HRAB 06-20-95 Meeting AgendaI
COUNTY of FREDERICK
Department of Planning and Development
703/665-5651
FAX 703/678-0682
MEMORANDUM
TO: Historic Resources Advisory Board Members
FROM: Eric R. Lawrence, Planner I j
SUBJECT: June Meeting and Agenda
DATE: June 13, 1995
There will be a meeting of the Historic Resources Advisory -Board at 7:30 p.m. on Tuesday,
June 20, 1995, in the. Coin ference.Room of the Old Frederick County Courthouse, 9 Court
Square, Winchester, Virginia. The HRAB will discuss the following items:
AGENDA
Review recent changes to the Guidelines for New Construction in the Historic
Area Overlay Zone,
2. Other.
Review materials are attached.
Please contact me if you are unable to attend the meeting. Thank you.
Enclosure
107 North Kent Street P.O. Box 601
Winchester, VA 22601 Winchester, VA 22604
ITEM 1: Review recent changes to the Guidelines for New Construction in the
Historic Area Overlay Zone
The Planning Department staff feels that the proposed guidelines do not adequately address the
concerns for future development within the Historic Area Overlay Zone. They have requested
that the HRAB revise the proposal to include guidelines for new residential construction,
particularly for multi -family structures.
The overwhelming concern was that apartment complexes and townhouses may be built within
the HA zones. As presently proposed, the guidelines do not address such new construction. The
attached guidelines have been revised to include language pertaining to new residential
construction.
Additionally, staff feels that the guidelines should be a "stand alone" document. The Zoning
Ordinance would only be amended to include provisions that new construction in the HA zone
exercise the guidelines.
A draft of these new guidelines and the Zoning Ordinance amendment statement are attached to
this memorandum. Please review them both and we will discuss them at the meeting.
Guidelines for New Construction
in the Historic Area Overlay Zone
Frederick County, Virginia
Adopted by the
Frederick County Historic Resources Advisory Board
Prepared by the
Frederick County Department of Planning and Development
TABLE OF CONTENTS
Frederick County Code ................................................. 1
Historic Area Overlay Zones ..... , .. , ...... .......... 1
General Regulations .............................................. 1
Frequently Used Terms ................................................. 2
Qualifications...................................................... ,. 2
DesignCriteria .......................................................
Purpose and Intent ............................................... 3
Statement of Purpose ...................................... . . 3
Statement of Intent .......................................... 3
Architectural Style and Form Criteria ........................ . ........ 4
Building Design ................ . ........................... 4
Building Siting .... • ................ • ....................... 6
Height................................................... 7
Parking Location ........................................... 8
Building Materials ................ . ......................... 9
Landscaping .............................................. to
Signage................................................. 11
Frederick County
Historic Area
Overlay Zones
Frederick County Code,
Chapter 165, Article 15,
Section 111
General Regulations
Frederick County Code,
Chapter 165, Article 15,
Section 114(A)
FREDERICK COUNTY CODE
The Historic Area (HA) Overlay Zone was adopted by the
Frederick County Board of Supervisors on November 13,
1991. The HA zone is intended to protect, enhance and aid in
the perpetuation of especially noteworthy examples of
elements of Frederick County's cultural, social, economic,
religious, political, agricultural, military, industrial or
architectural history in order to:
A. Foster civic pride and an appreciation for
historic values.
B. Maintain and improve property values by
providing incentives for upkeep and
rehabilitation.
C. Protect and enhance the county's attractiveness
to tourists and visitors.
D. Provide for the education and general welfare
of the people of the county.
E. Encourage nomination of qualified historic
properties to the state and national registers.
New construction, reconstruction and significant exterior
alterations. No building or structure, including signs, shall be
erected, reconstructed or substantially altered in exterior
appearance unless the HRAB approves of the proposed
activity's compatibility with the historic, cultural and/or
architectural aspects of the zone and issues a certificate of
appropriateness. The HRAB shall only issue a certificate of
appropriateness for projects which exercise the design criteria
found in these Guidelines for New Construction in the Historic
Area Overlay Zone.
Guidelines for New Construction in the Historic Area Overlay Zone Page 1
Frequently Used Terms
Qualifications
For purposes of these guidelines, the term "designated site"
shall mean that site, structure, or other feature, which has been
designated as a historic resource by the Board of Supervisors,
in its application of a HA zone on any property or properties
within the County.
The term "contributing buildings" refers to those buildings that
have been identified in the Rural Latidmarks Survey Report
and may contribute to designs for new construction.
These design elements are based on the Rural Latidmarks
Surrey Report, Frederick County, IVirgirna, Phases I -III,
1988-1992. This survey documented buildings in Frederick
County that are at least 50 years old and have retained their
architectural integrity. This standard is used by the Virginia
Department of Historic Resources and the U.S. Department
of Interior to determine whether or not a structure is
considered to be "contributing" to the historic character of a
community_ All surveys were prepared according to the
standards established by the Virginia Department of Historic
Resources.
All applications for new construction must comply with the
requirements of applicable zoning regulations prior to
consideration by the HRAB.
Guidelines for New Construction in the Historic Area Overlay Zone Page 2
Purpose and Intent
Statement of Purpose:
Statement of Intent:
DESIGN CRITERIA
The purpose of these Design Criteria is to insure that new
construction located within the Historic Area Overlay (HA) is
compatible with the character of the historic area. The
purpose is also to establish a common identity among these
new buildings through shared design principles.
It is the intent of these Criteria to :
1. Accommodate and encourage economic
growth that will both maximize direct county
revenues and minimize the indirect costs of
eroding the historic character of the HA;
2. Protect private property values and related
public investment from the detrimental impacts
of carelessly planned new construction;
3. Encourage creative designs while discouraging
uniform trademark architecture that if built in
the HA would create commercial strip
developments incompatible with existing
structures;
4. Maintain the image of the HA as seen from its
most traveled roads to benefit residents, attract
tourists, and interest potential employers;
5. Encourage new developments to produce
contemporary architecture compatible with the
traditional building forms of the HA;
6. Provide for an appropriate and attractive yet
diverse mix of new construction that relate to
one another in a coherent way by guiding them
toward shared design principles without
imposing any specific architectural style.
Guidelines for New Construction in the Historic Area Overlay Zone Page 3
Architectural Style
and Form
Criteria
Building Design
DESIGN CRITERIA
These criteria shall be followed to the greatest extent possible,
as determined by the Historic Resources Advisory Board
(HRAB), given the physical nature of a specific site and its
intended use. Although achieving compliance with all these
criteria is desired, the HRAB may use its discretion in
determining an application's degree of compliance, as long as
a proposed design is consistent with the purpose and intent of
these criteria.
New construction should not create an appearance with no
historical basis. New construction should represent the era in
which it is built, yet be designed in a manner that complements
the existing historic area character.
No single architectural style is mandated.
However, historic design elements of
contributing buildings found in Frederick
County should be the basis for proposed
designs. Direct copying of buildings is
discouraged as are standardized building
designs found throughout areas outside of
Frederick County.
2. Introduction of design concepts foreign to
Frederick County is inconsistent with the
County's architectural character.
1 New building designs should have roof designs
that are characteristic of Frederick County.
Duplication of the traditional roof shapes,
pitches, and materials on new construction is
one way of making the new structures more
visually compatible. Steeply pitched roofs are
generally found in contributing buildings.
Guidelines for New Construction in the Historic Area Overlay Zone Page 4
DESIGN CRITERIA
4. Side and rear walls which face open areas
should be designed with as much attention to
detail as the primary facade.
5. New construction should maintain a scale
which is compatible with adjacent buildings
and other existing structures in the historic
area.
6. The Board is conscious of 20th century
infrastructure requirements, but such items as
electrical meters and transformers, HVAC
equipment and solid waste management
equipment should be visually and acoustically
screened from public view.
SCALE
Consider—Relating the size and proportions of new struc-
tures to the scale of adjacent buildings. Although much
larger than its neighbors in terms of square footage, the
building shown maintains the same scale and rhythm as
the existing buildings.
Avoid—Buildings that in height, width, or massing
violate the existing scale of the area. The new building
shown here disrupts the scale and rhythm of the
streetscape, although it might be appropriate in a different
location.
Guidelines for New Construction in the Historic Area Overlay Zone Page 5
Building Siting
DESIGN CRITERIA
1. Buildings should be designed and sited to
reduce the need for topographic modifications
to the site. If buildings must be sited in areas
of significant slope, they should make use of
multiple stories and multi-level access to retain
the natural topography of the site.
2. All new construction should attempt to protect
and preserve significant archaeological
resources.
3. The front of a building should face the main
thoroughfare in the historic area. Building
elevations facing other public rights-of-way
should include the principal design features
and materials used on the front of the building,
so not to look like the back of the building.
Guidelines for New Construction in the Historic Area Overlay Zone Page 6
Height
DESIGN CRITERIA
No structure should be so located or of such height, as
to unreasonably affect protected viewsheds around
designated sites. Traditionally, the height of buildings
in historic areas are no more than two stories
(approximately 25 feet). New construction should be
consistent with this pattern.
Guidelines for New Construction in the Historic Area Overlay Zone Page 7
DESIGN CRITERIA
Parking Location Maintain the integrity of the area's historic resources
by minimizing the dominance of the automobile.
Parking facilities should be placed in locations which
de-emphasize their use, and emphasizes the main
structure. This may be accomplished by exercising site
layout options and landscaping techniques which
attempt to camouflage the parking facilities.
Guidelines for New Construction in the Historic Area Overlay Zone Page 8
Building Materials
f
STUCCO WOOD
DESIGN CRITERIA
L The predominant building materials for
commercial buildings in historic areas are
wood and stucco. Brick and stone were also
common building materials to a lesser extent.
The same material was typically applied to all
sides of all stories of a building. Horizontal
wood siding, stucco, red clay brick, or
limestone should be encouraged for cladding
on new commercial buildings.
2. The most common building materials for
residential structures are brick and frame
construction. Many residences built prior to
1860 were also constructed of stone and log.
Similar to commercial construction, the same
material was typically applied to all sides of all
stories of residential structures. Exterior end
stone chimneys were also quite prevalent and
are encouraged in new construction.
3. Historic roofing materials, such as standing
seam metal and slate, which are present in
historic areas are encouraged. These materials
continue to be widely available today.
4. Building colors should compliment the colors
existing in the historic areas.
BUILDING MATERIALS
5TON E
BRICK
Guidelines for New Construction in the Historic Area Overlay Zone Page 9
Landscaping
DESIGN CRITERIA
1. The use of appropriate landscaping (plant
materials) native to or traditionally used in
Frederick County will blend new construction
with the surrounding historical area
landscapes. The use of species that are winter
hardy and drought tolerant is encouraged.
2. An effort should be made to screen the rear
areas of a developed site from the adjacent
properties so far as it may reasonably be
possible to do so. The use of screening
materials, such as fencing, or vegetation
plantings are encouraged.
3. Lighting should be of such construction,
materials, height, and brightness, as not to
adversely effect the designated site.
4. Maintenance of the landscaping should be
considered when choosing the type of
landscaping and screening to be used. The use
of an attractive landscaping plan, accented by
hardy plants, will create a pleasing commercial
environment.
Guidelines for New Construction in the Historic Area Overlay Zone Page 10
Signage
DESIGN CRITERIA
1. The location, design, configuration, materials
and color of all proposed signs and associated
structures should be in character with the
historic and scenic settings of the historic area.
These signs should not visually dominate
buildings or sites.
2. Free-standing and projecting wall signs will be
limited to 25 feet in height, and a sign surface
area of 50 square feet.
3. One free-standing or projecting sign will be
permitted per parcel.
4. Wall signs will be limited to 20 feet in height
above grade, and one sign per parcel frontage.
Guidelines for New Construction in the Historic Area Overlay Zone Page 11
ACTION.•
PLANNING COMMISSION
BOARD OFSUPERVISORS
AMENDMENT
AN ORDINANCE AMENDING
THE FREDERICK COUNTY CODE
CHAPTER 165, ZONING
WHEREAS, An ordinance to amend Chapter 165, Zoning, Article XV, HA Historic Area Overlay
Zone, Section 165-114, General Regulations, which would establish design guidelines for new
construction in the Historic Area Overlay Zone, was referred to the Planning Commission on
Septemberxr, 1995; and
WHEREAS, the Planning Commission held a public hearing on this ordinance adoption on
October xx, 1995; anti,
WHEREAS, the Board of Supervisors held a public hearing on this ordinance adoption on
October, xr, 1995; and,
WHEREAS, the Frederick County Board of Supervisors finds the adoption of this ordinance to
be in the best interest of the public health, safety, welfare, convenience, and in good Zoning
practice;
NOW, THEREFORE, BE IT ORDAINED by the Frederick County Board of Supervisors as
follows:
That Chapter 165 of the Frederick County Code, Zoning, Chapter 165, Article XV, HA Historic
Area Overlay Zone, Section 165-114, General Regulations, is amended as follows:
A. New construction, reconstruction, and significant exterior alterations. No building or
structure, including signs, shall be erected, reconstructed or substantially altered in exterior
appearance unless the HRAB approves of the proposed activity's compatibility with the
historic, cultural and/or architectural aspects of the zone and issues a certificate of
appropriateness. The HRAB shall only issue a certificate of appropriateness for projects
which exercise the design criteria found in the Guidelines for New Construction in the
Historic Area Overlay Zone.
Text to be added is shown in Italics
Text that is not changed is shown normal
This ordinance shall be in effect upon its passage.
Passed this xxx day of August, 1995.
This resolution was approved by the following recorded vote:
Richard O. Dick
Chairman
W. Harrington Smith, Jr.
Jimmie K Ellington
James L. Longerbeam
Charles W. Orndoff, Sr. Robert M. Sager
A Copy Attest
John R. Riley, Jr.
Frederick County Administrator