HRAB 08-17-04 Meeting AgendaMEMORANDUM
TO: Historic Resources Advisory Board
FROM: Candice E. Mills, Planner (J'
RE: August Meeting Agenda
DATE: August 9, 2004
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
FAX: 540/665-6395
The Frederick County Historic Resources Advisory Board (HRAB) will be meeting on Tuesday, August
17, 2004, at 7:30 p.m., in the Board of Supervisors' Executive Session Room* in the Frederick County
Administration Building, 107 North Kent Street, Winchester, Virginia. The HRAB will discuss the
following items:
AGENDA
Discussion on the creation of bylaws for the HRAB.
2. Other
Please contact this office if you will not be able to attend this meeting. Thank you.
*PLEASE NOTE MEETING LOCATION
Access to this building is limited during the evening hours. Therefore, it will be necessary to enter the
building through the rear door of the Board Room. I would encourage committee members to park in the
county parking lot located behind the new addition (accessible off of Cameron Street).
CEM/bad
Attachments
107 North Kent Street - Winchester, Virginia 22601-5000
BYLAWS
FREDERICK COUNTY
HISTORIC RESOURCE ADVISORY BOARD (HRAB)
I. Purpose of the HRAB
1.1 Mission Statement - Provide guidance to the Planning Commission and Board of
Supervisors on issues concerning the County's historic resources.
1.2 The HRAB was created in 1987 by the Frederick County Board of Supervisors to
consider the impact of a rezoning or development on historically and architecturally
significant sites and structures.
1.3 The HRAB will make recommendation of applications, either approval, approval
with conditions or denial. The recommendation will be based upon the proposed
treatment of historic resources as well as the degree of their significance. If
conditions are placed on the application, they shall be based on attached
douement "Formulating Good Recommendations ".
II. Membership
2.1 The HRAB consists of nine voting members, one member from each magisterial
district and three members at large. In addition to a Planning Commission Liaison,
a staff member from the Planning Department, as well as an historic preservation
consultant that advises the Board, also attend the meetings.
2.2 Members are appointed by the Board of Supervisors.
2.3 The Chairman and Vice Chairman shall be elected by the HRAB for a term of one
year.
2.4 The HRAB will have an annual training session.
2.5 HRAB members will be encouraged to attend outside training sessions and
conferences.
2.5 If an HRAB member has a conflict of interest with an application, it is expected that
they refrain from making recommendations.
III. Meetings
3.1 Meetings are held every third Tuesday of the month from 7:30pm to 9:00pm as
needed, meetings are also open to the public.
3.2 Special meetings may be called for training sessions or if more time is needed for
discussion of applications. Special meetings must be voted on by the HRAB and a
majority vote must be obtained.
3.3 The staff member for the HRAB is required to make site inspections for all
applications. The HRAB members are also encouraged to make site visits.
3.4 Since the HRAB is an advisory Board and only makes recommendations, public
hearing and public notices are not required.
3.5 A majority is required for an approval or denial recommendation; however, all
recommendations will be recorded.
3.6 The HRAB will be courteous and respectful to each other and all applicants.
3.7 Regular attendance is expected of all members of the HRAB. If a member is unable
to attend, it is expected that he/she notify the staff. Once a member has missed four
(4) consecutive HRAB meetings, they shall be asked if they wish to remain on the
board or resign their position..
IV. Powers & Duties
4.1 The role of the HRAB is to make recommendations for properties that are or may be
considered historic or potentially significant, once land development applications are
submitted to the county for consideration.
4.2 Historic Overlay Districts (see attachment "Projects within a Historic Overlay
District Requiring HRAB Approval')
4.3 Criteria for Decisions (see attachment 165-124)
V. Application Review Process
5.1 Applications must be received at least three (3) weeks prior to a scheduled HRAB
meeting, ensuring that the HRAB will receive their agenda two (2) weeks prior to a
meeting. Once an application is received, the staff member shall research the project
and prepare an agenda for the HRAB Members. At the HRAB meeting, the applicant
is expected to be present to answer any questions that the board may have.
5.2 The HRAB shall provide a recommendation to the applicant during the meeting
unless the applicant requests to bring the application back to the board at a later time.
5.3 Staff is responsible for notifying the applicant in writing of the HRAB's action on the
application. The notification letter should include all reasons for approval, approval
with conditions or denial.
VI. Bylaw Amendment Process
6.1 If a member of the HRAB desires to amend the bylaws, that member would need to
bring up the recommendation under the "other" portion of the meeting. A vote
would then be held with the members and if a majority vote is given a discussion will
be held as to how to amend the bylaws. Once the changes have been discussed and
agreed upon, staff will provide the HRAB members with a copy of the amended
bylaws to adopt at the next scheduled meeting.
§ 165-124. Criteria for Determining Historic Significance
The signi-ficance of an historic area shall be based or, cultural, architectural and htis�.,tt�at
factors and shall be documented in a vi r lttel3 report, which shiall include a discussion of the
following_
A Architectural Style.
1)
Presence of distinguishing characteristics of a recognized style
2)
Significance of architectural design.
3)
Scale and/or interrelationship of structures and/or environmental features.
4)
Significant patterns of development.
5)
Quality of workmanship.
6)
Amount of surviving original material.
7)
Original location an/or use.
8)
Remaining outbuildings or dependencies.
9)
Surrounding environment, gardens, landscaping and walks.
10) Overall aesthetic quality:
11) Original integrity of the structure and its details.
B. Historic and/or cultural significance.
1)
Association with historic person.
2)
Association with historic events.
3)
Work of leading architect or master craftsman.
4)
Site or structure of cultural significance.
C. Additional
information.
1)
Description of existing structures and uses likely to have an adverse effect
on the character of the district, including those near and visually related to
the district, with maps, photographs and other data indicating the reasons
for such an effect.
2)
List of structures within the zone noting which structures are contributing
and which are not. Surviving building types and structures not historic in
themselves but adding to the character of an historic area need to be looked
at as potentially deserving preservation.
3)
Analysis of lands not occupied by structures, including lands near and
visually related to the district. For public lands, ownership, use and
location shall be indicated. For private lands, assessed valuation shall be
added as well as existing zoning and planned land use.
4)
Recommendations concerning supplemental regulations to be applied to
the historic area under consideration for the purpose of preventing changes
which are incompatible with the buildings, structures or sites to be
preserved. Such regulations may include permitted and prohibited
principal and accessory uses and structures, minimum lot and yard
requirements, maximum height of structures, off-street parking & loading
requirements, control of signs & exterior illumination & the control of
significant exterior alterations to existing buildings.
2. Projects within a Historic Overlay District requiring HRAB Approval
When making application for a Certificate of Appropriateness, applicants should
submit the following information and any other materials as may be deemed
necessary by the HRAB for its review:
2.1 Completed Certificate of Appropriateness Application Form, including:
2.1.1
Location and legal description of property;
2.1.2
Property owner's name, address, and signature and name, address
2.2.3.3
and signature of applicant, if different than owner;
2.1.3
Name and contact information for project architect and
2.2.3.5
contractor/builder;
2.1.4
Name of HA District in which the property is located; and
2.1.5
Description of the proposed project, including the construction
work proposed, where on the property it will occur, and how the
2.2.3.8
work will affect existing historic resources on the site and in the
surrounding area.
2.2 Supplemental Project Details
2.2.1
Copy of all existing information on the significance of historic and
archaeological resources on the property (e.g, whether the resource
is on or eligible for the Virginia Landmarks Register or the
National Register of Historic Places, is identified in the rural
Landmarks Survey Report, or a battlefield or site identified in any
Frederick County or SVBNHD battlefield plan) per the "Criteria
for Determining Historic Significance" in Section 165-124 of the
Zoning Ordinance;
2.2.2 Photographs (35 mm, color or B/W, 3" x 5" minimum, may be
digital, but no instant photos) of existing buildings and the
surrounding streetscape and landscape;
2.2.3 Project site plan to scale showing:
2.2.3.1
Location of existing and proposed buildings
2.2.3.2
Topography for sites greater than one acre
2.2.3.3
Existing tree cover
2.2.3.4
Other significant features, such as walls and fences
2.2.3.5
Layout of parking and travelways;
2.2.3.6
Proposed grading and removal of trees
2.2.3.7
Landscaping plan, including the location of proposed
plantings, as well as proposed fences and walls; and
2.2.3.8
Lighting plan, if exterior lighting is proposed, including
the proposed location and type of exterior lighting
fixtures;
2.2.4 Architectural plans and elevations to scale for all proposed new
buildings and alterations and additions to existing buildings;
2.2.5 If the site is within an established streetscape with other buildings,
elevations showing the relationship between the proposed new
construction and existing building elevations and heights within
the streetcape;
2.2.6 Sign details, if proposed (lettering style, design, size, height,
materials, color, location and lighting);
2.2.7 Materials list, including:
2.2.7.1 Exterior materials for walls, roof, doors, windows,
shutters, chimneys, foundation and other exterior details
2.2.7.2 Photographs, manufacturer's specifications or cut sheets
for windows, doors, shutters, siding, roofing, light
fixtures, utilities and mechanical equipment, etc; and
2.2.7.3 Color and/or material samples showing the type and color
for exterior painted surfaces, brick and mortar, foundation
and roofing materials;
2.2.8 For proposed demolition of historic structures:
2.2.8.1 Photographs of the building to be demolished. If the
demolition request is based upon the deteriorated
condition of the building, the photographs should support
this. Photographs should depict all sides of the building
and the building interior.
2.2.8.2 A structural report from a qualified engineer testifying to
the deteriorated condition, if applicable.
2.2.8.3 Post demolition plan of new construction for the site,
including site plan, elevation drawings and materials list
required above for review of new construction.
Formulating Good Recommendations June 2004
Findings
Provide case number, approval being requested, and location of the property
Describe and address the significance of the historic resources found on the property
o Virginia Landmarks Register or National Register resources present
• Local HA Overlay District resources present
• Resources identified in the Rural Landmarks Survey Report for Frederick County
• Battlefield or site identified in the Frederick County Battlefield Network Plan
• Resource recognized as significant in the Third Winchester (Opequon) Battlefield
Preservation Plan, the Kernstown Battlefield Resource Management Plan or the
Star Fort Management and Interpretation Plan
• Battlefield identified in the Shenandoah Valley Battlefields National Historic
District (SVBNHD) Management Plan
• Other resource not yet recognized or surveyed
Describe and address the significance of the historic resources found on adjacent properties
(address same list as above)
Describe applicant's proposed treatments / protections for the on-site and off-site historic
resources and their adequacy in protecting the identified resources
"Based on these findings, we recommend the following:
• Approval as proposed; or
• Approval with the following additional recommendations; or
• Denial; or
• Denial, but if the Planning Commission / Board of Supervisors chooses to
approve, then we offer the following recommendations; and / or
• Additional review of the proposed development by the HRAB is needed at master
development plan/site plan/subdivision plat submission, because the applicant is
unable to provide enough information about the proposed development at this
time for adequate HRAB recommendations to be made."
Formulating Good Recommendations, June 2004
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Recommendations
The following provides some guidance on the types of recommendations that the HRAB might
offer based on the type and significance of the resource. It can be used as a decision document to
help guide the HRAB through an organized process of developing a recommendation.
Is there a historic or archeological resource located on the subject property?
1.1 Yes, we know or suspect there is a historic or archeological resource on the
subject property based on a review of all available studies. Go to Section 2.
1.2 No, but the property is located in an identified historic area, such as a district
identified in the Rural Landmarks Survey Report for Frederick County or a
battlefield or site identified in any Frederick County or SVBNHD battlefield plan.
Go to Section 3.
1.3 No, there is no known resource on the property, but resources are found on an
adjacent property or a property within the immediate viewshed. Go to Section 4.
1.4 No, there are no known resources on the subject property or on adjacent property
or in the immediate viewshed. In addition, the property is not in an identified
historic area or battlefield. No HRAB recommendation is necessary.
2. A historic or archeological resource is located on the subject property.
For each resource present, answer the following questions:
2.1 Is there sufficient information on the integrity and significance of the resource for
the HRAB to make an informed recommendation?
2. 1.1 Yes. Go to Section 2.2.
2.1.2 No. Alternative recommendations:
2.1.2.1 Recommend that the applicant be required to fund and carry out a
study by a qualified historian, architectural historian or archeologist to
evaluate the integrity and significance of the resource and submit it to
the HRAB before the proposal goes to the Board of Supervisors.
When the study is submitted, go to Section 2.2.
2.1.2.2 Ask the Virginia DHR to do a preliminary evaluation of the
resource, then base the HRAB recommendation on that evaluation. Go
to Section 2.2.
2.1.2.3 Recommend that the applicant be required to fund and carry out a
study by a qualified historian, architectural historian or archeologist to
evaluate the integrity and significance of the resource and submit it to
the HRAB prior to any development on the property going forward.
The HRAB would make its recommendations at this point using the
process starting at Section 2.2.
2.2 What is the historic or archeological significance of the resource?
2.2.1 The resource is on or eligible for the Virginia Landmarks Register or the
National Register of Historic Places, but is not in a Frederick County HA
overlay district. Go to Section 2.3.
2.2.2 The resource is located in a Frederick County HA overlay district. Go to
Section 2.4.
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2.2.3 The resource is located in an identified historic area, such as a district
identified in the Rural Landmarks Survey Report for Frederick County or
a battlefield or site identified in any Frederick County or SVBNHD
battlefield plan. Go to Section 2.5.
2.2.4 All other properties with historic or archeological resources, go to Section
2.6.
2.3 Virginia Landmarks Register or National Register of Historic Places Properties:
2.3.1 What is the integrity of the resource?
2.3.1.1 The resource has moderate to high integrity and is worthy of
preservation. Go to 2.3.2.
2.3.1.2 The resource has been so damaged that it no longer meets the
standards for the register. Go to 2.3.3.
2.3.2 Register property with integrity. Recommend the following:
2.3.2.1 The resource should be preserved in place with a conservation
easement. The resource may be used as it was originally used or
adaptively reused as long as its historic or archeological value is
maintained.
2.3.2.2 Any treatment of the buildings or structures should meet the
Secretary of the Interior's Standards for the Rehabilitation of Historic
Buildings. Go to Section 5, but also consider Sections 2.3.2.3 and
2.3.2.4.
2.3.2.3 If the land associated with the resource contributes to its
significance and maintains integrity, then the land area contributing to
the resource should be set aside in a conservation easement and should
be subject to the Secretary of the Interior's Standards for the
Treatment of Historic Properties with Guidelines for the Treatment of
Cultural Landscapes. If the land contributing to the resource is so
large as to unreasonably restrict development on the subject property,
then the applicant should provide a viewshed analysis from the
resource and preserve the land area within the foreground view with a
conservation easement.
2.3.2.4 If the land originally associated with the resource has lost its
integrity, then the applicant should provide a landscape or full screen
and buffer for the resource as specified in Section 165-37 D., Category
C of the Frederick County Zoning Ordinance. Fences and walls
provided for screening should be of a type that reflects the period of
significance for the historic resource. The HRAB may modify this
recommendation to respond to specific site conditions. The purpose of
this recommendation is to provide an adequate buffer yard with screen
between the historic resource and development that may be
constructed around it.
2.3.3 Register property without integrity. Recommend the following:
2.3.3.1 If the resource is usable, it should be preserved in place. It may be
used as it was originally used or adaptively used. When changes are
made to the property, further loss of integrity should be avoided.
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2.3.3.2 If the resource is unusable and will be or has been demolished, the
applicant should install an appropriate interpretive element to record
the previous existence of the resource and to provide information to
the public.
2.4 Properly within a Frederick County HA overlay district:
2.4.1 Is the subject property an identified contributing resource in the district?
2.4.1.1 If yes, go to Section 2.4.2.
2.4.1.2 If no, go to Section 2.4.3.
2.4.2 Contributing Resources in Frederick County HA overlay district: Issue or
deny a certificate of appropriateness based on the following standards:
2.4.2.1 The resource shall be preserved in place. The resource may be
used as it was originally used or adaptively reused as long as its
historic or archeological value is maintained.
2.4.2.2 Any treatment of the buildings or structures, including exterior
alterations and additions, shall meet the Secretary of the Interior's
Standards for the Rehabilitation of Historic Buildings (See Section 5).
The HRAB shall also consider the following per Section 155-125 C. of
the Zoning Ordinance:
- The extent to which the proposed action will affect the overall
character and continuity of the area;
- Whether elements of the general design, such as scale, height and
proportion of the proposed work are visually compatible with the
surrounding area;
- Whether the texture and materials proposed are compatible with
existing structures in the area.
2.4.2.3 If the land associated with the resource contributes to its
significance and maintains integrity, then the land area contributing to
the resource shall be subject to the Secretary of the Interior's
Standards for the Treatment of Historic Properties with Guidelines for
the Treatment of Cultural Landscapes. Any new construction
proposed on the land shall be subject to the standards of Section 2.4.4.
2.4.2.4 If the land originally associated with the resource has lost its
integrity, then any new construction proposed on the land shall be
subject to the standards of Section 2.4.4.
2.4.2.5 The HRAB shall consider the following regarding any proposal
for demolition of a contributing structure as specified in Section 165-
125 E. of the Zoning Ordinance:
- Would the removal be detrimental to the public interest?
- Could the building only be reproduced at great expense or difficulty
due to its unique or unusual texture, material or design?
- Would demolition of the structure result in the loss of a significant
historic place in Frederick County?
2.4.3 Non-contributing resources in an HA overlay district:
2.4.3.1 If there is no building or structure on the property, go to Section
2.4.4.
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2.4.3.2 If there is a non-contributing building or structure on the property,
the HRAB may issue or deny a certificate of appropriateness based on
the compatibility of the proposed action with the historic, cultural
and/or architectural aspects of the district. Issues to be considered
include:
- height, size and proportion of additions in relation to the subject
building and adjacent buildings;
- style and materials of roof, windows, and doors compatible with
those of the subject building;
- materials, colors and design of proposed changes in relation to those
of the subject building;
- sign size, material and style compatible with those in the district.
2.4.4 New construction in an HA overlay district. Issue or deny a certificate of
appropriateness based on the following standards:
2.4.4.1 The proposed construction is compatible with the historic, cultural
and/or architectural aspects of the district:
- height, size and proportion of new construction in relation to the
adjacent buildings;
- style and materials of roof, windows, and doors compatible with
those of adjacent buildings;
- materials, colors and design of proposed new construction in relation
to those of adjacent buildings.
- sign size, material and style compatible with those in the district;
- site planning compatible with existing development patterns in the
district;
- other issues listed in Section 5.2.
2.5 Resource in a historic area, but not an HA overlay district, or resource on a
battlefield or battlefield site.
2.5.1 Is the land in a historic area, but not a battlefield or battlefield site?
2.5.1.1 If yes, go to Section 2.5.2.
2.5.1.2 If no, the site is on a battlefield or battlefield site, go to Section
2.5.3.
2.5.2 Is the subject property an identified contributing resource in the district?
2.5.2.1 If yes, go to Section 2.5.4.
2.5.2.2 If no, go to Section 2.5.5.
2.5.3 Resource on a battlefield or battlefield site Recommend the following:
2.5.3.1 The applicant should contact the Shenandoah Valley Battlefields
Foundation to see if SVBF would be interested in purchasing the
property. If the SVBF is interested or knows another non-profit
battlefield or historic preservation organization that is interested, then
the HRAB recommends the applicant consider selling to one of these
organizations. Also recommend one of the following:
2.5.3.2 If there are specific recommendations for the resource/property in
the applicable battlefield plan, use those for HRAB recommendations.
2.5.3.3 If the plan contains ranking system for battlefield properties, use
that ranking system to determine the value of the resource/property for
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preservation. If the property has a high value or contains buildings or
structures significant to the battle or Civil War event/use and its
current integrity is moderate or high, follow the recommendations for
register properties with high integrity. See Section 2.3.2.
2.5.3.4 If the resource/property does not fall under 2.5.3.2 or 2.5.3.3,
follow the recommendations for register properties with little integrity.
See Section 2.3.3.
2.5.4 Contributing resource in historic area. Recommend the following:
2.5.4.1 The resource should be preserved in place. The resource may be
used as it was originally used or adaptively reused as long as its
historic or archeological value is maintained.
2.5.4.2 Any treatment of the buildings or structures, including exterior
alterations and additions, should meet the Secretary of the Interior's;
Standards for the Rehabilitation of Historic Buildings (See Section 5).
2.5.4.3 If compliance with the Secretary of the Interior's Standards is not
feasible, then the HRAB should make recommendations to ensure that:
- The proposed action will not adversely affect the overall character
and continuity of the area;
- The elements of the general design, such as scale, height and
proportion of the proposed work are visually compatible with the
surrounding area;
- The texture and materials proposed are compatible with existing
structures in the area;
- other applicable issues in Section 5.2 are addressed.
2.5.4.4 If the structure is to be demolished and/or if new construction is to
occur on the property, the HRAB should make recommendations to
ensure that:
- the height, size and proportion of new construction are compatible
with adjacent buildings or other buildings representative of the historic
area;
- the style and materials of roof, windows, and doors are compatible
with those of adjacent buildings or other buildings representative of
the historic area;
- materials, colors and design of proposed new construction are
compatible with those of adjacent buildings or other buildings
representative of the historic area;
- sign size, material and style are compatible with those in the historic
area;
- site planning is compatible with existing development patterns in the
historic area;
- site and building lighting is designed so that light leakage off site is
prevented;
- other applicable issues in Section 5.2 are addressed.
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2.5.5 Non-contributing resource in historic area. Recommend the following:
2.5.5.1 If the structure is to be retained,
- the height, size and proportion of additions are compatible with the
subject building and adjacent buildings;
- the style and materials of roof, windows, and doors are compatible
with those of the subject building;
- the materials, colors and design of proposed changes are compatible
with those of the subject building;
- sign size, material and style are compatible with those in the district.
2.5.5.2 If the structure is to be demolished and/or new construction is to
occur on the property, use the recommendations of Section 2.5.4.4.
2.6 All other properties with historic or archeological resources.
2.6.1 What is the integrity of the resource?
2.6.1.1 The resource has moderate to high integrity and is worthy of
preservation. Go to 2.6.2.
2.6.1.2 The resource has been so damaged that it is no longer essential to
preserve it. Go to 2.6.3.
2.6.2 Properties containing historic or archeological resources with integrity.
Recommend the following:
2.6.2.1 The resource should be preserved in place. The resource may be
used as it was originally used or adaptively reused as long as its
historic or archeological value is maintained.
2.6.2.2 Any treatment of the buildings or structures should meet the
Secretary of the Interior's Standards for the Rehabilitation of Historic
Buildings. Go to Section 5.
2.6.2.3 If the Secretary of the Interior's Standards cannot be met, then the
HRAB should recommend the following:
- the height, size and proportion of additions should be compatible
with the subject building;
- the style and materials of roof, windows, and doors should be similar
to those of the building's historic period;
- the materials, colors and design of proposed changes should be
similar to those of the historic period or otherwise compatible with
those of the subject building;
- other applicable issues in Section 5.2 are addressed.
2.6.2.4 The historic resource should be incorporated into the theme of the
development.
2.6.3 Properties containing historic or archeological resources without integrity.
Recommend the following:
2.6.3.1 If the resource is usable, it should be preserved in place. It may be
used as it was originally used or adaptively used. When changes are
made to the property, further loss of integrity should be avoided.
2.6.3.2 If the resource is unusable and will be or has been demolished, the
applicant should install an appropriate interpretive element to record
the previous existence of the resource and to provide information to
the public.
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3. No historic or archeological resource is located on the property, but the property is
located in an identified historic area.
In what kind of historic area is the property located?
3.1 If the property is located in an HA overlay district, follow the recommendations
for new construction in Section 2.4.4.
3.2 If the property is located on a battlefield or battlefield site, follow the
recommendations in Sections 2.5.3. and 2.5.4.4.
3.3 If the property is located in another type of identified historic area, such as a
district identified in the Rural Landmarks Survey Report for Frederick County or
recommended by staff of the Virginia Department of Historic Resources, follow
the recommendations for new construction in Section 2.5.4.4.
4. There is no known resource on the property, but resources are found on an adjacent
property or a property within the immediate viewshed
Is there sufficient room on the subject property and the subject property abuts the
adjacent historic property on the side or rear?
4.1 If yes, the applicant should provide a landscape or full screen and buffer in the
area of the subject property visible from the adjacent resource as specified in
Section 165-37 D., Category C. Fences and walls provided for screening should
be of a type that reflects the period of significance for the historic resource. The
HRAB may modify this recommendation to respond to specific site conditions.
The purpose of this recommendation is to provide an adequate buffer yard with
screen between the development proposed and the historic resource.
4.2 If no, the subject property is small and does not have sufficient room for a screen
and buffer as specified in 4.1 (e.g., in a village context) or if the subject property
faces the historic property across the street (i.e., front yard faces front yard), then
recommend the following:
4.2.1 A narrower buffer yard with triple row of evergreen trees (at least 6 feet
tall at planting) is recommended along side and rear yards adjacent to the
historic property, or;
4.2.2 The applicant should meet the standards of Section 2.5.4.4 regarding new
construction, where compatibility is with the adjacent historic resource.
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5. Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings
5.1 The following are the Secretary of the Interior's Standards for application by the
I RAB:
5.1.1 "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."
5.1.2 "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."
5.1.3 "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."
5.1.4 "Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved."
5.1.5 "Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a historic property shall be preserved."
5.1.6 "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
features shall be substantiated by documentary, physical, or pictorial
evidence."
5.1.7 "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."
5.1.8 "Significant archaeological resources affected by a project shall be
protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken."
5.1.9 "New additions, exterior alterations, or related new construction shall not
destroy historic materials that characterize the properly. 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."
5.1.10 "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."
Formulating Good Recommendations, June 2004
Prepared by Sympoetica, Woodstock, VA Page 9
5.2 Issues to consider in determining whether the Secretary's standards are being met:
- Massing (shape and volume) of additions and new construction
- Proportion (relationship between elements with respect to size and/or quality),
e.g. number and size of windows and doors in walls, height -to -width ratio of
buildings, ratio of ornamental features or signs to the building fagade.
- Scale (correlation between a structure and the human body). Scale can be
monumental or human. Consider predominant or compatible scale for
additions and new construction.
Rhe (regular occurrence of building elements along an elevation) and
Balance (overall harmonious arrangement of architectural elements) of
additions and new construction.
Roof Form and Pitch
Building Colors
Building Materials. Historic or appropriate substitute materials (See National
Park Service Brief #16: The Use of Substitute Materials on Historic Building
Exteriors and Brief # 8: Aluminum and Vinyl Siding on Historic Buildings)
- Foundations
- Walls
:•t ��
- Doors
- Windows
- Shutters & Awnings
- Wall Features (e.g., belt courses, columns, corner boards, projecting bays)
- Light Fixtures (light leakage off site to be prevented)
- Roof Features (e.g., bargeboards, dentils, brackets, dormers, chimneys)
- Porches, Ramps and Decks
- Storefronts (style, composition, window/door placement, signs, awnings)
- Signs (style, size, placement, lighting, materials)
- Landscaping
- Landscape Walls and Fences
- Street Lighting
- Satellite Dishes, Mechanical and Electrical Equipment, Dumvsters (Screening
with appropriate landscape materials, walls or fences)
- Parkin (location, paving materials, landscaping). Parking should be designed
so as to minimize intrusion into the historic landscape.
Formulating Good Recommendations, June 2004
Prepared by Sympoeticq Woodstock, VA Page 10