CHAPTER 4
Guidelines for New N ew Construction and A lterations lterations to H istoric Buildings Buildings I. Introduction The Commission's guidelines are necessarily divided into several sections. These include: guidelines for new buildings in residential areas and n ew buildings in commercial or industrial areas; outbuildings outbuildin gs both for historic and non-h istoric buildings buildings with within in th e district; district; additions to both historic and non-historic buildings; and major or character-changing alterations to historic buildings. The guidelines are intended to touch upon most of the changes anticipated by the Historic Preservation Commission and are meant to offer guidance both to the Commission members, in making th eir decisions, and to owners or lessees lessees in designin designin g their proposals.
II.
N ew Constructi Construction: on: Building Buildings. s. Outbuild Outbuilding ings, s, and Addition Additionss in Historic Hist oric Residential Areas Residential areas have particular part icular problems over commercial or industrial areas. In Madison, h istoric residential areas are typically low low-density -density areas, with houses set on relatively large lots, surrounded by lawns, shrubs, and trees. Some residential buildings and parts of resident resident ial areas have been converted t o commercial use. Noneth eless, eless, the buildings buildings th emselves emselves still still possess residential attributes. Changes to commercial buildings such as these, th ese, therefore, should should be considered under th is section. section. A. N ew Buildings Buildings in Trad Traditionally itionally Residentia Residentiall Areas New buildings in residential areas should be guided by the existin g context. They should relate in terms of orientation, siting, height, materials, and volume volume to oth er buildings buildings on the street , both opposite and adjacent. Specific Specific elements to consider are: 1. Siting/Setback: New buildings should respect the traditional setback of other buildings on a street. While conforming with current building code, code, new houses or build buildings ings should should not extend beyond the facade line set by oth er houses on the street . Similarly, Similarly, houses should conform to existing lot coverage, again with the bounds set by present building codes.
Much emphasis has been placed on changes anticipated within the commercial and an d industrial areas, ar eas, largelybecause those areas are most subject to frequent changeovers in businesses or offices. Signs, storefronts, and additions in th ese areas are treated in detail. Homeowners or renters are expected to make ch anges to their grounds, grounds, in t he form of outbuildings, outbuildings, walls, fences and so on. So these items also are given precedence. Also, there th ere are a number of typical changes undert aken by homeowners, such such as the th e enclosure of porches or the addition of decks, decks, that the th e Commission Commission believes need to be addressed directly. And finally, there are a number of less significant changes that occur frequently but that also affect the appearance of buildings, buildings, which which the th e C ommissio ommission n considers important important for emphasis. emphasis. Th ese include step step replacements, t he decorative use of lattice and screens, changes in siding or roofing materials, the installation of storm windows and doors, and the provision of new entrances, all of which go beyond beyond mere mainten main tenance ance and an d must receive the th e prior permission permission of the Commission. A section on recommended landscaping is also appended to this chapter.
New construction should respect existing setbacks of neighboring properties. properties. Avoid siting forward forward or back on lots.
2.
Orientation: New buildings should repeat the orientat orien tation ion of other buildings on the street when possible. Orientation refers to the placement of the en trance - how do you you enter t he building? -; the direction of the rooflines rooflines - does it match other roofs roofs or is it at odds with other buildings on the street? - ; and the positioning of features such as porch es or especially garag garages. es. Modern garages garages should be hidden from general view and n ot form a prominent feature of a new house in a historic district.
Successful new buildings respect the existing traditions without copying them. An excellent example on the Old Post Road.
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Ex i s t in g
No
May be
Yes
Respect height, roof pitch and orientation, sizes and placement of windows of existing buildings (original building at left).
3. Form/Massing: New buildings should conform to existing precedent in terms t erms of th eir general form and massing. massing. Roof shapes are particularly important and should be repeated for new n ew buildings buildings when possible. Flat roofs, for example, should never be used in neighborhoods with pitched gable roofs. New buildings should also approximate the t he general scale and massing ofexisting buildings. If the n ew building is to be significant ly larger, larger, then efforts should should be made to reduce the bulk of the building through setbacks, recesses recesses in t he facade, and so on, in order th at t he building might might fit more sympathetically sympathetically into it s context.
New construction in traditionally residential neighborhoods should carefully match the existing elevation, relying usually on similar piers.
5.
Bay Divisions: New buildings should repeat the predominant rhythms set by the bay divisions of historic buildings. Bays are usually defined defined by windows windows and doors or by projections projection s on buildin gs. gs. The predominant rhythm of the neighborhood should be considered prior prior t o th e design design of new buildings buildings and incorporated as part of their design.
The “worst case scenario” in a traditionally residential area.
4. Height: New buildings should should conform t o existing height s of other buildings buildings in the neighborhood. While th is often cannot be dictated exactly, the precedent set by other buildings nearby should be adhered to. t o. Surprisingly, Surprisingly, the th e problem is often t hat newer buildings are lower lower th an t raditional buildings. buildings. At tempts should be made to match nearby cornice h eights and follow exis existin ting g divisions divisions sugges suggested ted by building stories. stories. Also, A lso, new buildings should should mimic historic first first floor elevations - usually raised on piers at least two to three feet above grade. The cont inued use of separate separate supportin g piers rath er than th an contin uous foundation foundation walls walls is also also encouraged.
N otice the rhythm of the neighborhood neighborhood,, including elements elements such as porches. porches.
The classic problem of the ranch house in a Victorian neighborhood.
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6.
Details: Certain details of existing historic buildings should be considered as points of departure for new buildings. Prominent gabled dormers, dormers, chimn ey arrangements, porch es, wings wings or ells, bay windows windows are all considered elements that th at might might serve as inspiration inspiration for new design design for buildings buildings in a h istoric neighborhood. The T he simple copying of detailing such as gingerbread or decorative shingle patterns patt erns would not in itself constitut e a sympathet sympathet ic reuse of existin existing g elements.
7.
Materials: Appropriate materials are important important to making a new design design fit int o a historic neighborhood. Wood buildings predominate predominat e in Madison's Madison's residential neighborhoods and should generally be considered for new ne w buildings buildin gs as well. well. Better-qualit Bett er-qualit y artificial sidings generally match the material appearance of wood and could be considered for use in new buildings. Also, there is sufficient precedent for brick to allow for its use use on n ew construction as well. well. Generally, Generally, artificial stucco and concret e block are not considered appropriate materials for larger new buildings in historic neighborhoods.
8.
Windows/Doors: The Th e rhyth m of windows windows and doors, as described often by bays, should be considered for new design in historic residential neighborhoods. The relationship of window to wall space should also be considered. Houses with large expanses of glass, glass, for for example, would gener generally ally not be con sidered appropriat e in h istoric neighborhoods. neighborhoods.
that th at specifically specificallycopy historic examples - will be con sidered, sidered, as long lon g as the building type proposed is in keeping with regional or local traditions. tradit ions. For example, I-h ouses would would be con sidered a possibility; possibility; raised Gulf-coast cott ages would gener generally ally not be approved.
Even a multi-family unit can blend into an existing neighborhood with the right attention to materials, rhythm, elevation above ground level, and orientation. Thi s example example borrows borrows from the front-gable-side-wing building type so common in much of Madison.
Repeat or otherwise suggest the typical arrangement of windows and doors doors in the neighborhood. neighborhood. Avoid this.
9.
Traditional house forms, such as this Greek Revival house based on a Living, would usually be appropriate. design in Southern Living,
Style: Th e style of a new building is generally generally not dictat ed by the Historic Preservation C ommission. ommission. Owners are free to design design in styles that otherwise meet more basic standards described above. However, the Commission strongly recommends that new buildings avoid too strict a stylistic association. Usually paireddown examples of tradit ional buildin g forms forms are preferred. However, historically accurate accurate "neo- t raditionalist" homes - th at is, houses
A revived I-house. also based on a Southern Living design – again appropr appropriate iate to the region. Keep such historical revivals simple and respect respect the existing scale of the neighborhood. Avoid styles and shapes clearly out-of-keeping with the historic surroundings.
Newly re-introduced “Victorians” could be appropriate in many neighborhoods – especially designs based directly on older patterns such as those advertised in the Old House Journal . Be certain certain that details, such as elevation, porch trim, etc. are carefully thought out.
Avoid copying regional styles out-of-place in Madison, such as this “Low Country” house.
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Style is not the issue! issue ! General form, form, orientation orientation , materials, materials, etc., are far more important. important. N ote how this st andard andard design for a “contemporary” “contemporary” house can be adap adapted ted to fit better into the historic district. Changes include: elevation of the building on piers; placement of the garage in the rear and substitution of a porch for the garage on the front; substitution of brick for hardboard on the chimney; use of a panelled rather than carved door.
A rear addition addition is often the simplest solution . Window treatments treatments can change change the overall overall effect. In most instances, instances, any of these choices would be acceptable.
low-pitched roof additions would not be preferred for buildings buildin gs with a con spicuously pitch ed roof or roofs. B. Additions to Historic Buildings in Traditionally Residential N eighborhoods Historic houses often need t o incorporate new functions or need to be expanded for addition al uses. uses. Additions Addit ions to historic hist oric buildings are not discouraged as long as those additions are sympathetic to the original charact er of the building. buildin g. The following criteria are offered offered as guidelines for for owners and residents wishing wishing to undertake unde rtake sympathet ic additions. The criteria apply especially especially to t he addition of new rooms rooms and wings, but apply in part to other proposed features as well. 1. New Rooms and Wings: (a) Scale: Scale: The overall overall scale scale of of a new addition addition should should be caref carefully ully considered. Does Does the n ew addition addition overwhelm overwhelm t he original building? building? Would the principal ch aracter-defining aracter-defining features, features, including the footprint and plan of the building, still be perceived following construction of the new addition? Additions that overpower or obscure original buildings will not be approved. approved. (b) (b ) Alignment: Efforts Efforts should be made to visually tie th e addition to t he original building. Alignment Alignment of sills, sills, cornice heights, window heights, etc, are all important to successful new additions. addition s. Additions visuallyat odds with with t he original building and lacking a clear expression of integrated design design will not be approved by the Commission. (c) Location: New additions additi ons should almost always be placed at the th e rear of the original building. If placed placed on th e side, new addition s should should be conspicuous con spicuously ly set set back from th e plane of the th e main facade. facade. Generally Gen erally, new n ew additions additions hidden h idden from public view are preferred. (d) (d ) Materials: New additions should match the visual characteristics of the original building. Use of the same materials mater ials often often helps tie a building to the th e original core. However, there are instances when contrasting materials may be a preferable preferable solution. A glazed sunroom addition, addit ion, for example, often contrasts in character with the main building, but still often remains an appropriate addition to a historic h istoric building. building. (e) Roof shape: The roof shape of the original building can often provide a point of departure for new additions. Gen erally, erally,
(f)
Setbacks: New additions should generally be set back from the th e plane of the wall to which th ey are are att ached. Extensions Extensions of houses should be expressed by a significant break in the
Traditional additions provide a model for new ones, as on these two examples examples from East East Washington Street. The Th e second example is a modern, mostly glass addition that clearly complements the original structure.
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plane of the wall. Simply extendin g a building's width width , for for example, by the provision of additional bays is not the preferred preferred meth od for house expansion. (g) Reversibility: R eversibility: Ideally, Ideally, new additions additi ons should be added in such a way that if they were to be removed at some future date, this could be easily easily carried out. Additions, Addit ions, for example, mig might ht be built over the existing exterior walls, preserving the exterior walls walls on on th e interior of the addition when possible. possible. Sills should be attach ed in such a way as to allow for later removal. While new window or door openings may be made, old openings should be preserved whenever possible.
Rely on professional contractors to ensure the proper installation.
U sually fully “stylistic” dormer dormerss are discouraged. discouraged.
A “stock” sunroom or addition can often be added without any damage to the original original structure. Pay attention attention to details, such as piers, piers, roof shape, and, in this case, brackets, to help the addition blend in.
2.
Generally make dormers simple and place on the rear of the building.
Dormers Dormers and Other Rooftop Rooftop Additions: Additions: Owners Owners often often "build "build up" when they want to expand their houses. Unused attic spaces, especially with the addition of modern heating and cooling systems, can easily be converted to living space. Ideally, existing dormers and gables should be utilized in order to preserve the existing character of buildings. buildings. In other oth er cases, new dormers or roof windows windows (skylights) (skylights) may have to be added. Th e raising of the roof and th e provision of a second floor in this manner is considered an inappropriate inappropriate treatment . (a) Dormers: Ideally, new dormers should be added to the rear of a building, in places where they t hey are not n ot easily visible from from public right s-of-way s-of-way. A variety of dormer shapes are possible, thoug th ough h efforts should should be made to match the th e dormer shape to the th e shape of the th e roof. New dormers on the th e front of a building are possible, if other methods of expansion have been considered and for some reason cannot be carried out. In this case, dormers should generally match the appearance of existin existing g dormers, dormers, or should follow follow convention s set by other buildings of of the th e same period and style. style. Harshly H arshly contemporary dormers on the fronts of buildings would generally detract from the overall historic charact er of the building.
(b) (b )
(c)
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Roof decks and balconies: balconies: Roof decks and balconies should only be added to the rear of buildings, in areas not visible from public right-of-ways. right-of-ways. Roof decks decks are not historic elemen ts and therefore should take a "back seat" to the original characteristics of historic buildings. Balconies, unless documented, creat e a false false sense of historic development and are generally considered inappropriat e additions addition s to historic buildings. Roof cuts to provide for decks can be considered, as long as they are not visible from the th e right-of-way right -of-way. However, roof cuts cuts are often often diffic difficult ult to maintain an d will will threat en t he longevity of historic buildings. buildings. Their use, use, t herefore, is not recommended. Roof windows/Skylights: Roof windows and skylights offer a relatively inexpensive means of expanding into at tic spaces, or providing additional light for darker interior spaces. Generally speaking, skylights or roof windows should only be placed on incon spicuous spicuous facades facades.. Th eir use on th e fronts of buildings is considered an inappropriate treatment. "Bubble-top" "Bubble-top" skylights skylights are considered inappropriate inappropriat e ch anges. anges. Ideally, Ideally, skylight skylightss should be flat, an d project minimally above the th e roof. roof.
Ok ay
Av o i d
Place skylights only on rear or other non-visible non-v isible locations. Avoid “bubble“bubbletop” skylights.
3. Decks, Sunrooms, and Porches for Historic Buildings: Many owners wish to incorporate newer residential features, such as decks or sunrooms, or more traditional features, such as porches, into their home designs. These changes can be carried out sympathetically and in character with historic buildings. Such additions are not discouraged by the Historic Preservation Commission. (a) Decks: Decks, Decks, which are a relat ively recent recent fashion, fashion, should be added only to t he rear of buildings buildings (where most people want t hem an yway) yway) and generally out of view of the public. Th e design design of decks can be strict ly contemporary contempor ary,, or owners may wish to mimic features of the historic houses. Many decks, for example, might base their detailing on porch detailing of the original house. Generally speaking, stock deck kits, often with applied exterior balusters, are not considered appropriate for historic neighborhoods. Decks ideally should have their detailing painted to better match with t he h ouse. ouse. Balustrades Balustrades generally should have bott om and top rails, with simple balusters between. Lattice and other details can further help tie in decks with the main body of the h istoric building. building.
An alternative is to keep the design simple.
Deck detailing of this kind is discouraged as too overtly “modern,” without blending in with original historic buildings.
approximate or match materials of the main building (or in the th e case of brick buildings, buildings, match th e character an d quality of trim). Sunroom additions on visible visible side facades facades should carefully match the th e character charact er and style of the th e original building. Sunroom additions to the front facade are generally not approvable, approvable, other t han in t he case of existing existing porch en closures closures (see below). below). Modern, prefabricated sunrooms sunrooms can be Okay
Avoid
Simple “stock” contemporar contemporary y sunrooms are are usually fully acceptable on rear elevations. elevatio ns. Avoid, howeve r, more modern curved shapes.
Okay
Okay
Ideally, decks can be made to “blend-in” with the building.
(b) (b )
Sunrooms: Both modern and traditionally designed conservatories or sunrooms are approvable additions to historic buildings. They should nearly always be placed at the th e rear, especially if of contemporary design. Materials should
A sunroom on the side can either be traditional or more contemporary, taking care to relate the addition to the main building in other ways.
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4.
appropriate appropriat e as long as th ey conform in terms of their th eir general lines or color with t he main building. building. Curve-roofed, clearly modern sunrooms are generally not approved. porches: New porches are permitted for historic (c) N ew porches: buildings. As with decks and sunrooms, they generally should be added to the t he rear of historic buildings. buildings. Un less their th eir historic existence can be documented, new porches for the main facades of historic hist oric buildin gs will usually usually not be approved a pproved by the Commission. Porch designs should be simple and generally in keeping with t he period and an d style of the th e building. Usually new porches should be so simple as to lack an y stylistic stylistic character altogether. Porch Enclos Enclosures ures:: Many owners owners and and residents residents wis wish h to enclose porches porch es for for more comfortable comforta ble use. Both Both screenin g and glazing glazing are approvable chan ges, ges, as long as such enclosures are carried out in a way sympath sympath etic with t he original building and, more importan tly, in a way sympathetic sympathetic with the th e original porch. G enerally, enerally, screening, which is a more traditional treatment, is more easily approved than th an glazing, glazing, which has h as a more dramatic effect. Glazing of prominent prominen t front porches is highly discouraged. discouraged. Glazing of rear or side porches has less impact and is therefore considered less detracting from a building's historic character. (a) Glazing of porches: Existing porches can be glazed, or provided with windows, in a number of ways. ways. One met hod is simply to install large lar ge sheet sheet s of plate glass and otherwis oth erwisee keep existing details - ideally including balustrades balustrades - in place. T his is a highly recommended treatment - if glazing is to be undertaken especially for side and rear porch enclosures. A second meth od is to install windows, windows, eith er large paned or multi-paned, creating either another room or a tradition al conservatory or sunroom. Again, some modern treat ments, ment s, such as plate glass, glass, are approvable, especially when
(b) (b )
(c)
the porches are not on the front of the building. Ideally, existing details, including posts or balustrades should be incorporated int o the design, or be maintained even if hidden by new sheath sheath ing elements. Enclosure of porches: The full enclosure of porches for other uses is generally not encouraged. Front porch enclosures often detract from the overall historic character charact er of buildings. Rear enclosures are less character charac ter alt ering and will generally be approved, as long as original materials and qualit ies of the th e building are preserved. Should a porch enclosure prove a necessity necessity,, it should be undertaken in such a wayas to preserve original original qualities and mat erials of the th e porch. T hese would would include element s such such as posts posts or columns an d balustrades. balustrades. Screening of porches: The Th e screening of porches, either front porches or secondary porches, is generally an approvable treatment. The screening should be done in a traditional way, showing concern for the th e preservation of original element s whenever possible. Usually, the original balustrade should remain in place.
Either traditional sash or contemporary glazing are acceptable choices, especially if the porch is on the side or rear.
Screening porches is an old Southern tradition.
C. N ew Additions Additions to N on-Histo ric Buildings Buildings in Trad Traditionally itionally Residential Area A reass Changes Ch anges to non-h istoric buildings and intrusions in trusions are also regulated regulated by the Historic Preservation C ommissio ommission. n. Owners wishing wishing t o make additions to th eir buildings should consider consider th e overall character of the th e district as well as the charact er of their own own buildings. Generally Generally,, changes that attempt to create a false sense of historic character are not encouraged. For non-historic buildings, owners should appreciate the existing character of their buildings and use that for a point of departure for new design. Ranch-style houses, for example, should have addit ions in keeping keepin g with t he original designs. This would apply to room addit ions, porch en closures, closures, and decks as well well as other t ypes of
Porches have tradition traditionally ally been been infilled. Compare Compare with the illustration illus tration of the same Prairie-Style house on page 74).
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Two 19th-century designs for a carriage house and a “poultry house.”
Always attempt to place screening behind posts and balusters.
changes. The general rules for for sympathet sympathet ic new additions set out for historic buildings apply as well to non-historic buildings (please consult above). In some instances, insta nces, more dramatic dramat ic remodeling may allow for building more in keeping with the historic character of the neighborhood. Owners wishing to expand smaller post-1940s houses, for example, might consider designs that match the scale, height, massing and other characteristics of their historic environment . In such such cases owners owners should consult "Guidelin es for for New Buildings" above, and follow th e same prescriptions. Owners of intrusion s are especially especially encouraged to consider those guidelines when undertaking major changes or remodeling.
Try to avoid “stock” metal sheds.
2.
Barns: Larger buildings, such as barns and carriage houses, also were typical of historic Madison. Owners wishin wishing g to make significant additions addition s to properties, either for storage storage or for for residential or oth er use, might might consider such tradit ional forms for for th eir new buildings. Barns might be considered as prototypes for modern garages as well.
3.
Garages: Garages were were a new n ew building type of the early 20th century cent ury.. Many early owners of cars (and present owners as well) relied on carriage houses or barns to protect pr otect their th eir vehicles. Now, garages garages are often built as substitutes. substitutes. Generally, owners should attempt to follow traditional practice when building new garages on their property. Historic garages provide useful prototypes for new designs, as demonstrated by a number of modern garages in Madison. Ideally, new garages should
D. N ew Garages Garages and other Secondary Secondary Buildings Buildings for Historic Histo ric Proper Properties ties in Traditionally Traditionally Residential A reas reas Madison's Historic District once possessed far more secondary buildings than it does today. The last few years have witnessed a dramatic loss of sheds, chicken coops, tenant houses, and other structures that once helped define the character of the town. The preservation of features such such as these -at least with in reasonable limits limit s - is highly encouraged by the Madison Historic Preservation Commission. New buildings, also also in keeping with tr adition al designs, designs, are also allowed and encouraged. This section helps establish guidelines for the int roduction of such such features.
1. Sheds: Most historic houses in Madison had sheds, either for agricultural purposes pur poses or simply for storage. Tradit Traditional ional sheds she ds took several forms. Such forms provide prototypes for new sheds, now often necessary for the storage of lawnmowers and other tools. The Th e use of metal or plywood plywood prefabricated sheds is discouraged discouraged and generally not approvable. All sheds should be placed incon spicuously out of th e public view. view.
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be simple simple in design design and n ot make a major "statemen t." However, However, there th ere are a n umber of historic, early 20th 20th century garage garage designs designs that th at owners might consider for design design inspiration.
Too phoney “barn-like”
A good approach, except for the barn-like roof and obviously overhead doors
Better – the doors could be improved
The best solution: roof, doors, orientation all well considered
Stock plan designs can be adapted for approximate garages, sometimes with minor modifications.
For overhead, track-type doors minor modifications can help – notice the improvement from top to bottom.
Historic garages, many dating to the 1920s, provide good models for newer garages. garages. An examp e xample le of a newer garage garage in a traditional traditional style styl e is shown show n here. All three of these door designs would be appropriate for new garage doors.
4.
Always, garages should be placed inconspicuously on lots, and should be oriented to drives or to secondary streets. In no case should they be placed at the th e fronts of lots on major th oroughfares oroughfares.. Carports/Porte Cocheres: Modern carports are not really tradition al structures at all. However, However, there is some some 19th cent ury precedent for protective roofs, mainly for carriages, and this practice was incorporated incorporat ed int o many post-automobile h ouses as well. well. Th ese are called porte cocheres. Owners may in some instances wish to consider freestanding carports or attached porte cocheres for historic houses. Generally, new porte cocheres are discouraged. In some instances, however, they th ey can be approved. Overall, porte cocheres should should be designed designed
to be in keeping with the main house, in some cases following stylistic stylistic or historic precedent s. A C raftsman-style raftsman-style porte cochere, for example, might be appropriately appropriat ely added to a Craftsman bungalow. bungalow. Similarly, a Craftsman-inspired pergola, might serve as the basis for a freestanding carport. Freestan Freestan ding carports should generally generally complement t he main qualities of of the principal building building on t he property or blend in with with other, more utilitarian secondary struct structures, ures, such such as sheds or arbors. Modern metal, prefabricated prefabricated carports are not usually usually approvable, approvable, though some contemporary designs might otherwise meet the standards of the Commission. Commission.
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A typical Craftsman-style porte cochere.
residences, while intended for servants or, more typical now, for offices or guesthouses, should follow th e preceden ts set out by old tenant houses. Designs Designs do not need t o rigidly copy earlier protot ypes, ypes, but such prototypes, prototypes, in most cases, cases, should at least be taken into int o account. Completely modern buildings, buildings, including in cluding mobile houses houses,, are generally not considered appropriate for historic residential neighborhoods.
6. Other Secondary Buildings: Madison possess possesses es a number n umber of other ot her secondary structures, ranging from greenhouses, through well houses, houses, t o playhouses. playhouses. Their contin ued use is encouraged. encouraged. New buildings for similar purposes should generally follow historic precedent.
Basic “pergola-garage” with alternative “rafter ends.”
Garages and Other Secondary Secondary Buildings Buil dings for Non-H N on-Historic istoric Properties E. Garages in the Historic Residential Areas Non-h istoric property owners owners should generally generally defer defer to t he h istoric context when undertaking changes. Generally, however, non-historic properties should not consider conspicuously "historic"-looking secondary buildings. Garages should be in keeping with the overall historic character of the non-historic property - a simple, "ranchhouse style" garage for a ranch house - but should otherwise follow precedent for historic buildings -i.e., th e ranch house garage garage should should be placed at th e rear of the property propert y aswith historic h istoric examples. Pref Prefabricated abricated buildings, such as metal carports or small barn-like storage sheds, are not recommended, even for non-historic buildings, in that such building types types detract detract from the overall character of the th e historic district. Generally, modern carports, garages, and secondary buildings should be simple and utilitarian in design, design, stylistically stylistically in keeping with the th e non-h istoric house, house, but sited in keeping with with historic practices in the town.
Avoid modern carports.
Tenant H ouses/Guest Houses: Many Madison houses once had 5. Tenant tenan t h ouses ouses or other secondary residences residences on th eir properties to house servants or agricultural workers and their families. Such buildings are important to the history and character of the town and should be preserved whenever possible. New secondary
F. Signs on Buildings in Traditionally Residential Historic Areas Many previously resident ial properties propert ies are now used used for commercial and institut inst itutional ional purposes. purposes. Th is is particularly true along parts of Main Street, both north and south of the t own own square. Commercial Commercial or offic officee uses often call for identification and advertising signs, which may detract from th e historic charact er of traditionally resident residential ial buildings. buildings. Generally, signs attached to one-time historic (and non-historic) residences should be small and unobtrusive. Everything should be done to maint ain the t he earlier or historic resident residential ial character. Generally, Generally, more promin ent signs signs should be placed in front yards or on walkways walkways so as not t o impinge upon t he building t hemselves (see below, below, "Site Features in Traditionally Residential Neighborhoods").
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Signs in traditionally residential areas (even residential areas converted to business use) should be small and unobtrusive. See also “Free“Freestanding Signs” below.
Be certain to build-up a gravel drive with rubble or at least crushed stone. A slight curve or crown will help in maintenance.
walkways should be preserved and repaired. In some cases, however, this th is is eith er not possible possible or desirable for the owner. The following are suggested alternatives, which should be considered. 1. Gravel Walks: These Th ese are traditional tradit ional for Madison. Madison. Th ey are relatively easy easy to in stall, but sometimes difficu difficult lt to main tain.
III. Additional Additional Site Features Features in Traditionally Traditionally Residential Residential H istoric Areas
In addition to major new elements introduced into traditional residential residential h istoric areas, areas, th e Commission Commission is also concerned with with the th e introduction of what what might might be considered secondary secondary features. features. These include elemen ts such as walkway walkways, s, fences, fences, retainin ret aining g walls, walls, freestan freestanding ding signs, parking areas, and lighting, all of which can have a profound effect upon the overall character of historic neighborhoods. The following guidelines are intended to provide guidance to owners undertaking minor lan landsca dscape pe and site improvements: A. New Walk Walkwa ways ys Madison possesses a number of historic walkways. These include brick, gravel, cast and poured concret e, and even grass. grass. Ideally, original
A grass walk – probably the grandest of all.
2. Brick Walks: Brick often often t ends to be overused in historic h istoric districts. However, there is a great deal of precedence for brick walks in Madison. Brick walks can be built using a variety of brick types, colors, colors, an d patt erns. Gen erally, erally, more "historic" appearing brick is preferred. Brick walks should be edged with standing or soldier
Common brick walk patterns: herringbone, basket weave, running bond.
A good brick brick walk requires a good gravel gravel or crushed stone base. Be sure to “crown” the walk for better drainage.
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course or with molded borders. Ideally, Ideally, the brick should be drylaid on sand or gravel and sand. Mortar Mort ar may be used used as an admixt ure to sand in the th e final grouting. grouting. Mortared bricks set set in concrete beds are discouraged discouraged because of appearance appearance an d maint enance enan ce problems. A variety of patterns are considered traditional, though running bond is probably the th e most common.
Alternative edging for brick planting beds. A rare Madison stone walk.
3. Cast Concrete Walks: Cast concrete blocksare a traditional tradition al paving material for walkways. Their use began in the early 20th century, and man y Madison Madison houses h ouses have cast con crete cret e walks. walks. Pavers, usually hexagonal, are still available from masonry masonry suppliers. suppliers. As with brick walls, walls, existing concrete concr ete walks should should be repaired repair ed whenever possible. New paving blocks should be used to repl ace damaged or missing blocks. blocks. Alt ernately ernat ely,, new concret e block pavers can be used for new walkways walkways.. Installati Inst allation on should follow th at for brick walks. In some instances, square or rectangular concrete pavers might also be considered.
on-reco mmended ended Materials: Materials: Non-t raditional materials, 6. N on-recomm materials, such as asphalt, asphalt, broken t ile set in concrete, or round concret e pavers, pavers, are not recommended for walkways for either historic houses or nonhistoric h ouses ouses in h istoric areas.
B. Fence encess Both iron and wood fences were commonly used in Madison. In fact, the t own once had many more fences than it does today, today, judging judging from historic photographs and th e many low masonry masonry walls walls that once supported wood fences. Most of the Madison fences were decorative wood, wood, or picket fences, th ough there ther e are a few remainin g wrought wrought iron fences as well. There is also historic precedent for solid plank fences, horizontal horizont al board fences and for various wire fences.
Poured-in-Place Concrete: Poured-in-place concrete is a 4. Poured-in-Place tradit ional paving material for historic houses. It should should especially be considered for early 20th cent ury houses, houses, including includin g Craftsmaninspired buildings, Prairie Style houses or Four-Squares. Four-Squares. Con crete was highly recommended, for example, by Gustav Stickley in his periodical, The Craftsman, and an d was commonly commonly used for for Craftsmaninspired bungalows. bungalows. Installation t echniques echn iques have varied little since the th e introduction of this material. material.
1. Iron Fences: Iron fences are act ually expensive expensive and only rarely installed today. today. O wners contemplating iron fences - now usually welded steel steel -should - should replicate replicat e simple historic designs when possible. Existing metal fences provide good examples. If there is documentation for an earlier metal fence, every effort effort would would be made to duplicate th e original. original.
Poured-in place concrete walks have been a “tradition” since the 1910s.
5. Stone: There is little traditional use of stone for walkways in Madison. However, fieldston fieldston e and an d granite granit e pavers were widely used used paving materials in the region and an d are appropriate for most most historic h istoric houses. They should also also be dry-laid much like brick and concret e.
Some typical 19th-century examples of iron fences.
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may be prominent features of the design, or generally generally hidden from view. view. Fences should should be det ailed to avoid water pen etration . Some traditional picket fences, especially for more modest buildings, might be left unpainted. Various waterproof coatings will will help t o protect the th e life of such such fences. Picket fences are generally not appropriate for post-1940s houses houses with some exceptions. Picket fences would be inappropriate for most modern brick ran ch h ouses. ouses. Prefabricated, especiallythinn th inner, er, wood picket fences are often inappropriate for historic buildings. Pickets should be at least 3/4 inches thick. Half-inch thick prefabricated pickets often look out of character with historic districts.
A Simple Simple Fence Simple, welded steel fences are often the most appropriate, when earlier fences are not known. Professional installation installation is recommended recommended..
2. Wood Fences: Wood picket fences are the th e most common decorative fences in Madison. Owners wishin wishin g to install a wood fence should first first consider recreating a known existing fence. Documentat ion should be sought in old photographs and on the site: often postholes posthole s or wails provide indication indic ation s of earlier fences.
Picket fences generally varied from period to period. Ideally, fence designs designs corresponding to arch itectural style style or t ype of the main h ouse should should be selected. Greek Revival houses, houses, for example, usually had narrow, square-shaped pickets, usually set between parallel rails and supporting members. members. Ot her G reek Revival fences had baseboards meeting meeting t he sidewa sidewalks. lks. Late Late 19t h century fences tended ten ded to be more elaborate. Wider pickets, both with and without baseboards, and decorative sawn pickets, sometimes mimicking balustrades, were also common. Craftsman fences tended toward composite arrangements, arrangement s, sometimes sometimes with panels above and latt ice below, or with alt ernatin g vertical boards. Finally, Colonial C olonial Revival fences return to styles of the early 19th century, often with prominent posts posts and gates. Fences should be installed in stalled following long recognized procedures. Treated material is highly recommended, as are galvanized nails. Boards can be prepainted or prestained to promote longevity. Heights vary, vary, but pickets generally range range between t hree an d four feet. Posts may be flush flush with the th e pickets or may be set set back. T hey
Posts, placed no more than 8 feet on center, are set in concrete, with a “crowned” top to promote drainage. Posts have simple ball (top) or slightly sloped plain wood (center, left) caps. Pickets can be mounted to either side of rails. Picket Pick et sizes ranged from narrow narrow (Greek Revival) to wider (late 19thcentury). Posts need to be be set into the ground approximately 1/3 their length.
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Building the Rail and Setting Posts
Space pickets with a spacer, checking that they remain vertical.
Various rail detailing alternatives. Consider potential moisture problems when selecting detailing
Some Suggested Refinements
Consider metal metal anchors to avoid avoid later decay. decay. material, especially for posts.
Otherwise, us e treated
Slope upper rail and either bevel or use standard metal caps for posts. Avoid flat post-top as shown at bottom right.
The posts and rail come first.
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A built-up post is often preferable (see illustration bottom left).
Some Alternative Styles
Consider a baseboard for a more authentic treatment (see historic photographs in previous chapters).
Consider water run-off in your baseboard design.
dowels – Greek Revival
fence with rail – Greek Revival and later
turned balusters – Italianate
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Further Picket Picke t Examples Examples
Simple picket designs sawn balusters – Queen Anne
Queen Anne/Folk Victorian Gothic Revival-inspired pickets
Craftsman
Sawn work balustrade for Italianate fences
Gates
Gate styles can be be simple to elaborate. elaborate. A turn-buckle turn-buck le is a useful usefu l aid in preventing sagging.
A detail from the Craftsman example
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Plank fences, fence s, especially especially composite plank fences, were particularly common in traditional black residential residential areas. The Th e use of compos composite ite plank fences fenc es for for more modest buildin gs is stron stron gly recommen ded. Plank fences can be painted paint ed or may be stained to give a w weath eath ered look. A wide variet y of plank fence desig designs ns will be accepted by th e Commission. More modern designs, such as basket weave fences or latt ice fences, are generally discouraged, discouraged, though may be con sidered in some instances. Modern round and h alf round post fences are discouraged and in many instances insta nces disallowed. Plank privacy fences fences can be used for for both historic and n on-historic properties. The use of plank rather t han stockade type fences fences is encouraged encouraged for nonhistoric histor ic properties propert ies as well. Garden gates/arbors
D ifficult Terra Terrain in No
No
Yes
Picket fences can be used on rolling rolling terrain. terrain. For steeper, steeper, continuous slopes, stepped fences are best.
3. Plank Fences and Privacy Fences: Vertical plank fences are tradit ional in Madison. Fences of this th is kind, ranging in height from four feet feet to t o seven seven or eight feet are indicated indicat ed in historic phot ographs and are known to h ave been used in other southern towns as well. well. Fences of this th is kind usually lacked decorative embellishment s; they were usually utilitarian in intent and character. Tops of boards. usually four to six inches wide were cut square or at an angle, creating a saw sawtooth tooth pattern . Traditional vertical plan k fences provide ideal prototypes for for new fence designs. Vertical plank fences can be used to create privacy and to screen screen parking lots or oth er non-t raditional uses. uses. Th eir use at the th e front of properties is discouraged discouraged as out of keeping with tradit ional practice. Th ere are, however, however, instances in which the th e use of fences fences even at property front frontss would would be appropriate.
Design for a simple vertical plank privacy fence.
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4. Horizontal Board Fences: Horizontal board fences are traditional for agricultural purposes. Many Madison properties had both domestic and agricultural functions, so board fences have been common in the town. Nearly always, board fences were used to cont ain animals. Th ese are usually located at the t he rear of properties or around vacant lot s. Th e use of of board fences fences in front of houses on residential street s is not recommended or in most casespermitt ed.
The use of wire fences is still permitted within the historic district. Ideally, the wire should be mounted on four by four inch wood posts, or in some cases cases attach ed to granit e posts. Metal posts are allowed, when the fences are at the rear of properties and especially when embedded in hedges, again again at th e sides and rear of properties. Wire fences may also also be used to contain con tain the th e front yards of historic vern acular buildin gs. gs. Gen erally, wire fences fences would not be considered appropriate appropriat e for the fronts front s of more high style buildings. Chain link fences, a more recent wire fencing, are strongly discouraged by the Commission. If chain link is used for security purposes, its use should be limited to side and rear yards and in instances where it is not visible from the public rights-of-way. Chain link fences would would best best be used when th ey can be screened or otherwise embedded in vegetation. The use of dark-green or black-painted black-painted or vinyl-clad chain link is strongly recommended.
Consider finish details and “weatherability.”
Split-rail fences, another form of horizontal fences, are only "traditional" in the th e folklore of Madiso Madison. n. Modern split-rail fences, either eith er zigz zigzag pattern ed or post construct ion rail fences, are strongly discouraged. The use of split-rail fences along frontages is not permitted for either h istoric or non-h istoric buildings buildings..
Chain-link fencing can detract from historic character.
Masonry Fences: Masonry 6. Masonry Masonry fences, fences, oth er th an as foundations for other oth er fences, are rare in Madison. Brick fences, fences, using handmade or
5. Wire Fences: Surprisingly, wire fences were more common historically than th an might be assumed. assumed. Th eir use from from th e late 19th century is clearly documented. Wire fences were usually used as perimeter fences, protecting ( or enclosing) side and rear yards. yards. In more modest dwellings, including houses in traditional black residential areas, wire fences were sometimes sometimes used along the th e frontages front ages as well, closing in yards before houses.
Well-designed brick fences can be appropriate.
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1. Stone: Th e most nat uralistic uralistic wall type, actually rare in Madison. Madison. Stone or stone veneer walls, set properly into the banks, create attractive and appropriate landscape features.
handmade looking bricks provide excellent privacy walls, when circumstances require it. Brick walls, however, are generally urban in ch aracter an d are n ot usually appropriate appropriate for Madison. Madison.
2. Brick: The most traditional retaining wall material. New brick walls should should use art ificially aged-looking aged-looking brick or used brick when possibl possible. e. High lime-conten t mort ar and t inted cement would would also also help convey a historic appearance. Brick may be laid against a poured concrete or concrete con crete block wall, which, in t urn, is properly anchored into the embankment. embankment.
7. Hedges: Th e use of tradition al boxwood, boxwood, privet, and more recent holly hedges is strongly recommended recommended as an alternative altern ative t o different different wood and metal fences. Hedges are traditional in Madison and help preserve the town's historic character. (See below for recommendations on landscaping, landscaping, street trees, and gardens.)
Place on footing and ensure proper drainage.
Concrete/Concrete Block: Poured concrete 3. Poured Concrete/Concrete concrete an d concrete block can be appropriate materials for retain ing walls, walls, provided their th eir surfaces are subsequent subsequently ly stuccoed. stuccoed. Both materials have been used for for retain ing walls since at least t he 1940s. Raw concrete an d concrete block, h owever, owever, are somew somewhat hat out-of-keeping out-of-keeping with t he character of historic residential areas. Their finish needs to be "softened," which smooth finished stucco accomplishes.
C. Retaining Walls Retainin g walls walls are a t raditional feature in Madison, Madison, especially especially in hillier areas. a reas. Some walls are small, often really foundations foundat ions for fences; others can extend as much as five to six feet above grade. When possible, existing retaining walls should be repaired or reset. If none exists, new walls following historic patterns should be constructed. Examples of historic ret ainin g walls walls include:
Block walls can be stuccoed or left “natural” “natural” and capped. capped. Traditional Traditional molded block is probably probably best if the block remains remains exposed. In both cases provide for proper drainage – either through weep holes, as indicated above, or through perforated drain pipe, as shown in following photograph on next page.
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Pea stone: A more decorative, yet still tradition al driveway driveway material. Gravel set in asphalt: This Th is looks like a traditional tradit ional gravel drive, but holds up better. Granite pavers: A t raditional radition al drive, usually usually combined with with gravel.
Granite pavers – a local Georgia tradition.
Concrete tracks: An early type of driveway driveway for for cars. Th is drive has an elegant and h istoric appearance. appearance. Poured concrete: A "traditional" driveway, at least since the 1920s. This type of drive weathers well and is appropriate for most historic buildings. Asphalt: A more recent ly popular popular material. Gen erally approvable, approvable, but often n ot t he most appropriate driveway driveway material. For For additional expense, th e asphalt can be dyed brown. brown. River gravel or pea stone can further be added to convey a more historic appearance - similar to gravel. Modern Modern brick or concrete co ncrete pavers: A fairly recent paving material. Newer pavers often often look out of place in more rural feeling districts like Madison's.
Log, Squared Log, or “Railroad Tie” retaining walls are not appropriate in historic residential areas and detract from the historic district.
D. Driv Drivew eway ayss Driveways Drivewayshave been "tradition al" in historic district s at least since the early 1900s. They also follow carriage and wagon drives, which have an even longer history. Drives in Madison were traditionally gravel, and many drives are still still made from eith er pea stone, gravel, or crushed stone. stone. However, However, concrete drives are are also traditional. A nd in more recent years, years, asphalt drives have become more common. Th e following following are arranged in order of preference preference beginning with the th e most desirable desirable and ending with th e least. least. River gravel: Brown Brown or gray-colored gravel, used tradition tra dition ally on drives.
E. Parking Parking and Parking Parking Lots Lots in Traditional Traditional Residential Residential Areas Many historic buildings have greater parking parkin g needs now than they th ey did historically. Also, some buildings have been converted to commercial or office uses (as well as converted to multiple unit residential) residential) and some whole lots have been convert ed to parking for nearby or adjacent businesses. businesses. Parking lots and and cars in them th em often detract from the th e overall historic character of tradit ionally residential residential n eighborhoods. eighborhoods. It is important that th at care be taken to properly screen screen or otherwise visually visually reduce reduce th e impact of parking lots and mult iple parking parkin g spaces. What Wh at follows are several basic basic rules to consider when int roducing new parking areas. 1. Ideally, Ideally, the new parking lot should be at the rear of buildings, buildings, invisible from public rights-of-way. 2. Front Front yards in residential residential areas should should never be converted converted to parking. 3. Parking eith either er in rear or side yards yards or or on separate separate lots should should be screened from public view. view. Means of screening include, in clude, but are ar e not limited to, the follow following: ing: a) Hedges, shrubs or trees: Vegetation provides a natural screening material. Care should be taken to use evergreen evergreen plant s, preferably traditional plants. b) Fences: Wood fences, fences, both picket and vertical plank, provide excellent screen ing for multi-spaced parking.
Gravel: the ideal driveway material in historic residential neighborhoods.
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Again, parking spaces should not be placed at the fronts of buildings. c) Masonry walls: In most instances, too heavy and harsh an element. Walled parking areas would be more appropriate for downtown commercial areas. Screening for parking does not n eed to hide cars completely. completely. Rath er, the n eed is for for some level of psychological psychological distan cing. Often, a combination of plants and fencing would would be the most most appropriate appropriate treatment .
Ideally, rely on traditional porch lights, or newer porch lights.
Avoid “colonial”- looking coach lamps, either on houses or on poles.
Indirect lighting or ground-level lighting are p r e f e r r e d choices.
G. Mechani Mechanical cal Systems/ Systems/Satel Satellite lite Dishes Modern mechanical systems, particularly centralized airconditioning units, are inevitable additions to historic buildings. Generally, air-conditioner condenser units should be placed at the rear and side yards yards of historic houses. Where h ighly visible, visible, th ey should be screened by hedges or by wood fences. Satellite dishes are not considered appropriate appropr iate for historic h istoric areas. area s. If allowed allowed by legal legal code, dishes should be placed at th e rear of properties and screened from all public public view.
F. Lighting Lighting in Trad Traditiona itionally lly Residential Residential A reas reas Residents Residents an d businesses businesses have t hree major options: pole lighting; house mounted light lights; s; reflected reflected lightin g, either "bounced" off off houses or vegetation, or less obtrusive "up," or "downcast" lighting, often placed in trees. tr ees. Historically Madison Madison made little lit tle provision for light lighting ing walkways or entrances. Gas lamps were not used, and many modern gas lamp copies, copies, converted t o electric lights, are n ot appropriate for historic buildings. Lights mounted unobtrusively on the insides of gateposts, gateposts, on low ballards or even at ground ground level often provide the most appropriate light lighting. ing. Floodlig Floodlight htss placed in trees or at the th e base of buildings also provide for sympathetic lighting. Most wall-mounted lighting fixtures have a false historic appearance inappropriate to Madison buildings. Traditional overhead porch lights remain a longstanding, longstanding, historically appropriate appropriate option.
Alternative screening for air conditioner units.
H. Garba Garbage ge Container Containerss Garbage containers -either small sheds or enclosed pens - are traditional features in th e Madison Historic District. Generally, Generally, garbage garbage areas should should be at the th e rear of properties or in side yards. yards. Garbage Garbage cans should be screened from public public view. view. Th ere are a number n umber of traditional tradition al garbage pens that tha t offer prototypes prot otypes for new designs. designs.
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I. Free-standing Free-standing Signs Signs in Traditionally Traditionally Residential Areas Many houses in historic resident ial areas - or previously residential areas -have been converted to commercial or office use. Also, some houses have been made into bed-and-breakfasts and some owners maintain small private businesses or offices on their properties. Appropriate signs for for t hose businesse businessess become an import ant factor in the th e preservation preservation of the h istoric district district . Th erefore, erefore, th eir design, design, size, size, and placement are concern s of the th e Historic Preservation Commission. The Th e following following are some general general rules for th e design design an d placement of ident ifying or business signs: signs: 1. The sign sign should be be no larger larger than what is necessary necessaryto identify the th e business. business. Following Following absolute absolute prescription s set set out in i n the t he city cit y code, owners should ensure that their signs identify the business only. Larger Larger signs for for advertising advert ising purposes are not n ot generally genera lly appropriate in residential areas. Most clients and customers know of the businesses businesses and merely need t o have t he businesses identified. Low, Low, traffic-oriented signs (or tall large signs also designed for traffic) would would not be considered appropriate appropriate in the th e historic district. 2. Th e sign sign should be mounted simply simply,, ideally on a single single wood wood or metal post or frame. Large masonry signs and signs with piers, reflectors or automobile oriented signs are not considered appropriate for historic districts. 3. Th e sign sign should be custom custom designed, designed, of a material such such as wood. wood. Mass produced modern signs are not considered appropriate for historic districts.
4. The sign sign must be permanently permanently mounted. Temporar Temporary y signs signs,, including portable signs, are not allowed in the district or in the town. (Exceptions, of course, are made for temporary signs, advertising special event s or yard sales.) sales.) 5. Light Lighting ing for for signs signs must be unobtrusive and and externally mount mounted. ed. Intern ally lit lit signs signs are not allowed allowed in t he h istoric district. district. Lighting Lighting should be suffici sufficient ent to allow for identification of t he sign. sign. Some signs signs need not be lit at all. 6. The design design should be simple simple and not overly "historic" "historic" in appearance. appearance. Since residential areas in Madison have traditionally not been used for businesses, phony-looking historic signs would not generally be seen as appropriat e. Signs should generally be square or rectangular, neatly framed and made with painted lettering. False False "colonial" "colon ial" shapes for signs are strongly stron gly discouraged. discouraged.
Post-mounted signs are preferable to more modern, double post or “buttressed” signs. Post-mounted Post-moun ted signs help reinforce reinforce the town’s pedestrian character.
J. Swimming Swimming Pools/Reflecting Pools in Trad Traditionally itionally Residential Areas Swimming pools especially especially have become an in creasingly common addition t o residential lots. An effort effort should be made t o screen pools from public view (fences are also required by code) and to otherwise "tie" swimming swimming pools into t he existin existing g features features of th e site. IV. IV. N ew Construction: Buildings, Buildings, Outbuilding Outbuildings, s, A dditions dditions and Other Changes in Traditionally Commercial and Industrial Areas. Madison possesses a number of significant commercial, warehouse, and industrial areas. These include the whole of the downtown surrounding the th e square, much of West West Washin gton and an d West Jefferson Jefferson Streets between between t he square and the railroad, railroad, and all of the area around the railroad and historic train station. There are also pockets of industrial and commercial areas along along Wellington Wellington Road, and on parts of Burney Street. Also, industrial and institutional buildings have begun begun t o encroach upon some traditional residential residential areas, especially especially along North and South Main Streets and along North Hancock and Park Streets. All of th ese areas have a charact er different different from that of strictly residential areas. For areas with overlapping character, guidelines for residential areas will have to be con sidered as well. well. Th e rules for commercial/industrial areas are quite different from those for historic residential neighborhoods. neighborhoods. T he followi following ng guidelines guidelines are mean t to address address these special requirements.
A simple post-mounted sign that helps reinforce the pedestrian character of the town. A square mounted mounted version wou ld be be even simpler and more typical of historic Madison.
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A. N ew Buildings Buildings in Commercia Commerciall or Industrial Industrial Areas Areas As with resident residential ial neighborhoods, new buildings in commercial or industrial areas should blend comfortably comfortably int o t heir surroundings. Scale, height, massing, rhythm of openings, and materials are all considerations in the design of new buildings in historic contexts. Specific considerations include: 1. Siting/Setback: New buildings should should conform with adjacent or surrounding buildings in terms t erms of their th eir siting and set back. Gen erally, erally, historic retail buildings and other commercial buildings front directly direct ly on sidewalks. sidewalks. Con forming as well with with present city c ity building codes, new buildings should follow the precedent set by historic buildings.
4. Height: New commercial, warehouse, and industrial buildings should generally respect the heights of adjacent and nearby buildings. Wh ile absolute absolute height s are dictat ed by the th e city's Zonin Zonin g Ordin ance, owners wishing wishing to build new commercial or industrial buildings buildings should attempt in ot her ways ways to relate n ew buildings buildings to existing ones. On e possibility possibility in the t he case of a commercial building placed on existing commercial street street would would be to set back th e taller stories from from th e street, allowing the front bays to relat e to adjacent structures (see illustration illustration ). If such a solution were not possible, possible, elements of the facade facade should relate directly to elements on opposite opposite facades. facades. Similarly, Similarly, higher buildings on industr ial or warehouse lots should be releg relegated ated to t he rear of lots, so so th at t he t raditional sense of scale scale along street front ages ages can be maintain ed.
Maintain existing setback.
2. Orientation: Th e orientation of new buildings buildings should should match t hat of adjacent adjacent or surrounding buildings buildings.. Entran ces should should be on the th e same side as on surroundin g buildings. Facades Facades or parapet s should be orient ed in t he same direction . Ridges or roofs in warehouses warehouses or other in dustrial areas should run in t he same direction as existin existing g buildings.
Set back higher stories on newer buildings, infill buildings.
5. Bay Divisions/Rhythm: The Th e rhythm of door door and window openings and other ot her vert ical divisions of commercial or warehouse buildings should be repeated repeated in new construction. T his is another way that new buildings buildings can be made t o relate t o existing ones.
3. Form/Massing: Form and massing massing are important considerations for commercial or warehouse buildings as they are for residential properties. New retail buildings should in some way imitate or otherwis oth erwisee complement historic buildings. buildi ngs. New facades, facades, for example, should extend th e line of existing para parapets, pets, or repeat th e form and rhyth m of adjacent buildin gs. gs. Similarly, Similarly, new retail buildin gs, gs, even those covering more than one lot, should suggest the form and massing massing of single single lot developments. Th e same general prescriptions hold true for warehouses or industrial buildings. 6. Details: Details on newer commercial or industrial buildings should in some way complement or repeat the pattern of adjacent or nearby historic buildings. Cornice lines, string courses, window locations, even designs designs for parapet walls should pick up on existin g examples to allow for for th e more sympathet sympathet ic int roduction of new buildings buildings in th e historic district. 7. Materials: New buildings in commercial and industrial in dustrial areas should utilize materials common on surrounding historic buildings whenever possible. possible. Madison' Madison' s historic commercial an d in dustrial
Respect the prevailing streetscape.
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buildings display a wide variety of materials. Most, however, are brick or stucco over masonry. Some industrial and warehouse buildings also have sheet metal roofs and siding. All of these materials would be considered appropriate for new buildings, depending on context. Trim materials, glass, and materials for details such such as doors should also also match the th e character charact er and quality of historic examples.
new construction. The Commission would prefer that new design draw upon the traditions of the 19th century historic core of the town, rath er than t han more generalized generalized "Colonial" or "Georgian" styles. styles. B. Additions to Historic Buildings Buildings in Commercia Commerciall and Industria Industriall Areas New additions to historic buildings should should generally respect respect t he character an d qualities of the original building as well well as the overall character of th e historic district. Additions are n ot discouraged discouraged under the th e Historic Preservation Preservation Ordinance O rdinance as long as as they meet these criteria. The Th e following following are offered as specific specific guidelines for owners owners contemplat con templating ing new additions addition s to historic commercial, industrial in dustrial or warehouse buildings. buildings. 1. New Wings and Other Extensions of Historic Buildings: a) Scale: Th e scale of the th e existing building building and its component parts should be respected. Ideally, a new addition should be a secondary feature feature of th e original building and not overpower overpower the th e historic structure. However, However, th ere may be instances when when a far larger addition is made to a historic building. In such cases, cases, th e addition , especially on a commercial row r ow,, should be set back from from th e street so as not to overshadow the original building, following following prescriptions prescription s for for new construct ion above. New warehouse additions should simply be set back and be sufficiently staggered or otherwise "broken up" into perceptibly "manageable" componen components. ts.
8. Windows and Doors: Window and door arrangement, as suggested vertically by bays and horizontally by stories, should follow the precedent set by historic buildings. buildings. The t raditional proportions of window openings to wall spaces should also be respected. Large expanses of plate glass on street s that include predominant predomin ant ly brick buildings with small windows would generally not be considered appropriate. Tinted or reflective glass also would usually be considered considered out-of-character with t he h istoric district. district.
While an institutional rather than commercial property, the Methodist Church’s new parish hall shows how a newer building can relate to an older one without overpowering the original or directly copying it.
Madison commercial building types, with strongly articulated doors and windows. Buildings such as these help set the standard standard for newer buildings.
9. Style: Building Building style style is not dictated by th e Historic Preservation Commission. Commission. Owners may wish wish to emulate a number of historic styles; also, new styles will always be introduced. However, new buildings in designs designs that complement existing historic architecture archit ecture are highly hi ghly encouraged. Also, new designs should should generally gener ally represent somewhat somewhat abstracted versions of originals. New ret ail buildings, for instance, should not look exactly like existing predominantly Italian ate ones, but rather rat her should emulate features, such such as cornice lines, window shape and so on. Generally speaking, post-World War II "colonial" type buildings buildings should not provide tthe he model for
b) Alignment: New additions should be tied t o original buildings through the alignment of detailing. Cornice lines, window height s, strin strin gcourses gcourses or water water t ables, should should all match mat ch where possible. possible. Details such such as these th ese can help to t o better bett er tie an addition to an original original building. c) Location: New additions ideally should should be made at t he rear or side of existing historic buildings. Additions to a historic building should should not obscure obscure the original original front or ent rance of a building. Rooftop additions should be set back from view (see below).
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d) Materials: Materials for additions should either match or complement th ose of of the h istoric building building to which th ey are attached. The Commission would consider a number of materials, however, however, since it is often often difficult difficult t o determine determin e what material might best complement h istoric materials; materials; contrasting materials, for for example, might might in some instances provide th e most most appropriate appropriate new material. e) Roof shape: Roof shape shape is one of several details that can h elp to tie an addition to its site and context. f) Setbacks: New additions should be set back or otherwise staggered from the original place of the historic building. For adjacent additions to building fronting the street, the new building should be separated from the exist ing by a setback or bridging bridging element. N ew additions additions should not be blended int o the th e wall plane of the existing building but should appear as distinct distinct elements. g) Reversibility: New additions to historic buildings should respect th e original "envelope" or exterior walls of of the original historic structure. Original exterior walls should remain in place whenever possible. possible. Also, n ew additions should be joined to the original in a way that causes minimal damage to the historic building. building. The rule should be that should the addition ever be removed, the original original building would would remain int act.
buildings would present no major problems. 3. Atria: The Th e cutting cutt ing of courtyards courtyards or "atriums" "atriums" into historic buildings is highly discouraged. Such additions in most instances would be seen as seriously seriously detracting detractin g from the character charact er of historic buildin gs. gs.
4.
2. Roof-top Additions or Changes: a) Additional stories: Rooftop Rooftop addition s are a feature of many rehabilitat ion projects. Flat or n nearly early flat flat parapet roofs provide often-ideal platforms ffor or additional stories. stories. W hile generally discourag discouraged, ed, rooftop additions are permitted by the Historic Preservation Commission given that certain criteria are satisfied. satisfied. These are th at: 1. Th e rooftop rooftop addition should not be visible visible from from below below the building. Ideally, no rooftop addition should be visible from the sidewalk across the street from a commercial building. Visibility from greater distancesi.e. from across the town square-would also be taken into account account by the Commis C ommissi sion, on, but need not necessarily necessarily disallow disallow the addition. 2. The addition should should not overwhelm overwhelm the original original historic historic building, building, in terms of height or scale. 3. The addition addition should not flagrantly flagrantly duplica duplicate te details of the th e historic building, to sugges suggestt t hat it was an original part. 4. To the degree degree possibl possible, e, the rooftop addition should be built so that it could be removed removed at a later date without severe damage damage to th e original building. Under no circumstances will will rooftop additions that simply simply extend exten d the th e existing building up additional stories using identical ident ical detailing detailin g be allowed. allowed. b) Dormers: Dormers are permitt permitt ed on commercial or industrial buildings in order to expand usable space into attic areas. Dormers however however,, should be in character with t he style of a building-i.e. industrial type dormers for industrial buildings. Ideally, they should be placed place d on less le ss visible sides. c) Roof decks: Decks are permitted on commercial or warehouse warehouse buildings as long as th ey are not visible from public rights-ofway. d) Roof windows and skylights: Roof windows -windows match ing the th e plane of pitched pitch ed roofs -or skylights skylights are permissible for historic, commercial an d warehouse or industrial buildings. buildings. Such windows, windows, however, however, should minimally alter th e character charact er of historic roofs. An excessive number of skylights would be considered "character-altering." Ideally, skylights would be placed on less visible roof surfaces. Skylights for parapeted
Storefr Storefront ont Ch anges anges:: Original Original historic historic storef storefronts ronts shoul should d be preserved whenever possible. Owners are encouraged to expose previously hidden storefronts when opportunities arise. New storefronts should: a) consis consistt of restorations restorations of of origi original nal or historic historic storefro storefronts; nts; b) attempt to reconstru reconstruct ct known known and docume documented nted (ideally (ideally with a historic photograph) h istoric storefronts; storefronts; c) consis consistt of simplif simplified ied approx approximatio imations ns of 19th 19th or early early 20th 20th century storefronts; or d) consis consistt of a new storef storefront ront in th e spirit, spirit, if not th e form, form, of of traditional storefronts. storefronts. This Th is list list should be considered as a decreasing scale scale of intervention int erventions, s, ranging from the th e optimum treatment t o the minimal expectation. Fabricated or historically inaccurate storefront designs designs are considered inappropriat e. Stock, "colonial"-style detailin g ishighly discouraged discouraged for historic storefront storefront alteration s or restorations.
Owners are encouraged to “recapture” original storefronts and entrances.
C. N ew Additions Additions to Non-H istoric Buildings Buildings in Commer Commercial cial or Industrial Areas New additions to n on-historic buildings in commercial or industrial areas should follow recommendations set out above for new construction. Ideally, Ideally, additions should respect respect both the th e character of the existing existing building and the overall character of the h istoric district. district. In some cases, cases, th e charact er of th e existing building is out of keeping with that of the district, however. In such instances new additions should attempt t o serve as a bridge bridge between the non-h istoric building building and its context. D. Secondary Secondary Buildings Buildings for H istoric Proper Properties ties in Historic Commercia Commerciall and Industrial Areas Secondary buildings buildings in historic commercial an d industrial areas should relate to their immediate surroundings and to the general
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1) Flat/Attached or Painted Signs Size: Signs attached to commercial buildings or a) warehouses should be no larger than established by city code. However, for historic buildings, size should also be dictated by the arrangement of door and window openings and by other architectural features, such as recessed recessed panels, et c. Placement: Signs should be placed n eatly over businesses. b) businesses. They Th ey should relate directly to architect ural features, and also be aligned at least in part with similar signs on nearby or adjacent buildings.
character of th e environmen t. G enerally, enerally, th ey should should be simple simple and utilitarian in character, relating to the utilitarian character of the commercial core and in dustrial and warehouse areas. Sheds should should be of materials comparable to th e main building material of the principal prin cipal building on th e lot or should be wood wood or sheet met al in keeping with more historic patterns. Secondary buildings for what were originally houses now located located in predominantly commercial or industrial areas may more appropriately follow follow precedents set in resident ial areas. (See previous page.)
The left and middle examples show a conscientious deference to architectural character. character. That at the right right does not.
Only in rare cases should owner attempt to use a full-blown Victorian Victorian storefront storefront such as this. Without documentation, simple is usually the best solution.
c)
E. Secondary Secondary Buildings Buildings for N on-Historic Proper Properties ties in Historic Commercial and Industrial Areas Generally speaking, secondary buildings on properties holding nonhistoric buildings should follow the overall precedent for the area. New sheds, garages or other outbuildings should be utilitarian in character charact er and should relate to the overall cont ext of the commercial or industrial area.
d)
Materials Materials:: Attached sig signs should should be painted painted on wood wood or metal in keeping with local traditions. Desig Design: n: Ideally Ideally, new attached sig signs ns should should be cus custom tom designed and unique to given business establishments. Manufactured or standard designs designs are not encouraged with t he exception of some some now historic standardized standardized product signs. (See historic signs below.)
F. Signs for Commerci Commercial al and Industria Industriall Properties Properties Signs are among the most frequently altered features in commercial areas. areas. Th ey make make important contributions to h istoric districts districts and can make either a positive or a negative impact. Th e design, design, placement, size and colors are all important considerations.
This example from Madison – Illinois – provides guidance on sign placement and design.
e)
Lighting: ighting: When When n ecess ecessary ary, sig signs shoul should d be lit by dire directed cted lights. No internally lit signs will be permitted in the historic district.
2) Hanging Signs Size: Hanging signs attached to buildings can be no a) larger than 32 square feet. They should be attached to metal or wood brackets and an d hang h ang freely from wall wall surfaces. surfaces. Placement: Hanging signs should be erected above b) businesses, businesses, immediately next t o entrances. entr ances. Th ey should be aligned with other signs in the same area so as to create a more uniform appeara appearance. nce.
Signs can be flat – either painted or attached – hanging, or free-standing (the last is discussed in a separate separate section below). Signs can can also be directly painted on windows and doors.
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Lights placed here.
G. Awni Awning ngss Many businesses businesses in Madison originally had cloth awnin gsto prot ect customers and merchandise. The use of traditional cloth (canvas) awnings awnings is permitted an d encouraged by the Commission. Commission. In general, awnings should be traditional in character and follow traditional patterns and use traditional colors. Awnings may be placed above windows or over storefronts and entrances. Larger marquet-type awnings, including awnings requiring separate posts at curb, are not permitted in the th e historic district. Bulbous Bulbous,, marquis-type marquis-type awnings are strongly stron gly discouraged as out of keeping with t raditional radit ional designs.
Ensure adequate adequate clearance clearance for pedestrians. pedestrians. Look to other signs for guidance.
c)
d)
Materials: Hanging signs should generally be wood or metal. Some other materials would be considered, however. Gen erally, erally, plastic or glass hanging signs would not be approved. approved. Design: Hanging signs will be accepted in a variety of designs designs as long as other oth er requirement s are met. Generally Gen erally,, "colonial-"looking signs are discouraged in favor of simpler more tradit ional sign shapes.
Awnings are available in a wide variety of styles and colors. Avoid examples examples such as that pictured below.
“Colonial” signs probably have less clear link to Madison’s past than simple panelled ones.
AVOID!
Another reason reason historic signs need not be “colonial.” “colonial.” Madison example.
e)
H. Histor Historic ic Signs Signs Historic Histori c signs signs should be preserved and protect ed whenever possible. In some instances, historic signs signs might be repaint ed in order t o preserve them. Historic signs, especially painted signs on brick walls, are important to the historic character of Madison and better examples should be preserved. preserved. The restoration or duplication of known h istoric signs signs is also al so encouraged. encour aged.
An outstanding
Lighting: Han ging signs signs should should be lit by directed lights, light s, usually placed above th e sign. sign. In tern ally lit signs signs are not considered appropriate appropriate for the historic district.
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2. Wire Fences: Wire fences are part icularly appropriate appropriate for industrial or warehouse propert ies. However, such such fences fen ces should should be used on side side lots an d rears of properties. properties. If modern chain link fences are used, they should again only be used at th e rear of properties out of the th e public view. view. As in the th e case of resident resident ial properties, chain lin k should be masked by vegetat vegetat ion or even ev en by wood fences, fences, black or dark green painted, or vinyl-clad. C. Masonry Masonry Walls Walls and Retaining Retaining Walls Walls Both masonry walls and masonry retaining walls are common in commercial and an d industrial areas. ar eas. Retaining Retaini ng walls are nearly near ly always always brick or stone. Walls are also usually usually brick, brick, th ough ough ot her mat erials, erials, such as stucco or concrete block, could also be considered. As in resident ial areas, squared log or "railroad tie" ret ainin g walls walls would would not be considered appropriate. The texture and other qualities of older, faded signs are difficult to obtain other than “naturally.” Historic His toric signs as these (above and below) shou ld be preserved preserved whenever possible. Badly faded faded signs of great great historic interest might be repainted.
D. Driveways Driveways Many commercial, warehouse, warehouse, or industrial buildings have separate drives, especially in alleyways. Many of these are maintained by the city. city. Ot hers are maint ained by owners. owners. In general, drives in historic commercial or residential residential areas should have a utilit arian appearance. This can be accomplished accomplished t hrough a wide variety of materials, materials, including gravel, crushed stone, asphalt or concrete. For more details on materials, see "Guidelines for Residential Construction" above. E. Parking Parking and Par Parking king Lots in Historic Industrial Industrial Areas Areas Parking can often overwhelm tradition ally, ally, pedestrian -orient ed historic districts. Ideally, Ideally, parking -other t han on-street parking- should be relegated to rears of lots. New buildings should be placed forward on their lots, according to guidelines set out for new buildings above, in order to screen parking areas from streets. Parking in the fronts of buildings should be avoided. Larger Parking Lots: Lot s: Parking lots should ideally be screened from 1. Larger public view and shaded by street trees. Sufficient landscaping, includin g planting plantin g islands, islands, should be included in plans for parking in commercial or industrial areas as well. Perimeter shrubs and in many cases wood or metal fences will help to visually and psychologica psychologically lly contain parking so that it does not dominate t he streetscape. 2. Multiple and Individual Parking Areas: Small commercial parking areas should also be screened from public view when possible. Vegetat Vegetat ion, wood, or metal fences are useful in screenin g parking. 3. Industrial Lots and Work Areas: Industrial lots again should be screened from public view. Green or black painted chain link coupled with with shrubs or plank fences can better screen industrial uses from the public view. Hedges of traditional material such as privet or more modern hollies can help t o hide industrial parking areas.
V. Additional Site Features Features in Commercial Commercial or Industrial Industrial Areas Th ere are numerous other elemen ts, both in residential residential areas and in commercial or industrial areas, areas, which add to t he overall character and appearance of historic diversity. These include fences, paving, plant ers, freestan freestan ding signs, signs, parking parkin g areas, areas, and walls, all of which can have an important impact on appearance and character. The following following guidelines are intended to provide guidance for new site features in commercial and industrial industr ial areas. Entrances, Walkways Walkways A. Entrances, Decisions on sidewalk materials are not usually made by owners or renters of businesses. However, a number of historic commercial buildings and industrial buildings have either paved entrances or separate court yards. yards. Some buildings buildin gs also have paved forecourts. forecourt s. Always, Always, existing paving materials should be assessed for their historic worth and preserved if possible. New materials should be in keeping with historic usage and match mat ch or at least be compatible with n earby paving. paving. B. Fences A n umber of commercial commercial and warehouse or industrial properties have fences, eith er in side or backyards. backyards. Some historically residential residential buildings located now in commercial or in dustrial areas also have fences or had fences at some time in the past. Historic fences, of course, should be maintained when possible. New fences should follow historic precedent. 1. Plank and Iron (Steel) Fences: Generally, Generally, fences in commercial or industrial areas are utilitarian in character. High plank, high picket (over six feet), or high iron or steel fences are generally appropriate. For previously domestic buildings, low wood picket fences (approximately (approximately th ree to four feet) feet) are also appropriate. appropriate. For detailin g on on picket fences fen ces and sugg suggestions estions for their in stallation see "Fences for for Residential Residenti al Areas" above.
F. Lighting Lighting in Commerci Commercial al and Industria Industriall A reas reas New light lighting ing in commercial and industrial in dustrial areas should should reflect th e general qualit ies of th e area. Artificial Ar tificial gas lamps or coach lamps were were not used traditionally and are a more recent addition. Owners or lessees would be better advised to use lighting fixtures suggestive thoug th ough h not necessarily necessarily copies copies - of early 20th century lighting. Simple bulbs in dish reflectors or globes would in many cases be the most effective. Many businesses can rely on city streetlights and reflected lights for lighting. Spotlights strategically placed can also improve lighting, as can unobtrusive lights in store way recesses and in other areas hidden from view. view. Freestanding lampposts would be most commonly expected in parking areas or at rears rear s of buildings. Again, t hese should be of simple utilitarian character an d not overtly "historic." "historic." Fake-looking Fake-looking "colonial" "colonial" post post lamps are not considered appropriate appropriate in historic areas.
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G. Mechani Mechanical cal Systems/Sa Systems/Satellite tellite Dishes Modern mechan ical systems systems,, in cluding centralized centralized air-conditionin g units, should be located at the th e rear of properties or inside alleys. alleys. They should be hidden by shrubs, in some instanc es, or provided with with wood fence en closures. closures. Satellite dishes would be considered an intrusion in the historic commercial area ar ea especially. especially. Wh en allowed allo wed by local code, dishes dishe s must must be hidden from public view. view.
generally not appropriate for 19th cen tury historic district s such such as Madison. Owners and lessees should should creat ively draw upon h istoric precedent for inspiration for new signs. J. N onconforming onconforming Historic Signs Signs Some signs that do not conform to modern practice as set out in these guidelines may be considered worthy of preservation. Such signs, if kept in place, will be considered on a case-by-case basis by the Commission.
H. Garba Garbage ge Container Containerss Garbage cans should should be neat ly contained in sheds or in separate separate fenced enclosures. Garbage storage should be shielded from public view.
VI. Frequently Frequently A ltered or Replaced Replaced Features Features for Residenti al and Commercial/Industrial Properties There are a number of building features in addition to those discuss discussed ed above that are subject subject t o frequent chan ge or replacement replacement . Many of these are character-altering and n eed to be considered considered by the Historic Preservation Commission. A number, but not all, of such possible changes are discussed here for convenience to owners. It should be stressed that alternatives such as those discussed here go beyond beyond mere maint enance an d constitute character-altering changes. changes. Applications for Certificates of Appropriaten Appropriaten ess must be made to the th e Commission.
I. Free-standing Free-standing Signs Many commercial and in dustrial dustrial properties require free-standin free-standin g signs. Following requirements set out in the city code, owners and lessees lessees should should take t ake additional addition al steps to ensure th at their t heir signs are designed designed in t he spirit of the historic district. Gen erally, erally, signs signs should be kept to a size that is sufficient to identify the business, 16 square feet is the maximum permitted. Large Large signs signs to attract throug th rough h t raffic raffic are of limited effectiven effectiven ess and detract det ract con siderably from the overall qualities of the historic district. The following rules are offered for further guidance to owners wishin wishin g to erect signs. 1. The sign sign should be be no larger larger than what is necessary necessaryto identify the th e business. Larger advertising signs are generally not considered appropriate for commercial or industrial properties in h istoric areas; areas; 16 square feet is the t he maximum ma ximum size. size. 2. Th e sign sign should should be placed placed on a simple simple wood wood or metal metal post. Large Large masonry signs or signs with piers are not considered appropriate for historic areas. 3. The sig sign should be custom custom desig designed. ned. In most instances, instances, large large standardized signs signs would would not be con sidered appropriate in h istoric areas. 4. The sign sign must must be permanent permanent ly mounted. City code code does does not allow for temporary or port able commercial signs. 5. Lig Lighting must must be unobtrusive unobtrusive and externally externally mounted. mounted. Internally lit signs are generally not considered appropriate for historic districts. 6. Th e design design should should be simple simple and not overtly "historic" in appearance. Artificial "historic" or "colonial" looking signs are
A. Roofing Roofing Mat Mater eria ials ls Roofing Roofing materials can in some instances be considered characterdefining. Slate roofs, tile roofs, and some metal roofs can be importan t features of a building -ones th at distin guish guish it from oth er buildings. In instances where the owner wishes to replace an original or historic roof by another, this decision must be reviewed by the Commission. The Commission will take relative cost and other factors into consideration and will attempt not to impose a hardship on owners. However, owners are encouraged to retain and repair original and historic roofing when when it is present, present, or t o replace existing roofing with with identical or similar similar materials. ( Most Madison Madison buildings buildings have asphalt or fiberglass reinforced roofing, or rolled roofing, in the case of commercial buildings. Such materials are considered replaceable, as long as they approximate existing roofs. roofs. Replacement asphalt shingled shin gled roofs roofs that are not character ch anging do not require permission permission from the Commission. Please consult with Commission members or city staff.)
Some roofing materials, such as slate, tile, or pressed metal plates may have significance in their own right. Consider this when thinking of replacement.
B. Wind indows ows Original or historic windows windows can be importan t character-defining character-defining elements. Th e shape of openings, openings, th e type of windows windows,, and the th e light divisions divisions - that is, number of panes - are all important important to t he historic character of buildings. Owners wishing to replace windows should consider the following questions: Replacement Windows 1. Replacement a) Do the original original windows windows need replacing? replacing? Many old windows windows can be repaired rath er th an replaced at con siderable siderable savings savings.. Repair should always be th e first choice.
Check with city officials before considering considering free-standing free-standing signs. City code has separate regulations for placement, size, etc.
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Consider repair first. Consider Consi der replacing the sash only. Most shops can provide new sashes to match the original.
b) Will the n ew window windowss require require a change change in window openings openings?? Can the th e new windows windows fit fit within existing cuts in the wall? wall? Do they require a change in shape or enlargement of original openings? Ideally, if new windows are required, they should require no major alt erations of openings. c) Are th e window windowss the same same type? type? Historic window windowss are are usually usually double or triple hung sash. However, there are instances of casement windows, fixed windows, and other types. New windows should nearly always duplicate the original or historic window types t ypes.. d) Are the new window windowss made made from from the same same materials materials as the historic windows? New windows should match the original materials or at least convey the same appearance. Wood windows, for example, should replace wood, metal replace metal. However, there are now laminated windows that th at match mat ch wood. Also, some metal windows may not be easily replaced. Some newer, perhaps almost historic, windows can detract from the overall character char acter of buildings. The Th e Commission would would certainly take such such cont ingencies int into o account. e) Do the light light configuratio configurations ns duplic duplicate ate the original original window window's 's divisions? New windows should match the pane divisions of historic windows. For example, multipaned sash windows should not be in stalled in buildings that th at originally had oneover-one sashes.
a)
New openings openings are discourag discouraged ed on primary facades facades.. Tryto locate new windows on sides or rears re ars of buildings. b) New openings openings should generally generally be in character with with originals. originals. Windows may duplicate original patterns.
Avoid modern modern windows such as awning, sliding, or fixed panes. panes. If used, they should be placed only on rear or other less visible elevations.
c)
Bay windows windows should should not occupy principal facades facades.. Modern Modern bay windows should ideally be located on the rear or side of properties. Either modern or traditional bays would be considered appropriate. Custom designs are generally preferable.
Pane or “light” configuration is significant to a window’s and building’s character. New “stock” bay windows such as these should never be used on primary facades, but could be considered for the rears rears of buildings. buildings. The same is true of the more “modern” looking bay window below.
f)
Can the window windowss be installed installed with with minimal damage damage to other materials? Care should be taken to obtain windows that fit original original casings. casings. In some instances, replacement replacement sash sash rat her than th an replacement whole windows windows may may be enough. In all instances, "snap-in" artificial-looking grids will not be approved. Such systems systems do not duplicat e historic munt in divisions and often do not hold up over time. Bay Windows 2. N ew Window Openings and Bay New bay windows windows and oth er major window chan changes ges,, including in cluding the provision of new window openings, are considered as another alteration to h istoric structures. structures. Gen erally, erally, th ey should should adhere t o the th e following rules: rules:
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C. Storm Storm Wind Windows ows and and Doors Doors 1. Storm Windows: Storm windows and doors are part of the reality of today's more energy conscious businessman or woman and homeowner. There Th ere is also also historic precedent for both h istoric screens screens (see below) below) and storm windows and doors. a) Ideally Ideally storm storm window windowss should should have have a minimal minimal impact impact on the historic appearance of buildings. Owners should consider proper weather-stripping weather-stripping and repairs as alternat ives to storm windows and doors. b) If storm storm windows windows are decided decided upon, owners owners might might also consider consider interior int erior storms. A number of companies now make and install adjustable interior storm windows, windows, which which have t he least visual impact. c) If exterior exterior storms storms are decide decided d upon, upon, the new storm storm should should match t he color of the existing sash sash whenever possible. possible. Whit e, brown, and black storm windows are available from most suppliers. suppliers. These Th ese most closely match existing sash. sash. Also, greenenameled storm windows windows and ot her custom colors can often be special ordered. d) Finally Finally,, even aluminum aluminum storms storms can be painted, painted, using using a nonferrous ferrous primer and a paint to match sash sash colors. The results results can be surprisingly good. good.
No
Yes
No
If metal storm doors are used, pick a plain design rather than one with decorative – often “colonial” – features.
Yes
Be certain that the dividers for the storm windows match the meeting rails of the sash.
2. Storm Doors: Storm doors, though a minor feature, can detract considerably from historic buildings. buildings. A luminum combination glass glass and screen doors, often with decorative metal "curlicues," take away from historic ch aracter. Energy savings savings on doors have been shown t o be minimal, since little seal is created. A better choice for a storm storm door would would be one t hat had minimal impact, such as a simple rectangular rectangular metal or wood storm storm door. Both are available from suppliers suppliers at only slight slightly ly higher costs costs th an t he stan dard aluminum doors. doors. A best solution for storm doors would be a special-ordered storm door based on tradit ional screen door designs. designs. Th ese often often are supplied supplied with int erchangeable storm and screen panels. Owners might also alter stock screen doors to serve as storm doors. D. Window Screens Screens and and Screen Screen Doors Window screens screens and screen screen doors can have important impacts on historic buildings, just as can storm windows and doors 1. If your your building building has traditional wood wood frame frame screens screens or screen screen doors, doors, you are strongly encouraged to keep them repaired. New screen windows windows can also be made using traditional pat terns. 2. Traditional Traditional screen screen doors are also also important important to a building's building's historic character. charac ter. Original doors should be repaired whenever possible. If beyond repair, wood screen doors can be special-ordered or they can be purchased from local suppliers. suppliers. Sometimes Somet imes simple simple doors can be embellished with stock ornamental prices to create more traditional tradit ional effects. effects. 3. Louver Louvered ed screen screen doors have have some some historic precede precedence nce and are
Historic screen windows (and less common in the South, historic storm windows) can be an important historic feature.
Good screen doors are readily available and far superior to many more commercial screen doors, as that shown on the right.
cheaply available. Th eir use is preferable to metal screen doors. A tip on metal screens: Nylon screens and black-painted screens are more traditional in appearance and "read" differently differently from modern aluminum screens. One idea is to spray paint metal
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screens or purchase black screens to achieve a more traditional appearance.
shutters on warehouses warehouses-even -even if convert ed to other oth er uses -would -would be as inappropriate as sheet metal shut ters on h ouses! ouses!
E. Entr ntrances nces Original entrances, including doors, surrounds, transoms, and sidelights are important to the historic character of buildings (see Chapt er Th ree above). Wh enever possible possible original original ent rances should be left intact or, if hidden, hidden , reclaimed. Modern, Victorian-lookin g door door and window unit unitss and stock modern entrance entr ance doors are not considered appropriate for historic buildings.
Early 20th-century shutters often differed from standard louvered models. models. N ote these two examples examples from from the 192 0s.
F. Shut Shutte terrs Shutt ers can be important character-defining features features for for historic buildings. Original shutters can add greatly to the historic appearance of buildings. buildings. Modern, incorrectly incorrect ly installed shutt ers can t ake away from that appearance. Th e following, following, ranging from from ideal to acceptable, is a list of considerations. 1. Maintain original original shutters, shutters, repairing repairing when n ecessa ecessary ry.. 2. Consolidate existing existing usable usable shutters, installing custom or stock stock new shutters on less visible sides of the building. 3. Install custom custom shutters, shutters, hung on correct correct hardware. hardware. 4. Install stock stock wood wood shutters, shutters, using using proper proper h ardware. ardware. 5. Install aluminum aluminum or vinyl vinyl shutters, using using proper hardware. hardware. Remember: Shutters should look like they could be closed. closed. Shut ters too small or large for windows can look out of place. Some buildings never had shutters. Please consider this when deciding deciding on shutters or not. For example, many many Craftsman-st Craftsman-style yle houses hous es and later houses never had shutters.
Industrial buildings deserve industrial shutters – often sheet metal over wood. Even if the use has changed, changed, industrial industrial components components for old warehouses are strongly preferred. (See above and below.)
A historic shutter can be a work of art – it has thickness, thick ness, operability, operability, and and often “character.” “character.” These Th ese are qualities rarely found in “stock” materials.
N ote on Shutters for Non-H istoric and and New Buildings: Buildings: Shutters for non-historic and new buildings should follow the same general guidelines. Shutters on new commercial buildings are generally discouraged discouraged as inappropriate inappropr iate t o the th e building type. G. Porch Repairs and Changes Porches are among th e most frequently changed features of historic houses. Ideally, Ideally, repairs should follow the th e original, though t hough occasionally design changes are introduced for practical reasons - i.e. changes in roof slope slope to allow for better drain age and so on. Always, Always, changes chan ges should be made to be in-character with the building and its type or style. Completely inven ted porch det ails are stron stron gly discouraged.
Suggestions: Consider shutt shutt ers appropriate appropriate to th e time period and the building type. Some Craftsman buildin gs, gs, for example, had fanciful decorative shutters. Colonial Revival buildings buildings sometimes sometimes had pan eled shutters. Industrial buildings of often ten had sheet metal shut ters. All of th ese sugg suggest est examples for new shutters for buildings of those types. Always, the right shutt er should be used used for the right building. Domestic Domestic looking
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N osing on porch porch decks can help prevent prevent deterioration. “weave” new in with old deck materials.
If a porch is replaced entirely, entirely, th e design design should match mat ch t he original or a document ed earlier porch. Th e free borrowing borrowing of porch designs, designs, except in the th e case of simple simple vernacular vern acular buildings, is sstron tron glydiscouraged. discouraged.
4.
Ideally, try try to
proves too expensive, other materials can be substituted. Inventive Inven tive use of casings and moldings can make even plywood plywood acceptable. Rails and Balusters: Damaged or missing rails and balusters should be replaced in kind whenever possible. When the original rail or baluster is not known and if in- kind replacement replacemen t proves too expensive, simplified rails and balusters would be acceptable. Modern balusters such as those used on decks are not acceptable.
A word of caution: Rails on modern houses are set set at 42 inch es, far far higher than t han historic rails. To install rails in t his way severely detracts from the scale and appearance of historic buildings.
Such wildly decorative porch details should be avoided unless you can document that they were once on your building. However, some “educated choices,” based on style and period, can be made for most houses.
The Th e following following are some of of the major porch compon ent s and thin gs to keep in mind. 1. Posts: Repair or replace in kind. If posts are deteriorat ed beyond beyond repair and no similar posts can be obliged, then relatively simple, unobtrusive unobtr usive posts posts are recommended. recommen ded. Welded steel posts are not considered appropriate appropriate for h istoric buildings. buildings. 2. Floors: Decks should should always always run perpendicular perpen dicular to h ouse front frontss of older facades. Decks running parallel to wall surfaces are not traditional, nor do they shed water properly. Decks can be replaced entirely or th ey can be patched. pat ched. Ideally, Ideally, new materials should be interwoven with old. If this proves difficult -as it often does-sanding does-sanding can help cut down on the visual visual impact of the joint. 3. Ceilings: Historic ceiling material can be expensive. Ideally, Ideally, damaged porch ceilings should be replaced in kind. Beaded tongue-and-groove tongue-and-groove is a t ypical ypical material. If in -kind replacement
Typical rail and baluster detailing for porches. porches. Do not scrimp on balusters balusters if you want an authentic appearance.
5.
6.
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Porch Steps: Steps should be simple simple and in-keeping with with the th e porch. Wood or masonry are acceptable. Stock, cast-concrete steps are not preferred but are in most instances acceptable. Piers and Foundations: Porch piers and foundations should be treated much like oth er foundations (see below). below). Ideally, Ideally, original piers should should be left in place an d exposed. Contin uous
Notice detailing of this top and bottom rail; all surfaces should slope downward to better shed water.
foundations, such as continuous brick foundations, should similarly be left left int act. New foundat ions should should follow convention conven tionss and consist of brick or stuccoed piers to correspond with porch posts above. Spaces between piers pier s should should be infilled in filled with tradition t radition al materials, most typically, typically, lattice. latt ice. If the spaces have already been in filled-typical filled-typically ly with with concrete block-lattice panels should be placed to correspond with earlier openings. Lattice should never, however, be applied continuously, or extend up to cover the porch sill. In the absence of lattice, infilling and piers can be painted the same or contrasting colors (darker for the infilled block) block) and masked with shrubs. The Th e uniform stuccoing of piers and infilling severely alters th e appearance of porch foundations foundations an d th erefore erefore should not be attempted.
Most porch rail repairs are considered “replacement of existing” not “new rails.” rails.” Trad Traditional itional 32 - 3 6 inch heights are more typical than modern code determined 42 inch.
Simple wood porch steps such as these are preferable to “stock” concrete steps.
Traditional brick lattice.
Two slightly more elaborate designs for replacement of front and side steps.
No
Yes
One way to apply wood lattice screens: attach frame over lattice.
7. Details are important: rabbeted joints, proper drip molds, placing the top of the curve of the wood grains of the boards up, up, all help preserve wooden steps.
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Porch Roofs: Porch roofs take a variety of shapes, but are usually usually shed shed (slight (slightly ly sloped), sloped), h alf-hipped, alf-hipped, or hidden behind cornices or entablatures. In most instances, th e original original roof shape should be retained when possible. possible. Materials are often often
Cons ider patterns other than standard diamond. Al l are are traditional on 19th and 20th-century porches and houses.
8.
Handicapped access to historic buildings (and porches) is sometimes necessary. Ideally, place ramps at the side; the proper choice of rails and balusters can help tie the ramp in with the building.
asphalt shingles or rolled roofing or metal, either standing seam or or v-crimped. All of these materials are appropriate. appropriate. In most cases, cases, replacement roof covering should should match the th e original. Trim: Many porches, especially especially those of the lat e 19th century cent ury,, are embellished with decorative decorat ive wood trim. Some of this th is trim was actually manufactured in Madison at the once successful Madison Variety Works. In general, existing trim should be maintained and repaired when necessary. The original trim is important to t he h istoric character of buildings buildings and and is a valuable cultural reminder of past practices. In some instan in stances ces owner ownerss may wish wish to t o add new trim. trim . Ideally, the th e prior use of trim element s should should be documented. Failing this, trim can be copied from existing buildings of the same period. The use of undocumented period looking trim is discouraged, however, on the grounds that it conveys a false sense of historic histor ic development . Owners should keep what what was there th ere and introduce int roduce new features only when when necessary necessary..
Some historic gutter types: boxed, half-round metal, and wood.
Most gutters are either half-round in profile or molded (ogeepattern gutters). Generally, Generally, half-round are the most most t raditional. Some older houses in particular had boxed gutters. Downspouts, in such cases, were were often direct ed th rough rough the th e walls or even placed inside of columns. columns. Such gutters can perform well and add to t o a building's character. However, they are often difficult to maintain-and if unmaint ained can cause cause great damage to historic buildings. In such casesowners might might consider covering boxed gutters over and installing easier easier to main tain exterior gutters.
U se undocumented porch porch trim sparingly.
H. Gutters Gutters and and Downspouts Downspouts Gutters and downspouts are important for the preservation of buildings. buildings. They also can have an impact on appearance. First, consider whether your building ever had gutters. Some buildings have splash blocks and channels, serving as ground level gutt gutt ers. These should be preserved and maintain ed when possible. possible. Second, determine what t he original original gutters for your building might might have looked like. Some early buildings had wood gutters. These can still be obtained.
Det ail-boxed gutter. Without proper maintenance, this gutter type can lead to problems.
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generally infilled with with latt ice or with planks-usually vertical plan ks-or simply left alone. Some houses were either originally infilled with lattice brick or solid brick, creating more continuous foundations. Oth ers were were later infilled in t his way. U nfortunat ely, ely, most Madison houses have had their foundations infilled since the 1940s, usually with concrete concr ete block. Occasionally th e block has been slight slightly ly recessed recessed from the th e plane of the th e pier-the recommended treatmen t. More often, however, the block is flush with piers. There are no completely satisfactory satisfactory treatments if th is has occurred. occurred. Th e block can be given a skim skim coat of stucco, and th en paint ed. Brick Brick and block can be paint ed contrasting cont rasting colors giving the effect of free-standin g piers. piers. Lattice work or wood wood plank panels can be att ached to the th e outside, conforming conforming to the rectangles between piers. Or, probably the most satisfactory treatmen t, brick and piers can simply simply be paint painted ed the same color and then hidden by foundation plantings. A continuous skim coat of plaster plaster is not recommended as this interrupts th e tradition al division division between piers and openings.
Modern Modern gutters, fasteners, and downspout profiles profiles.. More traditional halfround gutters, as shown in one example above, are probably most appropriate for historic Madison buildings.
No
There are no easy solutions for infilled foundations. Few older buildings retain open open piers. (See (S ee above and and below.) below.)
Yes
Gutters must direct water away from buildings; otherwise they are of little use.
It is best to stucco over concrete block and leave brick brick piers exposed. If a recess recess can be created, all all the better. If a building’s building’s foundation is stil l open, consider recessing masonry infilling and applying lattice.
Splash blocks help disperse water.
For buildings as yet "uninfilled," traditional treatments are recommended. More modest buildings would would generally have had th eir pier openings infilled with plank panels. Sheet metal could also be considered an appropriate material. mat erial. On simpler buildings, such such as tenant tenan t houses, houses, it should be applied neatly and should not obscure obscure piers. Continuously applied lattice, sometimes installed to cover sills as well as foundations, is not recommended as a foundation treatment.
Downspouts should be directed away from houses. Splash blocks are useful for dispersing water. I. Found Foundati ation on Trea Treatm tments ents Foundations are extremely problematic for historic buildings. Traditionally, most houses in Madison sat on brick piers. These were
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J. Venti entila lati tion on
A traditional and simple wood vent.
Many historic buildings buildings require require better ven tilation than th an originally provided for. Ther e are numerous n umerous examples of gable vents in Madison to provide models. Some, again, were manufactured locally. Also, standard wood vent ventss can be used to vent attic crawlspac crawlspaces es and oth er parts of attics or porch roofs previously previously unvented. It is importan importan t t hat their th eir placement be carefully considered so so that th at new n ew vent vent s complement complement existing window window and door openin openings gs.. The Th e vents, in turn , can be painted to match other trim.
Avoid stock metal vents.
Historic examples in Madison (above and below).
Roof vents, including turbin es and ridge vents, can be easily installed with minimal minima l damage damage to the th e original appearance of buildings. buildings. Extern Extern ally mounted roof fans can also be an inexpensive way to deal with ventilat ion problems. problems. Both t urbines and fans should should be mounted on less visible roof surfaces. Finally, Finally, soffit soffit vent s can be in stalled to h elp vent ilate previously unvent ed att ic spaces. spaces. Soffit vent s are particularly useful useful for for h ipped roofed roofed buildings without without vents. T hey can be installed un obtrusively obtrusively,
Place roof vents, fans, and turbines on less visible sides of the roof.
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and there th ere is much historic precedence for for their use. Proper vent ilation can greatly increase th e life of any historic building. buildin g. Carefully considered and unobtrusive ventilation measures would generally be encouraged by the C ommission. ommission.
a) Does the aluminum siding siding look reasonably like like wood siding? siding? b) Does the th e siding siding match t he visual characteristics of the siding of that particular building? building? c) Does the aluminum siding obscure obscure details, such such as window and door surrounds, roof trim, etc.? d) Is the siding ventilat ed, to allow for for moisture to escape? If these questions can be addressed satisfactory, aluminum siding will general generally ly be approved.
usually “no”
usually “yes”
Soffit vents can help prevent moisture and heat build up.
Aluminum siding can usually be approved on additions to historic histor ic buildings buildin gs and for secondary buildings buildin gs.. 5. Vinyl Vinyl Siding: Vinyl Vinyl is rapidly replacing aluminum aluminum as the most popular artificial artificial siding alternative. In general, requirement requirementss and recommendation s set set out for aluminum siding apply to vin yl siding siding as well. well. Owners Owne rs should take care car e to use vinyl vin yl siding siding th at successfully imitat es wood. wood. Siding with art ificial- looking raised wood wood grains is not considered represent representative ative of wood siding siding and will not generally be considered appropriate by the Commission. Commission.
Potential moisture problem.
K. Replac Replaceme ement nt Siding Siding 1. Wood: If original siding needs to be replaced, new wood siding chosen to match the th e original is the preferred material. Always, Always, of course, efforts efforts should be made to repair r epair original materials mater ials and replace only where necessary (see Chapter Five below). In some cases original original siding can be consolidated on prin cipal facades, facades, and n ew siding used elsewhere. 2. Hardboard: Hardboard or part icle board siding is becoming a more and more common siding material. Gen erally, erally, h ardboard should be used only on less visible visible facades, or on n ew features, features, such as rear dormers. Replacemen t of wood siding siding in kin d is always always preferred. 3. Plywood: Various plywood sidings, including "reverse batten siding," inscribed wood siding (Textured or T 1-11) are not considered appropriate for historic buildings. This siding may in some instan ces be used used on secondary secon dary buildings. 4. Aluminum: Aluminum Alumin um siding generally detract detract s from from the th e historic appearance of buildings. If aluminum siding must be used, efforts should be made to use siding siding th at most closely closely matches th e visual qualities of original wood siding, including the width of siding elements, corner boards or other features. Aluminum siding should be installed in most cases over existing siding to allow it to be removed at a later date should a future owner choose to do so. Also trim and other ot her decorative decorat ive elements, including soffits soffits and cornices, should not be obscured. Finally, provisions should be made to ventilate aluminum siding, to discourage hidden damage to wood and to increased moisture content. The problem with much aluminum siding siding is not only that it t ends to trap moisture, but also that th at it can h ide more serious serious defects defects until it is too late. When aluminum siding is installed, the Commission will consider th e following: following:
Owners using aluminum or vinyl siding must ensure that the siding does not obscure details, such a window trim trim (as in this examp example). le). Siding should also be vented to prevent moisture build-up.
L. Air-co Air-cond nditi itioni oning ng U nits nits Air-conditioning Air-condition ing units unit s are a fact of life of modern living. Gen erally, erally, window unit s are considered temporary and removable ite ms- despite despite the fact that they are really not. Their installation is not usually reviewed reviewed by the C ommission. ommission. Care, h owever, owever, should should be taken t aken t o install air-condition air-con dition ers in such a way way as to cause minimal damage to original openings. Also note that window-installed air-conditioning units will over time affect windows, windows, causing deterioration of sash sash rails and oth er parts due to differential moisture moist ure problems. Individual units can also be installed in openings cut in walls. Generally, such cuts are discouraged, and when made should only be done on rear or ot her less visible visible elevations. Efforts Efforts can be made t o
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mask units with louvered covers or other devices. Cuts for air-conditionin g units should never be made in brick or other oth er masonry materials, at least on visible sides of the building. buildin g. Such vent cuts are irreversible and alter the overall character of historic buildings. In all cases, the use of centralized air-conditioning units, with conden sers hidden from general view vi ew,, is stro strongly ngly advised. Replanting of larger shade trees, such as oaks and maples, needs to be a community-wide effort.
M. Changes Changes to Non-H istoric istoric Buildings Buildings Changes Ch anges to non -historic buildings buildings within within the th e historic district district are governed by the same requirements set out for historic buildings. In general, chan ges should be made in keeping with with the th e type and style of the building. Efforts to create an earlier appearance-such as adding "colonial" trim to 1960s ranch h ouses ouses or multi-paned shop windows to buildings buildin gs originally originally possessing possessing plat e glass-are glass-are stron st rongly gly discouraged. discouraged. Also discouraged are efforts to "domesticate" otherwise industrial buildings. buildings. Change Chan gess to non-historic n on-historic buildings located within the th e historic district will be reviewed reviewed like any oth er proposal for change.
gardens-often gardens-often with plan ting tin g beds-for beds-for post Bellum houses; almost almost roomlike, petitioned gardens for Craftsman bungalows; and a return to formal gardens for for Colon ial Revival houses. Ef Efforts forts should be made to choose plant materials appropriate to t he different periods to convey an "accurate" "accurat e" impression impression of earlier gardens.
VII. A N ote on Landscap Landscaping ing
An early garden arrangement: fruits, vegetables, and dependencies follow a rectilinear formal pattern even for modest houses.
Third, as with street trees and orchards, there are a number of plant varieties and practices that represent a cont inuity with with the past. past. Privet hedges, nandina, flowering quince, acuba and azaleas are all "traditional" if not profoundly historic. The continued contin ued use use of traditional plants is strongly strongly encouraged encouraged to help maintain the characteristic texture of the town' s landscaping. Modern plant mat erials, especially overuse of redtip and euonymous, is not encouraged. Finally, Finally, there th ere are a number of "folk" gardenin gardenin g practices that deserve recognition recognition . Garden s decorated with with bottles or pott ery, ery, gardens with with movable potted plants, even, in some cases, gardens with swept yards should be noted and preserved when when possible. Historic and tradit ional gardens represent a variety of tastes and appearances all of which can be appreciated in t heir own right. Madison is made up of such such various and diverse contributions and should be appreciated appreciated for th is.
Th e Madison Madison H istoric Preservation Preservation C ommission ommission does not review changes to gardens or to landscaping, other than new "hardscape" components, such as walls or fences. However, owners and residents should be aware of a number of historic precedents precedent s and are encouraged to con sider sider such precedents in their th eir own landscaping plans. plans. Landscaping Landscaping applies applies at several levels. levels. On e, th ere are remnan ts of earlier landscaping practices practices and t astes. astes. Historic street trees, many as much as 50 years old, as well as unusual specimens, such as cedars or magnolias, should be valued as part of a landscape heritage. Their survival and conscientious replacement help to protect the historic character char acter of the t he t own as well well as providing alway alwayss much needed shade sha de and relief. The same is true of several several pecan orchards and oth er trees providing canopies. A second level of landscaping is the idea of recreating gardening gardening practices. Many owners owners are int erested in recapturin g the look of garden areas surrounding historic houses. In these cases -in the absence of better documentat ion in the th e form of historic historic photographs or journalsjournalsowners should consider gardens gardens that are appropriate to th e time period for their building: more formal, sometimes boxwood gardens for Antebellum An tebellum houses; both formal and more curvilinear, or "nat "naturalistic" uralistic"
Some alternative “knot garden” designs.
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Bonar Hall, the Col. John John Byne Walker Walker House of c. 18 32 . N ote the ornate geometrical geometrical gar garden, den, teahouse, and “oranger “orangerie.” ie.” Illustration from Loraine Meek’s Garden History of Georgia [1933], P. Thornton Mayre, illustrator.
“Boxwood,” “Boxwood, ” a similar forma formall garden. garden. Photograph Photograph from the Historic His toric American Buildings Survey 1936, L.D. Andrew photographer. (Above and below.)
The shift of the 185 1 850s 0s and ‘60 ‘60ss toward curvilinear curvilinear gar gardens. dens.
“Bedded-out” flowers and shrubs – a late 19th-century practice.
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The C.L.C. Thomas House on the outskirts of town. N ote the late late Victo rian plantings. Phot ograph ograph c. 191 9. Courtesy of the Georg Georgia ia State Archives.
The Cornelius Vason House, photogra photograph ph c. 1919 . This c. 1910 house exeplifies the newer gardening practices – open lawns and foundation plantings, both of which remain popular today.
VIII. Moving Historic Buildings In rare in stances it is necessary to move historic hist oric buildings in order to preserve them. W hile t here is considerable considerable precedent for moving buildings -several Madison buildings are known to have been moved and moving is in fact a long-standing procedure -moving historic buildings is now generally discouraged, unless no other solution is available. If a building must be moved, the following steps should be taken: 1. Retain as much of the th e original original building as possible. possible. Take Take care in dismant dismantling ling elements for the t he move. Label all parts before dismantling. 2. Make a caref careful ul photographic photographic (and ideally ideally graphic graphic)) record record of the building prior prior to th e move. 3. Select a new site that shares many characteristics characteristics with with th e original original or historic site. 4. Maintain the original original or exis existing ting orientation orientation of the building. building. 5. Maintain the original original elevation elevation of the building building (the same same height height above ground).
designed designed to protect an d enh ance historic properties. However, However, there are times when when owners' owners' n eeds and the wish to preserve do not coincide. In such cases, the Commission will consider an application for Certificate of Appropriateness for Demolition. If the certificate is denied -following -following the required public hearing (see Section V of this ordinance reprinted as an appendix to t his volume), and if the owner can show that the building is incapable of "earning an economic return on its value," demolition can occur as follows follows:: a) for for buildings buildings desig designated nated as historic, historic, six six (6) months b) for for building buildingss desig designated nated as non-historic, non-historic, two (2) months c) for buildings designated designated as intrusi int rusions, ons, no waiting waiting period. period. A separate demolition permit must be secured secured from the C ity (in addition to review by the Commission). Every effort should be made to find an appropriat e use for for a historic histor ic building and, if all else fails, fails, to find someone willing to move the building. If moving is not possible, the th e building should be carefully photographed photographed or otherwise recorded prior to demolition. Th e Commission Commission will not approve any demolition demolition with out prior review of plans for any or all replacement struct ures.
IX. D emolition emolition of Historic Buildings Buildings The Madison Historic Preservation Ordinance is obviously
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