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Adopted on Interim Basis 1/27/92. Amended 6/25/95. TABLE OF CONTENTS
INTRODUCTION DEFINITIONS
GENERAL STANDARDS
STANDARDS FOR REHABILITATION OF EXISTING BUILDINGS Cornices and Roofs Windows Ornamentation Masonry Doors and Entryways Barrier-Free Access Storefronts Awnings and Canopies Signs, Banners and Flags Security and Safety Rear and Side Walls STANDARDS FOR NEW CONSTRUCTION/ADDITIONS
STANDARDS FOR DEMOLITION
IN-HOUSE REVIEWS AND EXEMPTIONS
DOCUMENTATION REQUIREMENTS Minor Alterations Site Improvements Major Alterations and Additions New Construction Demolition Moving of Structures DOWNTOWN (JEWELRY) HISTORIC DISTRICT DESIGN GUIDELINES INTRODUCTION The Providence Historic District Commission (PHDC) was established by City Council in 1960 to safeguard and preserve buildings and districts which reflect elements of the City's cultural, social, economic, political and architectural history. The PHDC reviews an proposed work affecting the exterior appearance of any structure, site or its appurtenances within the Downtown Historic District, including construction, alteration, repair, moving of structures, demolition and signage. A Certificate of Appropriateness is required before commencing any exterior work in the historic districts, whether or not the work will require a building permit. Building permits for exterior work in local historic districts cannot be issued without a Certificate of Appropriateness.
These Standards and Guidelines have been adopted (in accordance with RI.G.L. 4S-24.1-10 and Chapter 1994-24, No. 36S, Section S01.3C of the Providence Zoning Ordinance) to assist the properly owner and the PHDC in processing applications for Certificates of Appropriateness. The intent of the Standards and Guidelines is to "rude the inevitable changes to the exteriors of structures and sites within the City's designated historic districts. The most important features of historic buildings in the Downtown Historic District are roofs, cornices, exterior walls, windows and doors and their openings and trim, storefronts, steps, stairs, railings, foundations, signage and setting. As each historic structure and its site is unique, each application is considered on its own merits in accordance with these Standards and Guidelines.
The Downtown (Jewelry) Historic District was designated by amendment of the City's zoning ordinance, and became effective on January 1, 1992. Within the district, only those portions of a structure or site which are visible from a public way (for a distance of up to 500 feet in any direction) will be subject to review. Determination of visibility will be made by the PHDC staff.
REVIEW PROCEDURE 1. Consult with PHDC Staff. Owners contemplating exterior changes to their properties should contact the PHDC staff et the Department of Planning and Development, 400 Westminster Street, Providence, Rhode Island 02903, telephone (401) 3S1-4300 (TDD 7S1-0203). Site visits with staff are required for all applications.
2. File an application for a Certificate of Appropriateness An application is required for ALL exterior projects, whether or not a building permit is also necessary. Applications must be accompanied by documentation (photographs, drawings, written specifications and other information) sufficient to illustrate the proposal and its impact on the property. Documentation checklists for various types of projects are included in these Standards and Guidelines. Documentation must be complete in order to begin review of an application.
Applications must be filed at least 12 days prior to a hearing in order to be scheduled for review. (Demolition and new construction projects have somewhat different review procedures; see specific guidelines.) Check with staff regarding specific filing deadlines and hearing dates.
Any necessary zoning variances (e.g. for new construction, alterations, signs and paving) should be obtained prior to filing an application for Certificate of Appropriateness. In some cases, the PHDC may hear an application for conceptual approval of a project, with final review to follow the granting of zoning variances. It is the applicant's responsibility to find out whether a zoning variance is needed and to obtain one. Contact the Zoning Board of Review at (401) 421-7740 (TDD 751-0203) for more information.
3. Application is reviewed. How an application win be reviewed depends on the proposed scope of work (see "Application Categories," below). Routine repairs and minor projects are generally reviewed in-house by staff within a few days from the filing of a completed application; however, if staff cannot approve an application normally reviewed in-house, the application win be referred to the PHDC for review. All major alterations, new construction, demolition, and moving of structures are reviewed by the PHDC at a public hearing.
Hearings usually occur on the fourth Monday of each month at 3:30 p.m. in the 4th floor conference room at the Department of Planning and Development. Applicants should attend the hearing or send a representative who is familiar with the project and able to negotiate with the PHDC. At the hearing, all those intending to speak about the application are sworn in. The applicant presents the proposal and discusses it with the PHDC. Public comment is invited. At the end of the discussion the PHDC votes whether to approve the application as submitted, to approve with conditions, or to deny the application.
4. Decision is issued. For projects approved in-house by staff, a Certificate of Appropriateness is issued and sent to the Department of Inspection and Standards (190 Dyer Street, Providence). Applicants can claim Certificates there, along with any necessary building permits. It is the applicant's responsibility to find out whether a building permit is needed and to obtain one. Applicants whose projects are reviewed at a public hearing receive a written resolution describing the PHDC's decision and the reasons behind it. If an application is approved, all conditions of approval must be met by the applicant before a Certificate of Appropriateness is sent to the Department of Inspection and Standards as described above. If an application is denied, the project may not proceed.
Any PHDC decision may be appealed to the Zoning Board of Review within 30 days of the date of the written resolution. The Zoning Board examines the record of the hearing to determine if the PHDC had enough evidence to make its decision, and if any errors were made in the hearing process; it cannot substitute its own judgment on the merits of the application for that of the PHDC.
APPLICATION CATEGORIES
The following projects are revived by the PHDC at a public hearing, in accordance with these Standards and Guidelines: Alterations: Changes in materials, design, dimensions, configuration, texture and visual appearance, including changes required by building, housing, fire, and barrier-free access codes, lead punt laws and other regulations. (Some minor alterations are reviewed by staff or exempt from review, as noted below.)
New Construction: New buildings or structures of any kind, or additions to existing structures.
Demolition: The partial or complete destruction of any building or structure.
Moving of Structures: Relocation of any structure that is moved within its current lot, brought into the district from an outside site, moved from one site to another within the district, or moved out of the district altogether.
The following projects may be reviewed in-house by staff, Without a public hearing, in accordance with these Standards and Guidelines. Staff may not deny an application; therefore, in certain circumstances, the staff may determine that an application normally reviewed in-house must go before the PHDC for a full hearing.
DOWNTOWN (JEWELRY) HISTORIC DISTRICT DESIGN GUIDELINES DEFINITIONS The following terms are used throughout these guidelines:
ALTERATION
An act that changes one or more of the exterior architectural features of a structure or its appurtenances, including but not limited to the erection, construction, reconstruction, or removal of any structure or appurtenance.
Maior Alteration: An alteration which affects the historic, cultural, or architectural integrity, interpretability, or character of a building, structure, site or district. Generally includes the kind of work which is normally done with the aid of a professional drafter or professional quality plans.
Minor alteration: An alteration which does not significantly affect the historic, cultural, or architectural integrity, interpretability, or character or a building, structure, site or district. Generally includes the kind of work which is normally done without the aid of a professional drafter or professional quality plans.
APPURTENANCES
Features: Other than primary or secondary structures which contribute to the exterior historic appearance of a property, including but not limited to paving, doors, windows, signs, materials, decorative accessories, fences, and historic landscape features.
BUILDING CHARACATERISTICS
Fenestration: The proportion and size of window and door openings and the rhythm and order in which they are arranged.
Height: The vertical distance from the average grade level to the average level of the roof
Proportions: The dimensional relationship between one part of a structure or appurtenance and another. Facade proportions involve relationships such as height to width, the percent of the facade given to window and door openings, the size of these openings, and floor-to-ceiling heights. Often described as a ratio, proportions may be vertical (taller than wide), horizontal (wider than tall), or non directional (equally tall and wide).
Scale: The relative proportion of a building to neighboring buildings, or of a building to a pedestrian observer.
Setback: The horizontal distance between a structure's vertical planes and a reference line, usually the property line.
CONTRIBUTING (BUILDING/STRUCTURE/SITE)
A building, stare or site which reinforces the visual integrity or interpretability of a historic district. A contributing building is not necessarily "historic" (50 years old or older). A contributing building may lack individual distinction but may add to the historic district's status as a significant and distinguishable sociocultural entity.
DEMOLITION
An act or process that destroys or razes a structure or its appurtenances in part or in whole, or permanently impairs its structural integrity, including its ruin by neglect of necessary maintenance and repairs.
MOVING
The relocation of a structure on its site or to another site.
NEW CONSTRUCTION
The act of adding to an existing structure or erecting a new principal or accessory structure or appurtenances to a structure, including but not limited to buildings, extensions, outbuildings, fire escapes and retaining walls.
NON-CONTRIBUTING (BUILDING/ STRUCTURE/SITE)
A building, structure or site which detracts from the visual integrity or interpretability of a historic district.
ORDINARY MAINTENANCE AND REPAIR
Work meant to remedy damage to deterioration of a structure or its appurtenances, which will involve no change in materials, dimensions, design, configuration, color, texture or visual appearance.
PRESERVATION
Keeping an existing building in its current state by a careful program of maintenance and repair.
REHABILITATION
Making a structure sound and usable again, through repair or alteration, without attempting to restore to any particular period appearance but respecting and preserving those portions and features of the property which are significant to its historic, architectural and cultural values.
RESTORATION
Repairing or re-creating the original architectural elements in a building so that it closely resembles the appearance it had a some previous point in time.
STOREFRONT COMPONENTS
Awning: A roof-like cover extending over a window or door, intended to provide the pedestrian protection against sun, rain and wind. Awnings are usually made of soft canvas or other fabric and may be fixed or adjustable.
Cornice: A horizontal projecting band that caps an architectural composition.
Display Window: Large area of glass within the storefront opening. The display window is used to show merchandise and provide a means of interaction between the public outside and the business inside.
Entrance Area: The point of entry into the storefront, traditionally recessed to provide additional window display, weather protection, and protection from the outward swing of a door. Made up of the following components: door, transom window (above the door), sidelights or display windows, floor area.
Kickplate: The solid panels (usually wood) below the display window. The kickplate provides the base support for the display window frame.
Lintel: A horizontal structural element (usually a steel beam covered by masomy) which spans the storefront opening and supports the upper portion of the facade wall above it. Also defines the upper boundary of the storefront.
Ornamentation: Decorative objects which are used to increase the beauty of the facade.
Sign: lettered board or other display, mounted either parallel or perpendicular to the building face somewhere above the display window, used to identify or advertise a place of business. The sign is one of the most important components on the facade because it is the first perception of the business image. A window sign is applied to or located behind glass.
Storefront Columns: Slender vertical elements within the storefront opening which help support the lintel.
Support Wall or Pier: Large vertical masses on either side of the storefront opening which support the lintel and define the right and left boundaries. In large buildings, support walls (piers) define bays which may contain individual storefronts and/or display windows.
Transom: Glass panel above a horizontal frame bar (transom bar) atop a display window or door, used to allow greater light into the store interior.
Upper Facade: The mostly solid part of the wall above the display window. May be a plain surface on a one-story building, or contain rows of windows defining the number and location of floors in a multi-story building. May include decorative bands or patterns. Usually presents the largest surface of color on the building, since the first floor is mostly glass.
STRUCTURE
Anything constructed or erected, which requires permanent or temporary location on the ground or attachment to something having a location on the ground, including but not limited to buildings, gazebos, billboards, outbuildings, and swimming pools.
VISIBILITY FROM A PUBLIC WAY
Able to be seen from any public right-of-way, or other place, whether privately or publicly owned, upon which the public is regularly allowed or invited to be.
PHDC GENERAL STANDARDS The PHDC General Standards comply in intent with the Secretary of the Interior's Standards and Guidelines for Rehabilitation. Pertaining to buildings of all occupancy and construction types, sizes and materials, they apply to permanent and temporary construction on the exterior of existing buildings within the historic districts, as well as new construction. The PHDC cites one or more of these standards in each decision it makes on an application.
1. Original or historically significant materials and/or features of a structure or site shall be maintained and repaired rather than replaced whenever possible.
2. If replacement of existing materials or features is necessary, the new feature shall match the old in design, color, texture, and other visual qualities.
3. Replacement of missing features should be based on historical, documentary, physical or pictorial evidence.
4. Minimal alteration of the building, structure, site or environment shall be made.
5. Each properly shall be recognized as a product of its own time. Alterations that seek to create a false sense of historical development shall be discouraged.
6. Changes to a building or site which have taken place over time are evidence of its history and development. Those changes that have acquired significance in their own right shall be recognized and preserved.
7. Where historic architectural or site features are determined by the Commission to contribute to the historic character of the property or the district, proposed alterations or additions affecting such features shall be reviewed more stringently.
8. New additions, exterior alterations, or new construction shall not destroy historic materials or general features that characterize the property. The new work may be differentiated from the old and shall be compatible with the massing, size, scale and architectural features of the property and the surrounding neighborhood, to protect the historic integrity of the property and the site.
9. Whenever possible, new additions or alterations to structures shall be done in such a manner that if removed in the future, the essential form and integrity of the structure and the site would be unimpaired.
DEFINITIONS
Applicants should also refer to PHDC design guidelines for specific application categories.
STANDARDS FOR REHABILITATION OF EXISTING PROPERTIES
GENERAL
10. Limit of Jurisdiction. Only those portions of a structure or site which are visible from a public way will be subject to review by the PHDC. Determination of visibility shall be made by the PHDC staff.
11. Height. Original or historic cornice lines should be retained. The height of a building shall in no instance exceed the maximum allowable height under Section 306 of the Zoning Ordinance. The PHDC may not approve additions in height to the maximum allowable limit if such additions would be incompatible with the historic facade, scale, and proportions of the structure.
12. Setback. To presence the continuity of the streetscape, the principal facade(s) of a building should be oriented parallel to the street. Under Section 306 of the Zoning Ordinance, buildings in downtown cannot be set back from the properly line(s). On a lot with a cubed lot frontage, the principal facade(s) should follow the curia of the property line.
13. Scale. The historic scale of buildings and streetscapes should be retained.
14. Fenestration patterns. Historic or original arrangements of windows and doors should be retained. Existing fenestration patterns which are inconsistent with the historic character of the building or the block may be altered to a more appropriate pattern (based on documentary evidence).
15. Proportions. Historic or original proportions of structures and of appurtenances should be presented.
16. Street facades. Historic or original street facades should be presented. Wherever possible, retain original details and materials, and avoid covering them with new elements or materials. If it becomes necessary to introduce new elements, or to mix old and new parts, they should harmonize with what already exists.
17. Reconstruction. Reconstruction or portions of original buildings may be appropriate if sufficient documentation exists to assure that the reconstruction is accurate.
18. Alteration. Any change or addition should be compatible with the original design of the building. Never try to make a building look older than it really is by using details from periods before the building was built.
CORNICES AND ROOFS
19. Cornices. Historic or original cornices should be retained and presented. Repur is encouraged over replacement. If replacement is necessary, the new cornice should replicate the original in design and color; substitute materials may be considered. A missing cornice should be reconstructed using historic photographs to determine design details of the original cornice. The substitution of another old cornice for the original may be considered, provided that the substitute is similar to the original. If no photographs exist, a simplified cornice may be considered. Established horizontal lines should be maintained when using simplified versions of original cornices. The new cornice should have the same overall height and width of the original. The basic horizontal lines of the original molding should be kept in the new simplified design.
20. Roofing materials. Original roofing materials such as slate and copper should be retained and preserved. Repair is encouraged ova replacement. If replacement is necessary, new materials should be consistent with the original in texture, dimensions, design and color, natural materials are preferred over synthetics, but substitute materials may be considered. New copper should be allowed to weather naturally. Flashing should be copper or other metal with a dark finish.
21. Rooftop Structures and Equipment. Historic or original chimneys, towers, turrets, parapets, smokestacks and steeples should be retained and presented. structures such as decks, elevator and stair headhouses and shafts, skylights, hearing and air conditioning equipment, ventilating fans, solar collectors, storage sheds and tanks, communications antennae or masts, and other equipment required to operate a building should be set back out of view from the public way. See Section 412 of the Zoning Ordinance for minimum setback requirements.
22. Rooftop Additions. Vertical additions to buildings must not exceed the height limit set forth the Zoning Ordinance. If an addition is feasible, it should be set back from the street out of view from the public way so that it will not altar the original scale of the building facade, and so that it will be compatible with surrounding buildings.
WINDOWS
23. Sash and Frames. Original windows should be retained wherever possible. In most cases it is less expensive to repair the original fabric than to replace all the windows; however, if total replacement is necessary, similar material should be used and the original size (both overall and detail dimensions), shape, design and pattern created by the windows should be retained. Double glazing may be acceptable for storefront windows but may not be appropriate for multilight windows. Muntins sandwiched between layers of glass are not appropriate. Covering over original wood frames with metal panning is discouraged; if necessary, panning should match the profile of the original frames. New window sash should not be divided into a smaller or larger number of glass lights than the original. Where the but/ding has been altered to have several different types of windows, proposed changes should be consistent with either the predominant window pattern of the building or the original historic pattern.
24. Window Openings. Avoid enlarging or closing down the original opening to fit new window sizes. If an original opening is presently blocked, consider restoring it. If lowered ceilings inside are necessary, consider pulling the dropped ceiling back from the window to presence the shape of the original opening (use either a vertical or sloped soffit). New openings are discouraged. See Section 411 of the Zoning Ordinance for transparency requirements for ground floor windows.
25. Window Patterns. Maintain or reinforce the original pattern created by upper story windows. If the windows are now concealed, expose them to reveal the original pattern.
26. Storm Windows. Exterior combination storm windows should have a minimum visual impact. Storm sash should have a narrow perimeter framing which conforms to the primary window opening; the meeting rail should align with that of the primary window. Storm windows should be punted to match the color of the window sash; unpainted raw aluminum is discouraged. Interior storm windows are encouraged.
ORNAMENTATION AND ORIGINAL DETAILS
27. Existing. If original details and ornamentation are intact, retain and presence them. Do not cover up original fabric. If original details are presently covered, exposing and repairing them is encouraged.
28. Restoring Missing Elements. If original details are missing, they may be reconstructed if documentary evidence is available: use remaining pieces to reproduce missing parts if they exist, or refer to old photographs. Alternatively, a simplified version of the original (using the major lines of original detail) may be considered. Use new materials that have the same characteristics as the original. Avoid fabricating a history that does not exist by using ornamentation that is foreign to the building or the block and has no evidence of having existed.
29. Materials. Trim materials should complement the major facade material.
30. Lighting. Illumination of facades to highlight ornamental detail may be permitted. Fixtures should be small, shielded and directed toward the building rather than toward the street, so as to minimize glare for passersby. Incandescent white light is encouraged. Exposed conduit is discouraged.
31. General. Avoid concealing original facade materials, especially on historic buildings. Wherever possible, original facade materials should be presented.
32. Finishes. The original finish of masonry is historically important and should be retained. In most cases, painting masonry will not help stabilize it, unless the condition is so poor that a protective coating is necessary. It is preferable to leave masonry unpainted unless it was painted originally. If mason y has previously been painted, it may be advisable to repaint rather than attempt to remove the paint; removal of punt is very difficult and can be harmful to the facade surface. If repainting previously painted mason y, use a breathable masonry paint and choose a color than matches that of the original masonry as closely as possible.
33. Clean=. A patina of age can be considered a characteristic of older buildings. Cleaning should be undertaken only when necessary to halt deterioration. A gentle scrubbing with plain water and a mild detergent will work most of the time. Sandblasting, wire brushing, other abrasives and strong chemical cleaners can damage masonry and accelerate decay, and are not permitted. Some chemical cleaners may work without doing damage, but they should be tested in small patches first. Methods and specifications shall be submitted to the PHDC for review prior to commencing work; test patches may also be required.
34. Repair. Small areas of mason y that may need replacement should be patched with a material matching the original surface in texture, color and detailing as closely as possible. For larger repair projects, use new materials that have texture and color similar to those used in the original construction. Methods and specifications shall be submitted to the PHDC staff for review prior to commencing work; test patches may also be required.
35. Repointing. New mortar should match the color and composition of the original. Avoid using Portland cement mortars on 19th century buildings, because the cement may be too hard for the softer brick and can cause deterioration. Joints should be struck to match the original mortar joints, if apparent, or recessed slightly from the face of the brick to imitate older wall surfaces. Methods and specifications shall be submitted to the PHDC staff for review prior to commencing work; test patches may also be required.
DOORS AND ENTRYWAYS
36. General. Original or historically significant entries (including reveals, doors, surrounds, vestibule sidewalls, transoms, sidelights and other features) should be presented. If documentary evidence is available, reconstruction of original entryways is encouraged.
37. Replacement Doors. If original doors are deteriorated beyond repair, replacements should match the original in dimensions, materials, configuration, design and color. Replacement of existing inappropriate doors with doors that are more consistent with the architectural character of the building is encouraged.
38. Door Openings. Original or historic door openings should be retained. Openings should not be enlarged or closed down to fit stock door sizes. Avoid creating new door openings.
39. Lighting. Lighting of building entryways is encouraged. Where entryways are recessed, fixtures should be located in the ceiling of the recess and shielded to direct light downward. Fixtures should be consistent with the architectural style of the building or simple in style; avoid Colonial style fixtures, which are inappropriate for 19th and 20th century buildings. Avoid exposing electrical conduit and junction boxes.
40. Street Address Numbers. Street address numbers are encouraged. They should be located on or adjacent to the main entrance to the building, or punted on the transom above the front door. A maximum height of 6 inches is suggested.
BARRIER-FREE ACCESS
The America with Disabilities Act (ADA) of 1990 and the Rhode Island Civil Rights of Individuals with Disabilities Act 1RI. General Laws 42-87) extend comprehensive civil rights to individuals with disabilities, and require that equal access be afforded to all citizens in all places of public accommodation, commercial facilities, and state and local governments. Although ADA exempts religious entities, private clubs, and private residences from compliance, RI.G.L. 42-87 covers all entities in Rhode Island, exempting only private residences.
These laws require: 1 ) that all new public and commercial buildings and facilities be accessible; 2) that if existing elements, spaces or common areas are altered, then these shall be made readily accessible, consistent with the ADA Accessibility Guideline (ADAAG); and 3) that all barriers to accessibility in existing buildings and facilities be removed, on an on going basis, when it is "readily achievable to do so (that is, accomplished without much difficulty or expense). Generally, normal maintenance, re-roofing, painting, asbestos removal, and changes to mechanical and electrical systems do not trigger requirements for ADA and RI.G.L. 42-87 compliance.
For more information about the ADA and RI.G.L. 42-87 requirements, contact the Accessibility Coordinator of the RI. Building Code Commission at 401-277-6320, or the Governor's Commission on the Handicapped at 401-277-3731. These agencies, along with the RI. Historical Preservation Commission (401-277-2678), may also have review authority over accessibility improvements for properties in local historic districts. All of them encourage applicants to seek joint consultation and review whenever possible.
41. Exceptions for Historic Properties. While historic properties are not exempt from ADA, the law does recognize the national interest in preserving historic properties. ADA Accessibility Guidelines provide alternative minimum requirements for qualified historic structures, such as those listed on the National Register of Historic Places or located within designated local historic districts, that cannot be made physically accessible without threatening or destroying their historic significance. These alternative requirements may only be used after consultation with the RI. Historical Preservation Commission. The alternative minimum requirements are:
If the RIHPC determines that even the alternative requirements will threaten or destroy the significance of a structure, then alternative methods of access may be used, including audio-visual materials and devices, and guided tours. this last exception is intended to b narrow and will apply only to a very small group of historic properties. Owners may initiate the consultation process by contacting RIHPC.
42. Design Guidelines. Exterior alterations to provide universal access to the site and to the structure will usually be reviewed by the PHDC at a public hearing. (Changes to paved surfaces are subject to staff review; installation of identification and directional signage identifying accessible parking spaces and entryways is exempt from review.) Interior alterations to provide access to the main floor, other floors, toilet facilities, drinking fountains and telephones are not reviewed by the PHDC unless they have exterior expression (such as an elevator tower). Owners contemplating making alterations to improve the accessibility of their properties should follow a three step process to identify and implement appropriate access solutions: a. Identify the architectural materials, features and spaces that convey the historic significance of a property. These may include: construction materials, such as brick, stone, or wood; elements that clearly reflect the design intent of the architect or builder, such as porticos, bay windows, balconies, stairs, porches, columns, gates, paving, and entryways; decorative features exhibiting a high level of craftsmanship, such as trim, carvings, moldings or applied ornament; and associated landscape features, such as driveways, walkways, berms, terraces, steps and green spaces.
b. Evaluate the historic property for compliance with state and federal accessibility requirement (whichever is stricter should apply) before planning changes. An "accessibility audit" should survey architectural barriers for persons with mobility, visual and hearing impairments.
c. Evaluate the accessibility options using the PHDC General Standards (page 3) and the guidelines. The ideal accessibility solution for a historic building is one which provides the highest level of access, is readily achievable, and does not threaten or destroy the properly's historically significant materials, features and spaces. Each building's access problems must be studied and resolved on a case by case basis. If access to the primary entrance cannot be provided without threatening or destroying significant architectural feature, consider providing access at a well-lit, secure and well-maintained secondary entrance (especially one adjacent to an accessible parking area).
43. Wheelchair ramps. Consider locations which will have the least visual impact on the historic building and setting. On some buildings, ramps can be integrated into existing stairs or porches with little visual impact. Materials for ramps and railings should be compatible with the building: wooden ramps are often appropriate for frame buildings and converted residences, while concrete or brick ramps may be best for masonry buildings. Ramp and railing designs should be coordinated with existing elements wherever possible. Wooden ramp surfaces can be punted with a sanded punt for slip resistance. State code requires the slope of a wheelchair ramp to be at maximum 1:12, that is, to rise no more than one inch for every 12 inches in length; however, at sites where there is not enough space to accommodate a ramp with a 1:12 slope, ramps with a 1:6 slope are permitted for a run of up to 2 feet. which can overcome one or two steps. In some cases, altering grade levels to accommodate a very shallow ramp slope can alleviate the requirement for railings. Ramps can be concealed with landscaping.
44. Wheelchair lifts. Under ADA, wheelchair lifts are less preferable than ramps because they can require assistance to operate and may break down. Nonetheless, lifts may be considered where the site does not provide ample room for a ramp. Both vertical platform lifts (which work like elevators, for a distance of up to 7 feet) and incline lifts (which ride along raids attached to stair railings) require a 2S square foot level platform between the lift and the entryway, and therefore can be extremely intrusive, particularly on a primary entrance. In some cases a telescoping hydraulic lift, which maintains the platform at grade level when not in use, can be a inconspicuous solution.
45. Entryways and Steps. Where an existing door opening is too narrow to accommodate a wheelchair, consider installing offset door hinges to widen the opening. Installing an automatic door opener for a historic double door can create a suitably wide opening without requiring replacement of doors or enlargement of the opening itself. In some cases, replacing double leaf doors with a singe leaf off-center door and fixed side panel and be acceptable. Alterations to door hardware, although exempt from review, should consider reversible solutions such as installing a lever handle over and existing round door knob. Where steps must be replaced to comply with ADAAG, try to maintain as much of the original historic appearance as possible, materials for new steps should replicated the original or to be compatible with other materials on the building.
46.Paving. Unit pavers of stone, brick or concrete; poured concrete with a surface treatment (tinting, scoring, exposed aggregate, or accent materials) and asphalt will provide a hard, stable, regular and slip-resistant path of travel for disabled individuals. Original cobblestones should be reset rather than replaced with another material whenever possible. If a soft surface (such as loose gravel, crushed stone or shells, sand, or wet clay) is a historically accurate material for a driveway, consider using a bonding material to stabilize the surface rather than repaving in another materials. Parking areas may be striped and identified as needed for accessible parking spaces. Snow/ice melting equipment may be installed under paved areas.
STOREFRONTS
47. General. When planning a storefront renovation, always remember that the storefront is part of a larger structure and its design should relate to the building's overall character. A commercial block may contain several storefronts and each individual shop should harmonize with its neighbor. Basically are three options to consider: preserve the original design, reconstruct the original, or develop a compatible new design.
48. Preservation. Maintain the original proportions, dimensions and elements. Consider uncovering the lintel and the support walls or piers if covered, to reestablish the storefront frame and the definition of the storefront opening. Restore and retain the overall shape of the original display window. Keep the original storefront height. Avoid altering the shape and size of the original windows and doors, transoms and kickplates if they still exist, or consider restoring them if their original condition can be determined.
49. Reconstruction. If the original storefront has been destroyed, reconstruction is encouraged if there is pictorial, documentary or physical evidence of the original configuration. Maintain the original proportions, dimensions and elements.
50. New Design. A simple, contemporary design using standard storefront components (transom, display windows, recessed entrance, kickplate) is preferred where evidence of the historic condition is not available. Avoid setting the storefront back from the sidewalk and disrupting the visual order of the block. Painted wood or anodized metal frames may be used. Try to approximate the original design with different materials. For instance, wood is often a good substitute for an original cast iron storefront.
51. Transoms. Retain or restore the glass transom panels if the ceiling height permits. Consider using a decorative panel or sign band within the transom frame if the ceiling height is too low. Another alternative is to recess the ceiling at the storefront, using a sloped or vertical soffit. Air conditioners should not be located in the transom above the door. If one already exists, consider removing it and relocating it to a less conspicuous location (such as a side or rear window). Removal will restore the door transom, reestablish the visual order, and eliminate the problem of water dripping on pedestrians.
52. Kickplates. Retain or restore the kickplate so the original proportions of the storefront remain. Restore to the original style if evidence is available. Use a simplified version if evidence is not available. For non-historic buildings, the window frame should retain the line of typical kickplates. A simplified version that aligns with the height of the typical on the block is appropriate; this solution is also appropriate for newer buildings. Wood is preferred in most cases, but masonry may be appropriate for brick buildings. Coordinate the color of the kickplate with other trim elements.
53. Entrances. Retain or restore the original recessed storefront entrance. Retain the size and shape of the original door opening. Avoid closing down the opening to make a smaller door fit. Use doors with panels or windows which have vertical proportions; use frames that match the original dimensions. Doors with punted or bronzed aluminum frames and glass panels may be appropriate is some cases; unfinished aluminum is not appropriate. Avoid residential style doors.
AWNINGS AND CANOPIES
54. Awnings. Canvas or other fabric awnings are encouraged. At ground level, awnings should match the width of the storefront or window opening. Avoid placement that obscures details of the facade. Consider awnings shapes that highlight the geometry of the facade design or that emphasize the shop entrance. Upper floor awnings should be mounted within window openings rather than cover them up. Opaque canvas or other soft fabric is the preferred material; frames should be metal. Awnings may be fixed or operable. Awning colors should reinforce the facade and sign color schemes. Coordinate awnings on upper and lower floors, A master plan for awnings is encouraged for buildings with multiple storefronts; in these cases, awnings should align with others within each building Awnings valences should be movable, and may be used to display signage or street numbers.
55. Canopies. Historic d, original canopies identifying the main entrance to a building should be retained and repaired; restoration of missing original canopies, based on documented evidence, is encouraged. Canopies are appropriate at the ground level only. The valence area was often decorated with the name and street number of the business.
56. Lighting. Lighting within awnings and canopies should illuminate only the lettering on the valence, or the entrance to the store, avoid excessive lighting which causes the entire awning to "glow".
SIGNS, BANNERS AND FLAGS
57. General. In addition to PHDC review, all signs shall conform to the sign code provisions (Article V1) of the Zoning Ordinance. Maintain all signs in good repair. Approval of a given sign shad be limited to the owner of the business or building and shall not be transferable. Signs shad be removed or resubmitted for approval when the operation or purpose of the advertised business changes. Existing signs of particular historic or architectural merit should be preserved. Interior window signs will not be reviewed by the PHDC.
58. Building Identification Signs. Signs identifying the name of a building, the date of construction, or other historical information should be composed of similar materials as the building, or bronze or brass. Signs should be affixed flat against the building and should not obscure architectural elements. Indirect, shielded incandescent lighting may be appropriate. Existing signs of particular historic or architectural merit should be preserved.
59. Commercial Signs. Signage is one of the most important features of a commercial facade because h is the first perception of the business within. However, signs more than any other single feature can detract from even the most attractive storefront and clutter its surroundings. A sign should be visible and legible; it is more effective to choose appropriate details and a proper location than to install a particularly large or flashy sign. Place a premium on simplicity and directness of message.
60. Exterior Sign Types. Exterior signs may be located on the outside of a building below the level of second floor window sills, and may include the following types: a lintel sign, located on the lintel above the storefront, parallel to the building facade; signs on awnings; a projecting sign, oriented perpendicular to the facade; a plaque; a building directory listing multiple businesses within the same building; individual lettering; banners and flags; freestanding signs, not attached to the building at all; and signs painted directly on a wall.
61. Location. Consider the entire building front as one composition; when designing a sign, always refer first to your storefront and then to the design of the building as a whole. Signs should be positioned to emphasize ornamentation and building elements - the storefront opening, the entrance, etc. As a general rule, when a building has a lintel, locate your sign directly on it. If the sign is to project out from the building, place it just above the lintel; projecting signs should be suspended from decorative metal brackets, leaving a 10 foot clearance from the sidewalk. Signs should not cover any significant ornamentation.
62. Alignment. Signs should be aligned with those of neighboring buildings to promote visual order on the block, avoid visual clutter, and enhance readability. Signs for multiple storefronts within the same building should align with each other.
63. Dimensions and Scale. Signs should be in scale with the building and block proportions. They should not overpower the facade or cover any significant architectural components. Signs should relate to pedestrians as well as automobile traffic. Your sign should be subordinate in size to other facade elements; the sign should be part of the facade, not cover it.
64.Colors and Materials. Signs should relate in color and material with the facade and the street in order to improve readability, reduce visual clutter, and promote visual order. Compatibility of sign colors and facade colors results in a more memorable impression. Light colored letters on a dark matte background are more readable than the reverse. Too many colors can overwhelm the sign's communication functions and create a distracting, garish element. Wood, metal or plywood, prepared or painted, are the most appropriate materials.
65. Graphics. Sign graphics should be simple; their function is to identify the name of the business, and perhaps the street address. Brief messages describing the function of the business may be allowed, but avoid listing all goods or services provided, as this will create visual clutter. Symbols and logos on signs are encouraged because they add interest to the street, are quickly read, and are remembered better than written words; however, logos should identify the business, not brand names of merchandise. Lepers should generally not exceed 10 inches in height. As a general rule, the maximum height of a capital letter should be 3/4 the height of the sign background. Avoid hard to read or overly intricate type styles. Address numbers are recommended and should not exceed 6 inches in height.
66. Lighting. Indirect illumination with incandescent light is recommended. Fixtures should be shielded to prevent glare on the street and sidewalk; bare flood lights without reflectors are not acceptable. Internal illumination may be acceptable only when the letters themselves—not the background—are lighted. Another acceptable alternative is to place the light source behind the letters to create a silhouetted effect. Avoid exposed conduit and electrical junction boxes. Neon signs should be located inside the building.
67. Banners and Flaps. National, state and municipal flags may be flown from existing flagpoles or brackets without review. Commercial banners may be permitted; their size should be in scale with the building. Flagpoles and brackets should be placed so as not to obscure architectural elements; locations should be considered in context of the entire facade.
68. Brackets. Brackets for projecting signs should complement, not overwhelm, the signs. The lines of brackets should harmonize with the shape of the signs. Brackets should be designed so that they can be bolted into masonry joints wherever possible, to avoid damage to brick and stonework.
69. Directories. Where several businesses are in one building, a single directory is advised; directories should be located within or near the main entrance, but should not obscure significant architectural elements. Directories may be illuminated indirectly. Directories should be designed so that the overall dimensions remain constant regardless of the number of tenants listed.
70. Master Sign Plans. Master sign plans coordinating signage for buildings with multiple storefronts are encouraged. Keep the number of signs to a minimum; consolidate sign information wherever possible. Approval of a master sign plan by the PHDC will allow individual tenants to obtain in-house approval for new signs which are consistent with the master plan.
71. Inappropriate Signs. Billboards and flashing or moving lights are not permitted. Permanent freestanding signs are discouraged except for parking lots and institutions (maximum size 10 square feet), or where the building frontage exceeds 100 feet. Exterior walls should not be used for display or advertising boards, except at theaters and churches.
72. Temporary Signs. Signs which advertise or promote discount sales, special events, construction projects, real estate least or sale, political elections or referenda; signs which announce the opening of a new business; and portable freestanding sandwich boards are all considered to be temporary signs. These signs are pertained without review by the PHDC. Other permits may be required, however, refer to Section 602.6 of the Zoning Ordinance.
SECURITY AND SAFETY
73. Ironwork Avoid using permanently fixed bars on storefront windows. Use security devices that will not detract from the character of the building or surrounding area. Interior grilles or grates are preferred. Exterior grilles of upper floor, rear or side windows should be located within the masonry opening and should not be attached to the building face; attachments should be made through mortar joints to avoid damaging masonry.
74. Cameras. Security cameras should be located unobtrusively and should not cover or damage original features and details.
75. Lighting and Alarms. Lighting and alarm systems are preferred because they will not detract from the building facade.
76. Fire Escapes. Fire egress should be accomplished through interior fire stairs wherever possible. If exterior egress is required, fire escapes, balconies and ladders should be located on side or rear elevations. The location of new fire escapes on street facades, especially diagonal fire stairs, is strongly discouraged. Existing decorative fire escapes which contribute to the historic character of a building should be preserved. The removal of existing fire escapes which do not contribute to the historic character of a building and which are no longer required for egress is encouraged. Conversion of double hung windows to casement windows for egress, and enlargement of window openings to accommodate fire doors, are discouraged, especially on primary elevation. In many historic buildings, upper floor double hung windows are tall enough to permit egress to a fire escape through the raised bottom sash. Avoid installing fire door openings on primary elevations wherever possible.
REAR AND SIDE WALLS
77. Rear Elevations. Improvement of rear entrances is encouraged to accommodate use of parking areas behind buildings. Rear facades may offer great potential for secondary entrances and display windows; however, the existing doors and window openings should retain their original size and shape. Rear entrances can be enhanced with signs, awnings, lighting and landscape features. Trash bins should be adequately screened and well kept. Chain link fences are not appropriate. Accent paving materials are encouraged to distinguish pedestrian areas from auto circulation zones and service areas.
78. Side Elevations. The side elevations of buildings are important features on downtown cross streets. Some are just as detailed as front facades and should be carefully preserved; many, however, are more plain. The original character of these sides should be respected when designing alterations, although more flexibility may be allowed. When developing new designs for sides of buildings, incorporate original openings when feasible. New materials should be compatible with original materials and with those of the front. Side walls may offer opportunities to use color and graphics, but should not be used for billboards.
STANDARDS FOR NEW CONSTRUCTION AND ADDITIONS The purpose of these guidelines is to present design alternatives and approaches which will produce solutions which are in harmony with the historic character of Downtown Providence's Jewelry District. The guidelines are not meant to restrict creativity but to insure the district against unsympathetic designs.
79. General. New construction should reflect the design trends and concepts of the period in which it is created. The new structures should begin harmony with the old and at the same time be distinguishable from the old so that the evolution of the district can be interpreted correctly. When developing a design for a new structure or for an addition to an existing structure, consider the standard components of the individual facade, and also the ways in which they relate to the broader context of sets of buildings. It is always best to think of a new building as one element in a continuous series of similar structures, which is actually being fit into an existing framework comprised of a varied of older buildings. Additions to the sides and rears of existing buildings should generally be treated as new buildings.
80. Size and Scale. A new building should fill the space defined by the adjacent buildings. Vacant lots or small buildings that do not fill their lots disrupt the continuous flow of building facades. New building heights should relate to the surrounding buildings; avoid new construction that greatly varies in height (too high or too low) from older buildings in the vicinity. Since there is a wide variety of building heights throughout the district, a degree of flexibility will be considered. The taller buildings should occur at the corners. Do not exceed the maximum height allowed by zoning. Avoid buildings that in height, width or massing violate the existing scale of the area. Avoid single, monolithic forms that are not relieved by variations in massing. Avoid exotic forms that may visually fragment the streetscape.
81. Facade Rhythm and Proportions. The floor to ceiling height of a new building should correspond to the dimensions of neighboring buildings. Maintain the typical ration of solids to voids with respect to windows and walls. Maintain the window patterns of the upper portions of the existing building facades. The placement of openings with respect to the facade's overall composition, symmetry or balanced symmetry should be carefully studied. Avoid introducing incompatible facade patterns that upset the rhythm of openings established in surrounding structures. New buildings should have first floor storefronts to maintain pedestrian orientation; use storefront proportions of existing nearby buildings as a guide. Maintain the distinction between upper and lower floors. Consider relating the vertical, horizontal or nondirectional facade character of new buildings to the predominant directional expression of nearby buildings.
82. Setback. Align new building setbacks with those of surrounding buildings. Avoid placing buildings at odd angles to the street, unless in an area where diverse siting already exists. Rooftop additions to existing buildings should be set back out of view from street level, so that the original roofline is maintained.
83. Roof Shapes. Although not entirely necessary, duplication of the existing or traditional roof shapes, pitches and materials on new construction is one way of making new structures more visually compatible.
84. Alignment. Align storefront opening heights with those of surrounding buildings. Align the storefront elements—transom, display windows, and kickplates—with those of surrounding buildings. Align new signs and awnings with those of surrounding buildings. Align the upper facade windows with those of surrounding buildings. Where there is a wide variety of height relationships, there will be flexibility among alignment. Maintain cornice alignment (if not through building height, then through some horizontal element which aligns with other cornices.)
85. Facade Components. Use typical facade components in new design: storefront, upper portion of the facade, signage, awnings. Use typical storefront components in new design: kickplate, transom, display windows, entrance area Use new materials which are similar in texture and color to the existing materials. Use colors that are compatible to historic colors and to existing schemes in the area. Develop a color scheme for the entire building front that coordinates all the facade elements (reserve use of strong bright colors for accents). Enhance rear entrances with signs and landscaping when feasible. Ornamentation is encouraged but imitation of historic detail is discouraged because a new building should represent its own time.
86. Barrier-Free Access. All new construction must comply with applicable laws regarding accessibility.
87. Imitations. Consider contemporary designs that enhance the nature and character of the historic district. Avoid replicating or imitating styles, motifs or details of older periods. Such attempts are rarely successful and even if done well present a confusing picture of the true character of the historical area.
88. Reconstruction. Reconstruction of a missing building may be considered under the following conditions: the building will be on the original site and in its original orientation, for which adequate documentation exists. The design must be based on adequate historical evidence and be compatible with existing buildings. The principles of the style must be used correctly (rules of proportion, use of materials, sense of ornamentation). A plaque must be mounted on the building which designates the date of construction. The integrity of neighboring structures will not be severely compromised.
STANDARDS FOR DEMOLITION GENERAL 89. Demolition is discouraged. The loss of a historic structure constitutes an irreplaceable loss to the City of Providence. In order to preserve the historic fabric of the city, demolition of historic or contributing structures or appurtenances, or the removal of a portion of a portion of a historic or contributing structure, is discouraged.
90. Definition of Historic or Contributing Structure. Historic or contributing structures or appurtenances include any structure or appurtenance that is 50 years old or older, or which reinforces the visual integrity or interpretability of the structure, street or district. In considering an application for Certificate of Appropriateness for demolition, the Commission shall make a finding of fact as to whether the structure or appurtenance is valuable to the city, the state or the nation; or whether it is valuable for the period of architecture which it represents.
CRITERIA TO ALLOW DEMOLITION
91. Structures or Apices Deemed Valuable to the Citv. State or Nation. A Certificate of Appropriateness for demolition of a structure or appurtenance deemed by the PHDC to be valuable to the city, state or nation may be issued only if the PHDC is satisfied that the retention of such structure or appurtenance constitutes a hazard to public safety, which hazard cannot be eliminated by economic means available to the owner, including sale of the structure or appurtenance to any purchaser willing to preserve such structure or appurtenance. In such cases, the PHDC may require that the historic structure be recorded at the owner's expense according to documentation standards of the Historic American Buildings Survey (HABS) and the Historic American Engineering Record (HAIR), for deposit with the PHDC.
92. Structures or Appurtenances Deemed Valuable for the Period or to the District. A Certificate of Appropriateness for demolition of a structure or appurtenance deemed by the PHDC to be valuable for the period of architecture which it represents and its importance to the district may be issued only if at least one of the following exists:
a. Retention of such structure or appurtenance constitutes a hazard to the public safety, which hazard cannot be eliminated by economic means available to the owner, including sale of the structure or appurtenance on its present site to any purchaser willing to preserve such structure or appurtenance.
b. Preservation of such structure or appurtenance is a deterrent to a major improvement program which will be of substantial benefit to the community.
c. Preservation of such structure or appurtenance would cause undue or unreasonable financial hardship to the owner, taking into account the financial resources available to the own a including sale of the structure or appurtenance to any purchaser willing to preserve such structure or appurtenance.
d. Preservation of such structure or appurtenance would not be in the interest of the majority of the community.
93. Seek Alternatives. The applicant and the PHDC have an affirmative obligation in good faith to attempt the sale of the properly, to seek tenants for it, and to explore potential reuses. Before approving any application for demolition, the PHDC will work with the applicant to investigate alternatives to demolition, including:
a. Sale of the structure on its present site;
b. Whether there is a reasonable likelihood that some person or group other than the owner is willing to purchase, move ande preserve such structure;
c. Whether the owner has made continuing bona fide and reasonable efforts to sell the structure to any such purchaser willing to more and preserve such structure; and
d. Whether any public or quasi-public agencies have any potential use for the property, know of any potential users or purchasers for it, or have financial programs that could assist in the preservation of the structure.
94. Demolition By Neglect. Failure to maintain any structure or appurtenance within the district may be deemed to be demolition by neglect. In such cases, the property owner shall be notified of such determination and required to begin repairs within 30 days. Failure to comply with such order shall cause the City to make the required repairs and to place a lien against the property for recovery of expenses.
95. Review of Application. In reviewing the application for demolition, the PHDC shall consider the architectural quality of the existing building, regardless of condition; the historic value of the building; the feasibility of renovating and reusing the existing building; and, the quality of the new building to be constructed, if demolition is approved. It shall be the burden of the property owner to prove that there are no prudent nor feasible alternatives to demolition. In addition, the PHDC shall find that the following conditions are met:
96. Grant of Demolition. If the PHDC authorizes the demolition of a building, the Director shall not issue a demolition permit until the applicant demonstrates to the PHDC adequate financial ability to demolish the existing structure and construct the new approved building. Prior to issuing the demolition permit, the Director shall record a lien on the land evidence records against the property limiting its use to the building which has been approved by the PHDC. Any change in plans will require a new application to the PHDC for approval.
97. Emergency Demolition. If a building presents a threat to safety, the Director may order its demolition without PHDC approval. However, the Director shall record a lien on the land evidence records against the property limiting its use to that which is permitted by the zoning ordinance.
IN-HOUSE REVIEWS AND EXEMPTIONS IN-HOUSE REVIEW BY STAFF
The following is a list of categories of work items which may be reviewed and approved in-house by staff. Applications will be reviewed in context of the standards and guidelines outlined herein.
A complete application for a Certificate of Appropriateness must be submitted for in-house review by staff. Staff shall determine whether an application is complete. Lack of documentation causes delays in the review process. Consultation with staff is encouraged.
Staff may not deny an application, and therefore in certain circumstances may determine to direct an application normally reviewed in-house to the full PHDC for review at the next available public hearing.
In-House Application Categories
Ordinary maintenance and repair Replacement in kind to match existing features Awnings Lighting (entries, facades, signs) Security devices (excluding new fire balconies) Storm windows Rooftop mechanical equipment Roofs, gutters and downspouts Site improvements (paving, fences, gates, etc.) Signs EXEMPTIONS
The following categories of work items are exempt from PHDC review and do not require a Certificate of Appropriateness. Nonetheless, the visual characteristics of these elements contribute to the overall character of a building and the surrounding historic district. The following is an attempt to guide the property owner in making appropriate and sensitive choices.
Portable Window Air Conditioners. Seasonal window air conditioners should be installed on secondary elevations within existing window openings. Proposals for through-wall air conditioners shall be reviewed by the full Commission.
Intercoms. Alarm Devices. Door Hardware. Mailboxes. Utility Meters. etc. Door hardware should be compatible with the size and finish of original examples. Buzzers, intercoms, and mailboxes should be located within the recessed entry or vestibule whenever possible. Louvers, registers, exhaust fans, alarm devices, cable boxes, utility meters and other small mechanical and/or electrical devices should be mounted only in inconspicuous locations and painted in such a manner to conceal them, whenever possible and permitted.
Window Boxes. Wooden window boxes for plants should be punted. The size should match the size of the window opening. Installation on top of sills is preferred; if installed below window sills, attachment should be made through mortar joints rather than directly into masonry.
Paint Color. Paint colors are not reviewed. However, technical information on period colors and surface preparation is available upon request. Bear in mind that before repainting wood or metal surfaces, repairs may need to be conducted which must be reviewed by staff. Painting previously unpainted masonry surfaces is discouraged. If masonry has previously been painted and is being punted agent, the color should match the natural color of the masonry. Removal of paint is reviewed by staff and should be done with the gentlest method possible. Disc sanding damages wood surfaces and should be avoided. Sandblasting damages both masonry and wood and is not permitted; limited sandblasting may be appropriate for metal surfaces. Precautions should be taken when removing lead punt.
Plants and Garden Furnishings. Plant materials, including trees, shrubs, hedges, ground covering and potted plants are not reviewed. Trees and shrubbery should not be planted next to a building foundation, as this could lead to deterioration of the building fabric. Climbing plants on buildings can also cause deterioration and are discouraged. Potted plants and ornamental statuary used in sidewalk displays should not obscure storefront windows or block pedestrian access to buildings or sidewalks.
Sidewalk and Street Paving. Paving on public sidewalks and streets is not reviewed. Permits from the Public Works Department must be obtained before working on paving.
Temporary Signs. Temporary signs such as advertisements, political signs, real estate signs and sidewalk sandwich boards are not reviewed. Such signs must comply, however, with applicable sign code regulations.
DOCUMENTATION REQUIREMENTS FOR APPLICATIONS Applications for Certificate of Appropriateness must be accompanied by photographs, drawings, and other information to illustrate a proposal and its impact on an individual structure or site, as well as its impact on the district as a whole Documentation requirements vary depending on the scope of work, and are listed below in the following categories
If your project is not listed herein, contact staff for advice. Incomplete applications cannot be reviewed and cause delays in the review process.
DOCUMENTATION REQUIREMENTS - REPAIRS, REPLACEMENTS and RESTORATION PROJECTS
Includes any work intended to remedy damage or deterioration, such as masonry repainting, patching, cleaning, sealing and painting; replacement in kind of windows and doors (to match existing features in materials, design, dimensions, configuration, etc.); and reconstruction or restoration of altered or missing features to their appearance at a previous point in time, using physical, pictorial, documentary or historical evidence.
DOCUMENTATION REQUIREMENTS - MINOR ALTERATIONS PROJECTS
Includes reversible changes such as-awnings, canopies, signs, storm windows and doors, shutters and blinds, skylights, satellite dish antennae and other electrical equipment, and mechanical equipment and screening.
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