Historic District / Board of Architectural Review

TOWN OF SUMMERVILLE BOARD OF ARCHITECTURAL REVIEW – AGENDA Special Public Meeting Summerville Municipal Complex Annex Building 2nd Floor Training Room Tuesday May 28th, 2019 at 6 P.M. For additional information regarding this meeting please contact the Planning Department at 843.851.4214. All related documents for this meeting are available for review at the Planning Department during regular business hours, Monday-Friday, 8:30 – 5:00 excluding Town of Summerville holidays and on the website www.summervillesc.gov Public Meeting on:  Draft Design Guidelines chapter for review Adjourn: Agenda Posted: May 15th, 2019 Chapter 5: Design Guidelines Introduction to The Design Guidelines The following guidelines are intended to provide a clear framework for making sure that changes to the exterior of properties within the Summerville Historic District are made appropriately and consistently. The following sections contain universal guidance which pertains to all buildings in all of Salisbury’s historic districts, as well as guidance which is particular to commercial properties, residential properties, and new construction. Secretary of The Interior’s Standards for Rehabilitation The Standards (Department of Interior regulations, 36 CFR 67) pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior, related landscape features and the building's site and environment as well as attached, adjacent, or related new construction. The Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility. 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Maintenance Regular maintenance is the key to preserving the original design and historic features of your property. Preserving original building features through maintenance and repair saves money in the long run as compared to replacing deteriorated features and is better for individual property values and for the neighborhood as a whole. Protection and maintenance of existing historic features is the first preferred approach for treating historic properties. Property owners do not need to seek approval from the Board for general maintenance activities which do not require replacement of materials. Light cleaning (without use of abrasives or pressure), yardwork, and repainting of painted surfaces are all considered maintenance activities, however, it is always best to ask if a COA is required if you are unsure whether your maintenance activity will result in a change in appearance. Often the simplest and cheapest approaches to maintaining historic buildings are overlooked in favor of high-tech methods which are more costly and complex. For example, periodic cleaning of masonry walls with mild soap and water and a bristle brush produces the same result and is more cost effective than high pressure washing or chemical cleaning techniques. The gentlest methods are most effective when they are applied pro-actively and regularly. There are a wide range of maintenance activities that are recommended for historic buildings. A good starting place for additional information is Preservation Brief 47, “Maintaining the Exterior of Small and Medium Sized Historic Buildings,” published by the National Park Service and available for reference here: https://www.nps.gov/tps/how-to-preserve/briefs/47-maintaining-exteriors.htm. General Guidelines The following guidelines are universal and apply to all projects, within the Summerville Historic District, whether commercial or residential. Guideline 1. Preserve Significant Historic Features Each style of architecture has a distinctive set of details which contribute to the overall character of the building. a. Avoid the removal of historic architectural features and materials. Historic architectural features include large scale characteristics, such as roof form and fenestration patterns; as well as small-scale features like moldings, brackets, columns, and other examples of skilled craftsmanship. A reasonable effort should be made to retain existing historic building materials, including brick and stone masonry, wood shingles and siding, stucco, etc. b. Materials and additions which were added or constructed at a later date may have since achieved historic significance in their own right should be preserved. The most obvious example of this type of addition is a historic porch or a kitchen wing. c. Historic secondary buildings, such as early garages, should be maintained and preserved, especially those visible from the public right-of-way. Guideline 2. Repair Rather than Replace a. Use approved technical procedures for cleaning, refinishing, and repairing historic materials.  Some cleaning methods and repair techniques can cause or exacerbate damage to the historic materials of the building, thus hastening their need for replacement and causing increased costs to the owner. Always use the gentlest methods available. b. Repair rather than replace historic features wherever possible. c. If replacement is required, replace as little as possible and match the historic feature.  Patch, piece-in, splice or otherwise upgrade the existing material using recognized preservation methods wherever possible.  Try to match it to similar pieces on the building or use historic photographic documentation to replicate the feature. Do not add architectural features representative of other architectural styles. d. Substitute materials should only be used if they do not cause damage to, change the visual character of, or otherwise harm the historic resource. The new material should match the form, color, and perceived texture of the historic feature. They should be considered after careful consideration of all other options. There are four situations where substitute materials may be approved (consult the BAR for guidance): i. When historic material is unavailable; ii. Where historic craft techniques or skilled artisans are unavailable; iii. If little information exists about a building’s historic materials; or iv. Upon code-related changes. Guideline 3. Restore Significant Historic Features a. Whenever feasible, historic materials and details should be restored. Restorations of historic buildings should be completed under the direction of architects or professionals with specialized skill in building restoration and preservation. b. Inappropriate coverings, such as vinyl siding applied over historic wood siding, should be removed and the underlying material repaired or replaced with siding which mimics the appearance of the historic material as closely as possible.  c. Non-historic alterations should be removed to restore the historic appearance. This may include re-opening infilled windows or replacing inappropriate vinyl porch posts with new turned wood posts to recreate the porch’s historic appearance. Such changes should be supported by physical evidence, historic photographs or other documentary evidence. Where no evidence of the appearance of the original feature exists, a simple design consistent with the scale and massing of the building and surrounding area is generally preferred (see Guideline 5.). d. Historic alterations that have achieved significance in their own right should be retained (see Guideline Guideline 1.b). e. Recent additions which are not historically significant may be removed. f. Substitute materials should only be used if they do not cause damage to, change the visual character of, or otherwise harm the historic resource. The new material should match the form, color, and perceived texture of the historic feature. They should be considered after careful consideration of all other options. There are four situations where substitute materials may be approved: i. When historic material is unavailable ii. Where historic craft techniques or skilled artisans are unavailable iii. If little information exists about a building’s historic materials iv. Upon code-related changes Guideline 4. Make Sensitive Replacements a. If replacement is required, replace as little historic material as possible with matching, compatible replacement materials. b. Replacement parts should match the original as closely as possible in size, shape, detailing, and material. Guideline 5. Context Sensitive New Design a. Where no evidence exists of the exact shape of missing details, a simplified design is preferred. The design should be consistent in massing, scale, material and color to the historic feature. b. For inspiration and reference, look to similar buildings types constructed in similar styles within the district. New features (including new construction) should be sensitive to the size, scale, massing, proportion, and detail of similar buildings or to the overall character of the surrounding neighborhood. Guideline 6. Safety Codes and Accessibility It is important that all buildings comply with Town and State safety codes and that buildings provide handicap access to residents or visitors, as needed. This can be achieved without compromising the significance or integrity of historic buildings. a. Compliance with health and safety codes and handicap access requirements must be carried out with minimum impact to the historic character of buildings. b. When permitted by law, fire escapes or fire towers shall be placed at the rear of buildings as a secondary means of egress. c. Ramps should have little to no visual impact or should be designed to be as unobtrusive as possible d. When possible, install ramps and other accessibility features in a manner that is reversible and does not permanently impact the historic building. Guideline 7. Adaptive Reuse The reuse of historic buildings is encouraged; however, adaptations should be undergone sensitively to retain the building’s historic character and significant features. For example, conversion of a single- family residence to a multi-unit apartment may require the addition of new exterior entrances. These should be designed sensitively and positioned on a non-visible façade whenever possible. A pre-application conference is valuable in the planning stages of adaptive reuse projects. Coordinate with the Town and Board to determine which characteristics are the most significant to the building and to minimize adverse impacts to the structure and the surrounding area. a. Adhere to Summerville’s Zoning Code for permitted uses in your area. b. It is preferable to retain a building’s historic use whenever possible. c. For buildings given a new function, retain the building’s historic character. Universal Guidelines for Exterior Walls Please see Universal Guidelines, for additional guidelines. Guideline 8. Match Existing or Historic Siding a. The historic material found on the exterior walls of a building is a character-defining feature and should be preserved, maintained, repaired, rehabilitated and restored whenever feasible. b. If replacement is required, apply the new siding in a way that matches the existing or historic.  Changing the size of historic shingles, the width of wood boards, or corner and seam details will change the appearance and perceived scale of the building and will not accurately reflect the construction methods of the period. c. Do not install cedar shingles, unpainted siding, or board and batten siding unless it can be demonstrated through documentation that your building historically had these materials. d. Do not cover masonry walls that were not historically covered. Guideline 9. Stucco Surfaces a. Surfaces that have been stuccoed may remain stuccoed. Removing stucco that covers masonry could damage the masonry beneath. Guideline 10. Synthetic Siding Synthetic siding is a term used to describe a product not made from naturally found material. Most common are vinyl and asphalt, where chemical processing is required to develop the product. Wood and stone (including slate) are found and used in their raw form while brick, metals, cement, and glass are processed from naturally found materials and are therefore not considered synthetic. a. Maintain historic synthetic siding, such as early 20th century asbestos shingle siding. b. The use of new synthetic siding is discouraged overall, but it may be approved on a case-by-case basis if one or more of the following conditions are present: i. If existing siding is so deteriorated or damaged that it cannot be repaired; ii. If substitute material can be installed without irreversibly damaging or obscuring the architectural features and trim of the building; iii. If substitute material matches the historic material in size, profile, and finish and is appropriate to the style of the building, and that there is no change in the character of the historic building; or iv. When non-historic artificial siding has already been applied to the building. c. Historic decorative details should not be removed or covered. These include, but are not limited to, roof cornices, window molding, roof eaves, and window and door trim. d. Corner boards must be applied. e. Imitation brick is not permitted. f. Synthetic siding is not permitted over masonry walls. Guideline 11. Replacing Exterior Walls a. Do not replace or rebuild major portions of exterior walls that could otherwise be repaired and whose replacement would result in unnecessary new construction. b. If it is necessary to replace damaged stone or brick, be selective and use material of similar size, color, and texture and install it in the historic bond pattern with duplicated mortar joints (see Guideline 17.) Guideline 12. New Exterior Walls a. For additions to existing structures, select building materials that are in keeping with materials used on the primary building. b. For new construction, select building materials that are in keeping with materials used on nearby buildings within the district. c. For masonry walls, use bricks of a similar size, color, and texture to those historically used. Do not use concrete block or jumbo brick. d. b. Wood surfaces were historically painted. Do not leave wood surfaces unpainted or treated with only with wood preservatives, even if tinted. e. Aluminum, vinyl, and other synthetic surfaces are discouraged on new construction. Painting Although the Board does not regulate paint color, a building’s color scheme, in part determined by paint choice, has a big impact on its overall appearance. The best approach for choosing a scheme is to drive or walk through the neighborhood and note color combinations that you like. Historic pattern books and style guides can provide additional inspiration. Besides aesthetic appearance, paint can play a role in the durability of building materials. Paint is a protective coating for wood and metal surfaces but can cause damage to masonry surfaces which were not intended to be coated. Guideline 13. General Painting Guidance a. Generally, wood surfaces should be painted. b. Masonry surfaces should be left to their natural color if there is no precedent of the surface having once been painted. Guideline 14. Painting Masonry Surfaces Removing paint from masonry can damage the underlying surface. Removing paint in good condition from masonry substrates is not recommended. In some instances, soft historic brickwork was painted historically in order to increase its durability. a. Painted brick surfaces should generally remain painted. b. Damaged or deteriorated paint should be removed by hand only to the next stable layer prior to repainting. Paint that is well adhered should not be removed. If a painted masonry surface is in good condition and the paint is firm and not peeling, the building can be safely repainted. If spalling is occurring, a solution may be to remove the paint chemically, repair the wall, and apply a better coating or leave the brick exposed. c. Painting formerly unpainted masonry surfaces is discouraged, unless documentary evidence shows that the surface had been historically painted. Guideline 15. Determining a Color Scheme The best approach for determining a new color scheme is to drive or walk through the historic district and note color combinations that you prefer. Very dark colors, too many colors on one building, or stained surfaces often do not harmonize with the surrounding neighborhood. Remember that house colors will have an impact on the entire block. Besides aesthetic appearance, paint can play a role in the durability of building materials. Paint is a protective coating for wood and metal surfaces but can cause damage to masonry surfaces which were not intended to be coated. a. Refer to historic precedents to enhance the intended design of your building. You may want to conduct a paint analysis to determine the historic colors of your building. Color schemes were often influenced by the style and the period in which your building was built.  Gothic, Italianate and other early Victorian buildings: these more ornate buildings were usually painted in pale earth tones such as light browns, tans, pinks, and grays. The trim was accented with a darker shade.  Second Empire, Queen Anne and other High Victorian buildings: the highly detailed and varied buildings built at the end of the nineteenth century were generally painted with deep, rich colors such as greens, rusts, reds, and browns. Several colors were often used on one building to highlight the architectural details.  Colonial Revival and Neoclassical buildings: As the style of buildings became simpler and more true to ancient design, there was a return to lighter, simpler color schemes usually with a light pastel body and white trim. Comment [MS1]: Ignore this section for now, it will be updated based on the architectural styles b. Choose a color scheme that will complement other buildings nearby. It is important for paint within the district colors to blend with the neighborhood.  Look to see if colors used by others in your block could be incorporated into your scheme. This will help to tie-in your building with others in the block. c. Limit the number of colors in the overall color scheme to three or four colors, based on historical precedents where available. d. Use color to coordinate elements in an overall composition.  Use only one base color for the majority of the background wall surface.  Look for “built-in” features of the facade that can be highlighted with an accent color. Horizontal and vertical trim boards, porch framing and columns, and window framing should be painted in the same color; complimentary but different from the color of the walls. In the case of Victorian era houses, the window sash, doors, and shutters may be painted a color darker than the walls and trim.  Consider the color of the existing roof when selecting your color scheme. e. Reserve bright colors for accents only.  For businesses, consider accent colors for signs, awnings, and entrance doors.  Earth tones will hold their color well, as will darker pastels. Check for color stability in ultra-violet light; some colors, such as red, tend to be unstable and will shift in hue overtime. f. It is strongly recommended that the color scheme for a secondary building or an addition match, or be complimentary to, the color scheme of the primary building. Universal Guidelines for Exterior Materials Please see Universal Guidelines, for additional guidelines. Wood Wood is both structural and decorative and is used on nearly all building types and architectural styles. In Summerville, wood is used extensively for exterior cladding (like clapboard or patterned wooden shingles), window and door trim, porches, balustrades, and other stylistic details. Even when the predominant building material is masonry, wood is used for windows and doors, roofs, porch supports, and more. Its ubiquity is a central characteristic of the Summerville Historic District architectural significance. Typical projects involving historic wood include the repair of broken or missing architectural elements, repairing historic siding, and painting or repainting wood surfaces. When an architectural feature is significantly deteriorated, consider first how to repair the feature before replacing it. If problems persist, it is important to try to determine the cause of the issue to prevent future problems. Deteriorating wood can sometimes be consolidated with an epoxy. Splicing or piecing wood can be used to replace only the affected area of a feature, rather than replacing the feature in its entirety. In general, it is important to retain as much original material as possible. The type, width, and thickness of the boards affect the overall look of the building and are considered to be character-defining features important to retain. When repairing historic siding, these characteristics must be preserved or replicated. More information about the use of synthetic material is provided in Section 1: Exterior Walls. Painting or repainting historic woodwork is an important task that will extend the longevity of the material. Refer to NPS Preservation Brief #10, Exterior Paint Problems on Historic Woodwork, which contains a wealth of additional information about identifying problems and selecting appropriate treatment options. Guidelines for painting in the Summerville Historic Districts can be found in Guidelines 13-15. Masonry Stone and brick are among the most durable of building materials but they are susceptible to wearing effects with age. The natural color of the stone or brick can fade slightly and soot and dirt can accumulate on their surfaces. This fading process is viewed to be a beautification process that harmonizes between the colors of the buildings and the surrounding natural environment. Stone and brick should not be painted, as the resulting surface is neither as attractive nor as durable as the original, unpainted version. Once masonry has been painted, it is very difficult to restore it to its original appearance. Painting also limits its durability, attractiveness and low-maintenance benefits. The mortar between the bricks and other masonry material may require repair in areas where the mortar is cracked or missing. Most often, the mortar can simply be re-pointed. In other cases, the structural integrity of a wall has weakened from movement or the surface deterioration of masonry units that entails a repair or replacement of masonry units. Replacing brick or other masonry material requires a selection that matches the size, color, and texture of the damaged or missing units. Replacement mortar should be softer than the bricks, and no harder than the original mortar. Mortar is not an adhesive for bricks but serves to absorb the expansion and contraction of masonry during freezing and thawing periods. The appropriate mortar for masonry in most historic buildings given the average age of the building stock in the Newtown and Camden Historic Districts is most likely a mortar with low or no Portland cement content. Guideline 16. Cleaning Masonry Surfaces For more information on cleaning masonry surfaces, refer to “Preservation Brief 1: The Cleaning and Waterproof Coating of Masonry Buildings” and “Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings,” published by the National Park Service. These resources should be consulted before cleaning masonry surfaces. a. Use the gentlest effective means possible. Do not use treatments that damage historic building materials. b. A “like new” appearance is typically not appropriate for a historic building. Avoid cleaning more than necessary to protect building fabric. Cleaning with water and a mild detergent and a stiff, bristle brush is effective for removing mild to moderate soiling on masonry surfaces. Chemical treatments may be considered if soap and water washing is not effective, or for the removal of graffiti. Cleaning tests should be conducted to determine the gentlest chemical means for the task at hand. Abrasive methods, including sandblasting and wire brushing, are damaging to masonry materials and should not be used. Guideline 17. Repointing Masonry Surfaces a. Repoint only where there is evidence of deterioration such as disintegrating mortar, cracks, loose bricks or masonry units, damp walls, or damaged plaster. Do not remove intact mortar from sound joints just to repoint the entire surface for the sake of achieving a uniform appearance. b. Use traditional repointing techniques or techniques recommended by historic preservation specialists to remove deteriorated mortar, such as hand raking, and to repoint joints. Avoid the use of electric saws to remove mortar from joints. Do not use synthetic caulking materials to point masonry joints. Avoid “scrub” coating methods to repoint, and do not apply stucco to brick or stonework surfaces to avoid repointing. c. Match the historic mortar mix as closely as possible in terms of strength and color. d. In general, historic mortar contains more lime and less Portland cement than modern mortar. Mortars with high Portland cement content have a greater compressive strength than that of historic brick which results in the spalling or cracking of the brick during freeze- thaw cycling. Soft brick requires a soft mortar. e. Match the historic joint width and profile, including tooling. Universal Guidelines for Site Design Please see Universal Guidelines, for additional guidelines. Guideline 18. Walkways, Driveways and Parking Lots a. Avoid altering the original layout, size, dimensions, textures, and materials of historic walkways and driveways. b. Walkways and driveways that have fallen into disrepair should be repaired rather than replaced wherever possible c. Concrete is the recommended material for new sidewalk construction. The material and pattern of the exiting sidewalk within the block should be maintained. d. Establishing a new pattern using concrete pavers or brick may be appropriate if it is compatible with the historic quality of the street and will be reviewed on a case-by-case basis. e. Sidewalks must provide curb cuts per code and ADA guidelines. f. Historic walkways which have been lost or altered may be restored based on existing documentation of the original design, or if no documentation is available, a new feature may be designed to be compatible with the overall historic layout of the property. The new design should be compatible with the location, configuration, dimension, scale, materials, and color of the historic property and the surrounding district. g. Walkway and driveway materials and colors should be consistent with those used historically, including brick, flagstone, and gravel. Concrete and asphalt are other options which are potentially appropriate. h. Construction of new parking lots for subdivided residential properties should be avoided or located at the rear or side of the property. Provide a landscaped buffer to screen the parking area from view. Plant material should be no more than 42” in height in order to screen the vehicles but still allow for visual access into and from the lots. i. For commercial or institutional parking, the overall effect on the character of the surrounding area must be considered. Locate parking lots away from the primary elevations – the rear or side of the property is usually ideal. Provide a landscaped buffer to screen the parking area from view. Plant material should be no more than 42” in height in order to screen the vehicles but still allow for visual access into and from the lots. Guideline 19. Fences, Retaining Walls, and Gates a. Maintain and preserve existing historic fences. b. When replacement is necessary, in-kind replacements are the first choice. A simple fence in a style that compliments the surrounding architecture may also be appropriate. c. Designs for new fences must be complimentary to the surrounding architecture and must comply with existing zoning code. d. Automatic security gates may be permitted, provided they are properly located and comply with existing zoning requirements. They must be appropriate to the design of any existing fence or the style of the historic building. Guideline 20. Landscaping and Site Features a. New decks, patios, swimming pools, and playground equipment requiring a permanent foundation should be situated in the rear of properties rather than at the front elevation. Where appropriate, these additions should be screened from view with landscaping or vegetation. Additions of this type require a COA.  b. Historic landscaping features should be maintained and preserved as any other historic feature on the property. The removal of historic landscaping features, including front lawns, hedge rows, and mature trees should be avoided. Guideline 21. Redesign of Historic Gardens Comment [MS2]: I am still trying to find precedent for this guideline. TI have found guidelines for gardens generally speaking but Universal Guidelines for Garages and Outbuildings nothing about the redesign on gardens. Please see Universal Guidelines, for additional guidelines. Guideline 22. Maintain and Preserve Historic Outbuildings a. Preserve the building’s overall form and style. Avoid altering the shape, form, height, materials, and architectural elements. b. Preserve, maintain, and repair as necessary distinctive features and characteristics such as wood cladding and trim, ornaments, original windows, and other character defining details. c. Restore missing or altered features based on pictorial evidence, or in keeping with buildings of the same type, style, and period. If no evidence or precedent exists, create a simple design that is complimentary to the existing primary building and does not convey a false sense of history by utilizing arbitrary stylistic details not associated with the subject property’s style. d. Paint colors should be compatible with those of the primary building. Guideline 23. Garage Conversions a. When converting an existing garage or outbuilding to a new use, retain original details, including windows and doors as well as the building’s overall form. Guidelines for Residential Properties Please see Universal Guidelines, for additional guidelines. Windows Windows are one of the most important architectural elements of the building façade. The decorative elements of windows, such as the sash, muntins and sill, as well as the wood or masonry materials that surround them, are designed to complement the exterior detailing of the building. When properly maintained, historic wood windows can have a serviceable life of 150 years+, however in cases where neglect or other factors have necessitated their replacement, many suitable replacement options exist. While replacement in-kind is generally preferred, new wood windows are often not of the same quality as historic wood windows due to the unavailability of old growth lumber. Vinyl windows are generally not manufactured in historic proportions and are not appropriate replacement windows for contributing historic properties. Wood, aluminum, aluminum clad wood, and fiberglass are potentially appropriate replacement materials and may be approved if the appearance is complimentary to the existing historic windows and architectural style. For additional information on substitute materials, see Appendix B. While many windows are replaced under the guise of “energy efficiency,” historic windows, when properly maintained and with appropriate storm windows, can be just as efficient as modern windows. Weather-stripping and caulking can be used to improve the thermal and acoustic performance of an existing window. Guideline 24. Retain Historic Windows a. Maintain or restore the historic shape, size, alignment, pattern, and details of existing historic windows. (For guidelines on storefront windows, see the Guideline 52). b. Do not infill window openings or cover existing historic windows. c. Consider reopening windows that are presently blocked. d. Retain the historic hardware components, including locks and shutter hinges where possible. Guideline 25. Replacement Windows a. Where window replacement is necessary, the new window should match the historic window in location, size, type, glazing pattern, profile and color. The number of window panes, the approximate muntin and mullion profile, and the color of the replacement window should also match the historic window. b. Maintain the historic window opening size and surrounding trim. c. Do not increase or decrease the historic opening to accommodate smaller or larger windows. d. Do not remove or cover surrounding trim, including wood or masonry details. e. Retain the window type indigenous to the historic style of the building. For example, do not replace a historic double-hung window with a new casement window. f. Tinted glass is not permitted. g. Removable, snap-in, or “between the glass” muntins are not historically appropriate. Guideline 26. New Window Openings and Infill Altering window openings in historic facades alters the building’s historic appearance significantly, and is typically not appropriate, but may be considered in some situations. a. Avoid placing new openings on the front facade. b. If new openings are required for additional light, consider placing them on the rear or side elevations of the building or installing a skylight on a non-visible roof slope. c. Avoid infilling existing window openings on the front facade. d. Where recent changes have altered historic window openings, restoration of the historic configuration and materials is encouraged. Guideline 27. Storm Windows a. Storm window frames may be made of wood, vinyl or plastic, however unfinished aluminum should not be used. b. Paint them to match the color of the existing window trim or sash and muntin. This helps them to blend with the historic details of the window. c. Custom shape storm windows should be used for specialized window shapes. d. Avoid excess ornamentation that would not have been typical of the period or style in which your building was constructed. e. The choice to use interior storm windows for their “invisible” appearance from the outside should be weighed carefully against the possibility of condensation to form between the interior window and the historic window, thereby causing the historic window to potentially deteriorate. Guideline 28. Shutters a. Shutters should not be added unless it can be documented that they were an original feature of the building or were a common element on buildings of the same style and type. b. Shutters must be appropriate to the size and scale of the window opening. They should be large enough to cover the entire window when closed, but should not cover any part of the surrounding wall. c. Shutters must be of a style appropriate to the architectural details of the building to which they are applied. d. Vinyl shutters are not typically appropriate on contributing buildings within the historic district. Doors Certain styles of buildings have distinct types of doors. On many historic buildings doors stylistically complement the exterior detailing of the building. The original door with its frame and trim should be preserved. If a replacement door is necessary, the new door should match the original as closely as possible in material, size and style. This includes any panels and windows that were present in the original door. Most contemporary door designs are not appropriate for homes built in the 19th and early 20th centuries. For additional information on substitute materials, see Appendix B. If a storm door is desired, it should be of a simple design with a large glass pane that reveals as much of the door behind it as possible. Guideline 29. Retain Historic Doors a. Maintain and repair historic doors and historic door hardware. b. Match new or replacement hardware to the original finish, type, and style. c. Avoid surface applied kick plates, closers, padlocks, security hardware and other elements that are not compatible with the original hardware. Guideline 30. Transoms and Sidelights A transom is a window or series of windows located above a door or display window, while sidelights vertically flank doorways. Both should be preserved along with their character-defining elements that include trim work. a. Preserve and maintain existing historic transoms and sidelights and trim. b. Where the condition necessitates replacement, the new transom and/or sidelights should match the original character defining features of the arrangement including shape, proportion, scale, trim, and glass type. c. Avoid filling, blocking, or otherwise removing or obscuring the transom and/or sidelights. Guideline 31. New Door Openings a. New openings in historic walls are generally discouraged. b. Where new door openings are necessary, placement on a non-visible façade is encouraged. c. Where a new door opening is required on the main elevation, they should be integrated with the overall fenestration pattern to compliment the building. d. Where recent changes have altered historic door openings, restoration of the historic placement and material is encouraged. Guideline 32. Storm or Screen Doors a. Select a storm or screen door style typical of the period or style in which your building was constructed. Avoid a door that completely lacks detail as well as excess ornamentation that would not have been typical of the historic character. b. Use wooden or baked enamel metal storm or screen doors. c. Paint them to match the color of the existing door sash or trim. Roofing, Dormers, Chimneys and Associated Features The roof is one of the prominent defining features of historic buildings. Historic roof shapes and elements such as chimneys, gables, dormers, and steeples are important character defining features. A roof’s original shape and pitch should be retained. The construction of new dormers should be carefully considered so as to not compromise the original design of the house. If a dormer is added, its size, design, and placement should be in scale with the overall size of the building, its siding and roofing materials should match those on the rest of the house, and its window should be consistent with the existing windows on the house in style, orientation and material. Other alterations, such as roof decks, vents, skylights and mechanical and electrical equipment should be installed so that they are not visible from the public right-of-way and do not damage historic fabric. Roof systems are selected and assembled to resist the environmental forces of nature such as rain, snow, wind, solar radiation and gravity loads. Roof gutters, and downspouts constitute a system where water is collected, transported and removed from the building. Neglect of or damage to any one of the roof components can keep this water-removal system from working properly and cause serious damage to the walls, ceiling, foundations and floors of the building. Roof drainage is one of the most important elements of the roof system. Gutters and downspouts should be examined annually. Remove all rotted wood or rusted metal gutters and replace. Aluminum with a baked-on color finish does not rust as quickly as galvanized materials and requires less frequent painting. Gutters and downspouts should be regularly cleaned and kept in good condition. Downspouts should be inconspicuously located on the exterior of the house and be compatible in color with that of the exterior of the building. Guideline 33. Roofing Material a. Retain and repair the historic roof materials where feasible. b. Where replacement is necessary, match the historic materials as closely as possible in terms of material, size, color, and pattern. c. Requests for substitute roofing materials will be reviewed on a case-by-case basis. d. When asphalt shingles are used to replace wood or slate, heavy weight architectural shingles which provide depth and variation, and which match the shape of the historic materials, are preferred. e. Roofing materials on additions should match or mimic the material on the main body of the historic building. f. Repair of isolated sections of a roof must match the existing tiles in material composition, style, size and color.  g. Roofing material on additions or secondary structures to historic buildings should be similar to or compatible with the material used on the primary historic building. Guideline 34. Roof Shape and Slope a. Preserve the historic shape and slope of the roof. b. Roof shapes on secondary structures should be consistent with the architectural style of the main building.  Look at the roof shapes of other structures (porches, small wings) that were historically attached to buildings of your type and style. For example, gable-roofed buildings generally had additions with gable or shed roofs.  Roof slope should be roughly consistent with that of the primary structure. Guideline 35. Dormers a. Maintain the size and shape of historic dormers, including historic details such as windows, trim, eaves, roof material, and siding. b. The addition of new dormers should be avoided, but may be appropriate in some situations, particularly on non-visible elevations. New dormers should match existing dormers in style and configuration, or compliment the overall style of the building. c. Dormers on additions must be consistent with existing historic dormers on the main body of the historic building. They should match in form, size, shape, and materials wherever possible. d. The total overall width of any new dormer should not exceed one-half the roof width of which it is part. Guideline 36. Skylights a. New skylights should not be visible from the public right of way. b. Skylights should not exceed 10% of the floor area of the room in which they are located. c. Flat-sloped skylights are recommended. Bubble or domed skylights are not historically appropriate. d. Skylights should protrude no more than 6-8 inches above the surface of the roof Guideline 37. Gutters and Downspouts a. Replace damaged gutters and downspouts in-kind wherever possible. The system should be similar to the historic system. Replacement materials may be permitted; however, the size and profile of the replacement should match the historic feature as closely as possible. b. New gutters and downspouts should match the existing historic drainage features found elsewhere on the building. New gutters and downspouts must not obscure important architectural details, such as cornice lines. c. Gutters and downspouts should be painted to match the trim of the building, unless there is historic precedent for an exception (refer to Guideline 15. on Determining a Color Scheme). d. Gutters and downspouts are part of a good drainage system; install them so that they convey water away from the roof and foundation. e. Galvanized steel is more durable and corrosion-resistant than untreated steel. Painted aluminum is acceptable. f. Half-round gutters are preferred. g. Downspouts should also always run vertically; orienting downspouts diagonally across roof planes and walls is strongly discouraged. Guideline 38. Chimneys and Vents a. Maintain existing chimneys. When repairs are necessary, match the existing materials, colors, shape, brick pattern, and details as closely as possible. b. If a replacement chimney is necessary, the new one should be a reproduction of the historic one, based on photographs or a comparison to buildings of the same style and type. c. Avoid changing the height, massing, or scale of existing chimneys. d. New vents should be placed in a location which is not visible from the public right of way. Porches, Porticoes, and Balconies Guideline 39. Restore Historic Porch Features a. Maintain the historic porch or stoop on your building, where feasible. Keep wooden surfaces painted and keep up with general maintenance. b. If repair or restoration is necessary, keep as much of the historic materials, proportion, and ornament as possible. Maintain the porch’s design and proportion to the greatest extent possible. c. Replace missing posts and railings where necessary to match size, shape, profile, proportion, and spacing to the historic feature. d. Use wood for porch details and structural parts, including steps and foundations, unless it can be documented that other materials were historically used on the house or used at an early date. e. Synthetic material will be allowable on a case-by-case basis if the new material, size, scale, and overall appearance matches the historic feature. Guideline 40. Replacement Porches a. If porch replacement is necessary in whole or in part, reconstruct it to match the historic porch in size, scale, and overall design. Where possible, detail and ornamentation should be replicated. b. Use the same or similar materials wherever feasible. c. Avoid applying decorative elements that are not appropriate to the style of the dwelling. Whenever possible, choose accurate details based on historic photographs or similar properties of the same period and style. Guideline 41. Porch Additions and Modifications Enclosing or altering historic porches is generally discouraged, however, it may be appropriate if conducted in a manner that does not damage the porch’s historic features. a. When enclosing or adding screens to a historic porch, design the enclosure or screen detail to be recessed from the supporting posts and railings, so that the historic form of the porch is maintained and visible. b. Additions to historic porches are generally not appropriate, but may be considered in special cases, including handicap accessibility concerns (see Guideline 6. for more guidance on accessibility). Guideline 42. New Porches a. A new porch may be added if the house belongs to a building type that typically featured a porch, and where they exist elsewhere in the district on similar buildings. The new porch should be designed in a similar style to those found on other buildings of the same type. b. Do not obscure the historic building entry when locating a new porch. An open porch maintains the historic building entry but an enclosed front porch would violate this guideline. c. Yards must have sufficient space for the new porch to meet the setback requirement as established in Summerville’s zoning code. Guideline 43. Awnings a. Awnings are not typically appropriate additions to the front of residential buildings in the Summerville Historic district but may be considered on a case by case basis. b. Awnings may be appropriate on a rear elevation in some situations. When allowed, awnings must be installed to minimize damage to historic building materials (for example, through a mortar joint rather than through a masonry unit). Utilities and Mechanical Equipment Guideline 44. Utilities a. Place electric, telephone and cable services underground whenever possible. b. HVAC equipment, utility meters, utility boxes, wires, piping, and conduits should be installed in the least visible and unobtrusive locations, where possible, such as the rooftop. If possible, any utility housing should be painted to match the exterior surface to which it is applied. c. Where underground placement is not possible, utilize the rear or a non-visible side of the property. d. Exterior conduit and housing should be located inconspicuously, and e. Central air-conditioning units should be located at a side or rear elevation and screened with fences and landscaping. f. Window air conditioning units should be installed on a non-visible elevation whenever possible. Through-the-wall installations are discouraged (because they damage historic fabric and disturb the overall façade configuration) but may be allowed on a non-visible elevation. Guideline 45. Cellular and Satellite Equipment a. Cellular and satellite equipment should be installed in the in the least visually obtrusive location possible. b. Equipment should be installed in a manner which will minimize damage to historic building materials (ex: through a mortar joint rather than through a masonry unit). Guideline 46. Solar Panels a. Solar panels should be installed in a location that minimizes their visibility as much as possible. Guideline 47. Security Systems a. To the extent possible, security measures other than labels providing notice that such systems are in place should not be visible from the streets. b. Bars and gates must be approved by the Historic Preservation Commission and can only be used if painted a color that matches the window framing or sash. c. Video cameras must be visually unobtrusive in size and attached with respect to the historic material of the building. On masonry structures, they should be attached to the mortar, not the masonry unit itself. Seek ways to minimize attachments and visibilities by painting cords or attachments to match the building color or using roof-mounted apparatus to avoid damage to historic material. Signage Guideline 48. Signs for Residential Buildings a. Signs for businesses located in converted residential properties should not overwhelm the facade. The building should still appear residential in form and character. b. Freestanding signs located on the lawn are appropriate provided they comply with the Town’s zoning codes. c. Plaque style signs may be mounted on the façade at the entryway but should be installed to minimize damage to existing historic features. Signs may not cover historic details such as trim and moldings. Lighting Guideline 49. Building Lighting a. Repair rather than replace damaged light fixtures b. Install lighting fixtures that are appropriate to the location and style of your property and surrounding neighborhood. c. Consider installing new porch lighting as recessed ceiling lights, which spread a soft light over your porch entrance and are not visible from the passerby. d. Lighting fixtures proposed for masonry buildings should be attached to the mortar, not to the masonry unit itself. e. Lighting fixtures should not provide intense, obtrusive lighting regardless of whether it is for residential or commercial properties. Guidelines for Commercial Properties The following guidelines are specific to commercial properties and apply to all such buildings within the Summerville Historic District. Please see Universal Guidelines, for additional guidelines. Commercial Facades Guideline 50. Façade Configuration a. Maintain the historic compositional principles of historic commercial buildings. b. For two- and three-part block configurations, maintain the division of the upper and lower stories. c. Where historic features are missing, consider restoring the façade to a composition appropriate to the historic design of the building. d. New commercial buildings should follow the same compositional layout of surrounding buildings in order to maintain the scale and pattern of the Historic District. e. Maintain the historic layout of commercial storefronts.  f. Maintain the window and door pattern of the storefront. Historic entrances were typically flanked by glass display windows. g. Improve access to upper floors in a manner sensitive to the configuration of the historic storefront. A second set of stairs to access the upper stories is often required to comply with current fire codes. Guideline 51. Commercial Building Ornamentation a. Maintain and restore character defining features of your commercial building. Character defining features include historic storefronts, transoms, sign boards, bulkheads, windows, cornices, and other architectural details. b. Do not add arbitrary or conjectural ornamentation to the building. Replacement of missing historic features should be supported by documentary evidence to avoid creating a false historic appearance. c. Maintain the original ornamental cap or cornice of the building. If replacement is required, in-kind replacement matching the historic element in design, scale, color, and material is recommended. Replacement materials, such as fiberglass, may be approved if the element’s profile can be satisfactorily matched. Windows For additional information on substitute materials, see Appendix B. Guideline 52. Storefront Windows a. Preserve or restore the historic size and configuration of glass display windows where possible. b. Where window replacement is necessary, the new window should match the historic window in size, type, glazing pattern, and profile. The number of window panes and the approximate muntin and mullion profile should match the historic window. c. Storefront windows should retain their historic material and be consistent with the prominent styles and eras of the building. d. While wood was often the traditional framing material of choice for storefronts, some 19th century buildings employed cast-iron members. These should be restored where feasible, otherwise an appropriate substitute that shares the look and scale of the historic framing member may be considered. e. Replacing glass windows with an opaque surface detracts from the authenticity of the historic storefront and deters potential customers from entering the building. f. Retain the kickplate that is located below the display window. Where replacement is necessary, use wood or painted metal and coordinate the color with the historic color scheme or that of other storefront elements. g. Retain or restore storefront transom windows and the mullion divisions of the historic transom. h. Use glass in the transom where possible. i. In some cases, air conditioner units have been placed in one of the transom panels, usually just over the entry. These units are a visual deterrent and should be relocated to the rear or replaced by a rooftop system, where feasible in a full building rehabilitation. Guideline 53. Replacement Windows for Commercial Properties a. Where window replacement is necessary, the new window should match the historic window in size, type, glazing pattern, and profile. The number of window panes and the approximate muntin and mullion profile should match the historic window. b. Removable, snap-in, or “between the glass” muntins are not historically appropriate. c. Vinyl windows are generally not manufactured in historic proportions and are not appropriate replacement windows for historic properties. Aluminum, aluminum clad wood, and fiberglass are appropriate replacement materials and may be approved if the appearance is complimentary to the existing historic windows and architectural style. d. Maintain the historic window opening size and surrounding trim. Do not alter the size of the historic window opening to accommodate larger or smaller windows. Do not remove or cover surrounding trim, including wood and masonry details. e. Maintain the window type. For example, do not replace operable windows such as double- hung windows with fixed windows. Guideline 54. Upper-Story Windows a. Maintain or restore the historic shape, size, alignment, and details of upper-story windows. b. Infill or screening of upper-story windows with temporary materials is discouraged. Infill, screening, or otherwise blocking off upper-story windows with permanent materials is prohibited. c. Historic windows should not be covered or reconfigured to account for lowered interior ceiling heights or reconfigured interior plans. d. Consider reopening windows that are presently blocked. Doors For additional information on substitute materials, see Appendix B. Guideline 55. Storefront Entrances a. Maintain recessed entries where they exist. b. Preserve decorative entries where the exist, such as those with porticos angled into corners. c. If the historically recessed entries have been closed up, consider reopening them. Guideline 56. Replacing Commercial Doors a. Where replacement is necessary, the new door should match the historic door in placement, size, type, and configuration wherever possible. b. When restoring missing historic doors, use pictorial evidence to produce the replacements, if your budget allows. A salvaged replacement in the same style that fits the opening, or a new door in a complimentary style are also appropriate choices. c. Where code compliance requires a specific, non-historic door configuration, err on the side of simplicity. d. Maintain the historic door opening size and surrounding trim, including side lights and transoms. Do not alter the size of the opening to fit a smaller or larger door, unless required by code. Roofing and Chimneys For additional information on substitute materials, see Appendix B. Guideline 57. Roof Shape and Slope a. Preserve the historic shape and slope of the roof. b. Roof shapes on additions should be consistent with the architectural style of the main building. For example, additions on buildings with flat roofs would generally have had a flat roof. c. On new buildings, roof shapes should be consistent with those found historically throughout the district. Most buildings in the commercial section of the Historic District have flat roofs or flat parapets with roofs that slope away from the street. Roof types associated with residential properties, like gables and mansards, are inappropriate for the commercial district. Utilities and Mechanical Equipment Guideline 58. Mechanical Equipment a. Rooftop mechanical systems should be positioned so as not to be visible from the street. b. HVAC units if not located on a non-visible rooftop, should be located at a side or rear elevation and screened with fences and landscaping. c. Avoid placing window air conditioning units in first-story windows or through-the-wall installations in storefronts. Guideline 59. Cellular and Satellite Equipment a. Cellular and satellite equipment should be installed in the in the least visually obtrusive location possible. b. Equipment should be installed in a manner which will minimize damage to historic building materials (ex: through a mortar joint rather than through a masonry unit). Guideline 60. Solar Panels a. Solar panels should be installed in a location that minimizes their visibility as much as possible. Guideline 61. Security Systems a. To the extent possible, security measures other than labels providing notice that such systems are in place should not be visible from the streets. b. Bars and gates must be approved by the Historic Preservation Commission and can only be used if painted a color that matches the window framing or sash. c. Video cameras must be visually unobtrusive in size and attached with respect to the historic material of the building. On masonry structures, they should be attached to the mortar, not the masonry unit itself. Seek ways to minimize attachments and visibilities by painting cords or attachments to match the building color or using roof-mounted apparatus to avoid damage to historic material. Signs and Awnings Construction of signs is subject to the Town of Summerville Code of Ordinance Article V.-Signs Each sign is subject to review by the Commercial Design Review Board. Each sign will be reviewed for location, total sign area, size, height letters, and message. Guideline 62. Preserve Historic Signs a. Historic signs, such as those constructed directly into an architecture detail of the structure should be maintained and may be restored if necessary.  b. Wording changes on existing historic signs should be in keeping with the overall character of the sign and the structure on which it is placed. c. Restore or recreate historic signs where sufficient documentation exists, if the restored or recreated sign would be in compliance with Salisbury’s zoning ordinance. Guideline 63. Sign Placement On most downtown buildings, a continuous brick ledge or corbelling is used to separate the second floor and above from the entry-level storefront below. This space is ideal for sign placement, as it was often created for this purpose. In some instances, newer buildings contain areas above the highest windows for signage. a. Signs must not obscure or hide significant historic features or details. This includes windows, cornices, and architectural trim. b. Signs should be mounted to historic masonry buildings through the mortar joint, rather than through masonry units wherever possible. Guideline 64. Awnings a. Awnings must not obscure or hide significant historic features or details. This includes windows, cornices, and architectural trim. b. Awnings should be mounted to historic masonry buildings through the mortar joint, rather than through masonry units wherever possible. Lighting Guideline 65. Lighting Lighting is an important safety and security feature in any streetscape. Considerations must be made regarding the style, material, height, luminosity (brightness), and hue when upgrading or installing new lighting fixtures. Historical lighting fixtures reflect the prevalent styles at the time of their installation and complement the streetscapes or buildings upon which they are installed. The best practice is to maintain and preserve existing historic lighting features whenever possible. When lighting features are damaged beyond repair, or original features have been removed, replacement with complimentary fixtures is the best approach. When selecting a lighting scheme, consider how the light will affect neighboring properties. When lighting fixtures are applied directly to a historic building, be sure that it is affixed in a manner that protects the historic building fabric and does not damage architectural features. a. Preserve and retain historic light fixtures that contribute to the character of the historic district and subject property b. Repair rather than replace damaged light fixtures c. When replacement is unavoidable, use appropriate replacement materials which mimic the original design or are appropriate to the architectural style of the building in terms of materials, color, finish, size, scale, and design Guidelines for Additions Please see Universal Guidelines, for additional guidelines. Guideline 66. Additions Although it is not impossible to add a story or more to historic buildings, it is normally more difficult to avoid adverse impact to the building’s original design, character, and detailing. a. If you are considering adding an additional floor, consider the issue of structural strength and ability to carry another floor. This issue should be addressed by a qualified structural engineer. b. Whenever possible, an addition should be placed at the rear of the main building. c. Additions should be constructed in materials compatible with those used in the original building. This does not mean that the same materials have to be used. d. Frame additions can be added to brick and stucco buildings successfully. e. Additions should not duplicate the architecture and design of the main building but should pick up overall design “cues” from the main building, such as window proportions, overall massing and form, and type of ornamentation. f. Avoid changes that obscure, damage or destroy significant characteristic features of an existing building or historic district. g. New additions should be compatible with existing historic buildings in terms of scale but should be visually different from the original to avoid creating a false historic appearance. Additions to historic structures should be identifiable as a new addition to an original building. h. New additions should be subordinate to the main building. This can be achieved by making the addition smaller in scale than the main building, or by keeping the roofline or parapet below that of the main building. i. Guideline 67. Windows on Additions a. On additions, use window types, proportions, and alignment typical of the type of building you are constructing and sensitive to the historic district. b. Similar window spacing patterns should be used on additions as are used on historic buildings of the same type in the same neighborhood. a. The ratio of windows to wall on the primary street elevations for additions be similar to historic structures. c. Generally, the amount of glass on an elevation should not exceed one third of the total wall area of the elevation. Guideline 68. Doors on Additions a. Doors on additions to historic buildings should be complimentary to the style, scale, and design of the doors on the main body of the historic building. Guideline 69. Roofing Material on Additions a. Roofing materials on additions should be consistent with the prevalent roofing material on surrounding buildings. Guideline 70. Roof Shape and Slope on Additions a. On additions, use roof shapes similar to those found historically in the District. Flat roofs should not extend beyond the face of the building, with the exception of cornices. b. Roof shapes on additions should be consistent with the architectural style of the main building.  Look at the roof shapes of other structures (porches, small wings) that were historically attached to buildings of your type and style. For example, gable-roofed buildings generally had additions with gable or shed roofs.  Roof slope should be roughly consistent with that of the primary structure.  Additions to flat-roof buildings should generally also have flat roofs. Guidelines for New Construction Please see Universal Guidelines, for additional guidelines. Building form is an important component of the streetscape, the largest element within the streetscape, and tends to command our attention most strongly. “Form” refers to the shape and massing of a building. Historic downtown commercial buildings, for example, often have a form that is boxy (rectangular), tall in proportion, and long or deep. In planning new construction in the Summerville Historic District, building form and streetscape elements should be care-fully considered. Streetscape elements can reinforce the area’s attractiveness and make it a desirable place to live or do business. Guideline 71. New Construction a. New buildings should be compatible with adjacent structures in terms of massing, proportion, size, and scale. b. New buildings should be placed on existing vacant lots whenever possible and should match the setback of surrounding structures. c. Parking lots or parking structures should be placed at the rear of the lot whenever possible. Ideally, access to them should be from a side street to lessen the number of curb cuts along main streets. d. New buildings should be oriented to face the street rather than turned inward, skewed or oriented at angles to the existing street grid. e. Blank or windowless walls on the front façade or street side are not appropriate. Guideline 72. New Garage Construction a. The new garage shall be compatible with the primary building in terms of scale, massing, and style. b. Pre-fabricated, non-permanent sheds are permitted in the rear of the property. They should be small in scale and congruous with the style of the primary building. c. Guideline 73. Windows on New Construction a. On new buildings, use window types, proportions, and alignment typical of the type of building you are constructing and sensitive to the historic district. d. Similar window spacing patterns should be used on new construction as are used on historic buildings of the same type in the same neighborhood. a. The ratio of windows to wall on the primary street elevations for new construction should be similar to historic structures. e. Generally, the amount of glass on an elevation should not exceed one third of the total wall area of the elevation. Guideline 74. Doors on New Construction a. Doors on new construction in the historic district should be complimentary to the style, scale, and design of the doors on the main body of the new building and complimentary to those throughout the district. Guideline 75. Roofing Material on New Construction a. Roofing materials on new construction should be consistent with the prevalent roofing material on surrounding buildings. Guideline 76. Roof Shape and Slope on New Construction a. On new buildings, use roof shapes similar to those found historically in the District. Flat roofs should not extend beyond the face of the building, with the exception of cornices. b. Roof shapes on new construction should be consistent with the architectural style of the main building. i. Look at the roof shapes of other structures (porches, small wings) that were historically attached to buildings of your type and style. For example, gable-roofed buildings generally had additions with gable or shed roofs. ii. Roof slope should be roughly consistent with that of the primary structure. iii. Additions to flat-roof buildings should generally also have flat roofs. Guideline 77. Chimneys on New Construction a. New chimneys on new construction should be consistent with the height, massing, and proportions of chimneys found in the surrounding area. Guideline 78. Porches on New Construction a. On a new building, maintain the typical orientation and dimensions of porches found on buildings in the District. Guidelines for Relocation Relocation - whether moving a house from one location to another within an historic district, moving a house from outside an historic district into an historic district, or moving a house from within an historic district to outside the district - shall only be considered when there are no other reasonable alternatives to preserving a historic building. Relocation methods include:  moving the entire structure to a new setting  moving the structure in parts to a new setting  dissembling and moving materials from the structure and rebuilding on a new setting Regardless of how it is moved, relocating a historic building compromises the building’s historic setting and unavoidably impacts original historic material. The goal with this section is to minimize impacts on the historic building to be relocated and the impacts to the properties surrounding the proposed relocation site. According to the NR regulations: “Properties listed in the National Register should be moved only when there is no feasible alternative for preservation. When a property is moved, every effort should be made to reestablish its historic orientation, immediate setting, and general environment.” More information can be found in the National Register Federal Program Regulations, Section 60.14(b) (https://www.nps.gov/nr/regulations.htm). Guideline 79. Guidelines for Relocation of Historic Properties a. Document the existing historic building setting and site conditions prior to the relocation of any building through photographs and other written or graphic means such as site plans. b. Minimize damage to the historic building during and after the move by: i. assessing its structural condition prior to the move, ii. taking all necessary precautions to prevent damage during the move, iii. working with contractors experienced in moving historic buildings, and iv. securing and protecting the building from weather damage and vandalism. c. The orientation of the relocated building must be compatible with the orientation of the buildings adjacent to the proposed relocation site. Consideration should also be given to maintaining the original compass orientation of the relocated building. d. The proposed relocation site must be landscaped to make the structure appear original to the lot and harmonious with its neighboring properties. Street trees shall be planted as needed to provide continuity with the neighborhood. e. The significant features of the original site and the proposed relocation site shall be protected during relocation. f. The historic building shall be relocated as a single unit, when practical. Otherwise, partial g. disassembly is permissible. Complete disassembly is strongly discouraged as it often results in a substantial loss of original building material and detail. h. All character-defining features of the relocated building shall be retained (i.e. the exterior end chimney shall be relocated/reconstructed with the historic building). i. The historic structure shall be protected from weather damage and vandalism during the relocation process. Guidelines for Demolition Buildings throughout the Summerville Historic Districts contribute to the overall historical and physical significance of the district; the loss of any one of these buildings could have a negative impact on the integrity of the district as a whole. As such, demolition is strongly discouraged for any building within the historic district. Demolition results in a loss of architectural and historical integrity and can dramatically change the character of a block or historic district. Demolition is generally discouraged; however, it may be approved in certain situations. Guideline 80. Guidelines for Demolition of Historic Properties a. Establish a permanent record of the property prior to demolition. The level of documentation and the person responsible for producing the documentation will be determined by the Summerville BAR. b. Identify salvageable building materials and potential buyers or recipients of salvaged material before demolition. c. Protect historic site features, including mature trees and potential archaeological resources. d. Ensure the safety of the adjacent properties and historic resources. e. The site must be cleared of debris, reseeded, and properly maintained until it is reused. If the site is to remain vacant for over one year, it must be improved to reflect an appearance consistent with other open space areas in the district. Guideline 81. Demolition by Neglect Demolition by neglect is defined as the willful neglect in the maintenance and repair of a building or structure that does not result from a property owner’s financial inability to maintain and repair the property. Property owners are expected to maintain their property in good condition and in compliance with Health and Safety codes. Willful neglect of a property in order to necessitate demolition of a property whose demolition would otherwise not be approved will be considered a violation of the Historic Preservation Ordinance. Guidelines for Energy Efficiency The Board encourages property owners to actively reduce energy use and to generate renewable energy where possible, but property owners should do so without compromising the integrity of their historic building or the historic district. Take a holistic planning approach which considers the entire building, its existing systems, and its site and environmental considerations as well as the potential impact to historic materials and features or the Preservation District as a whole. Guideline 82. Guidelines for Energy Efficiency in Historic Properties a. Before committing to a system which requires the installation of new equipment onto the exterior of your historic building, the Board requests that a property owner obtain an energy audit from a certified energy efficiency contractor. This will inform the property owner where a building is losing energy and provide a prioritized list of recommended retrofits. b. Install weatherization strategies in a way that does not alter or damage significant materials and their finishes. c. Install additional insulation in an attic, basement or crawl space as a simple method to make a significant difference in a building’s energy efficiency. Provide sufficient ventilation to prevent moisture build-up in the wall cavity. d. Use operable systems such as storm windows, insulated coverings, curtains and awnings to enhance performance of historic windows. Locate and install any energy-generating technology where it will not damage, obscure or cause removal of significant features or materials and can be easily removed without damaging the historic character