration and neglect shall be appropriate if its removal or the proposal for its replacement will result in a more positive, appropriate visual effect on the District. A building may be moved into the district if it maintains a sense of architectural unity in terms of style, height, scale, massing, materials, texture, and setback with existing buildings along the street. 14 C. Guidelines Relocated buildings must be carefully rebuilt to retain and maintain original architectural details and materials. A building may be removed from one site to another in the District when: 1. The integrity of location and setting of the building in its original location has been lost or is seriously threatened. 2. The new location will be similar in setting and siting. 3. The building will be compatible with the buildings adjacent to the new location in style, height, scale, materials, and setback. 4. The relocation of the building will not result in a negative visual effect on the site and surrounding buildings from which it will be removed. 15