CITY OF MOUNT RAINIER ARCHITECTURAL CONSERVATION DISTRICT PLAN AND ARCHITECTURAL CONSERVATION OVERLAY ZONE

Transcription

1 CITY OF MOUNT RAINIER ARCHITECTURAL CONSERVATION DISTRICT PLAN AND ARCHITECTURAL CONSERVATION OVERLAY ZONE Community Meeting #2 July 15, 2015 WEBSITE COPY (ANNOTATED) This copy of the presentation has been annotated with notes to assist the viewer with information discussed during the public meeting. City of Mount Rainier, Maryland Prince George's County Planning Department The Maryland-National Capital Park and Planning Commission Cunningham Quill Architects EHT Traceries R. McGhee & Associates

2 MOUNT RAINIER ARCHITECTURAL CONSERVATION DISTRICT

3 Mount Rainier Architectural Conservation District Boundary

4 Project Initiation & Goals Project Initiation The designation of Mount Rainier as an Architectural Conservation District was requested by the City of Mount Rainier City Council. Resolution was adopted by City Council on April 23, As requested by this resolution, the District Council authorized the Planning Board to initiate the planning process on October 1, Project Goals When complete, the Architectural Conservation Plan will include Physical and historical descriptions of the Architectural Conservation District (ACD) Architectural survey of each property within the ACD Pattern Book and Design Guidelines to provide visual guidance and recommendations to homeowners, architects, and contractors

5 What is an Architectural Conservation District? How does it differ from an Historic District?

6 Historic District A locally or nationally designated geographic area that comprises a contiguous group of buildings, structures or sites of architectural, historical and/or cultural importance, united by past events or aesthetically by physical development. National Register of Historic Places Historic District Does not impose limits or standards for property maintenance or development, but does allow review of projects if federal or state funds, licenses, or permits are involved. Local Historic District (Prince George s County) Historic Preservation Committee reviews all exterior changes. Design guidelines based on the Secretary of the Interior s Standards for the Treatment of Historic Properties may be adopted as part of the local historic district regulations. Architectural Conservation District (ACD) An area of land designated by action of the District Council for the purpose of protecting the character of single-family neighborhoods. Design guidelines specific to each ACD are adopted with input from the community. Exterior alterations to properties within the ACD are subject to review by the Architectural Conservation Design Review Committee (ACDRC or Design Committee), unless exempted by the ACD Design Guidelines.

7 PLANNING PROCESS & SCHEDULE

8 Planning Process (to date) Initial Data Gathering & Research Stakeholder Group Meetings & Area Tour Architectural Survey Community Meeting #1 Presentation and Discussion of Initial Analysis and In- Process Architectural Survey Draft Design Guidelines Site Tour Stakeholder Meeting Architectural Survey

9 Planning Process Community Meeting # 2 Presentation of initial recommendations: guidelines, design regulations, review process, exemptions, zoning modifications, and pattern book elements (Tonight) Community Meeting # 3 Presentation of final recommendations: guidelines, design regulations, exemptions, zoning modifications, and pattern book elements Final Report and Pattern Book Presentation & Adoption of Design Guidelines, Zoning modifications, and Pattern Book Schedule and further information: _Plans_and_Studies/ACAPACOZMt_Rainier/Project_Schedule.htm

10 ARCHITECTURAL SURVEY FINDINGS & HISTORICAL OVERVIEW

11 Early Subdivision and Development Nine subdivisions platted containing 248 acres Mt. Rainier, Granby, Edgemont (re-platted from Granby), Rogers Addition, Rhode Island Avenue Addition, Rhode Island Avenue 2 nd Addition, 35 th Street Addition, and Pickford s Subdivision Trolley at 34 th Street & Rhode Island Avenue circa

12 Incorporation and Community Growth 1910 Incorporation Development occurred throughout the incorporated limits of Mount Rainier to the northern boundary at Upshur Street Bunker Hill Road More than 200 buildings constructed during the decade Multiple civic improvements, including public water and sewer systems Perry Street Most common architectural styles were late Victorian, Colonial Revival, Prairie School, and Craftsman Aerial Photograph, 100 Year Anniversary Book, 1920

13 Community Growth New Subdivisions (Yost s Addition, Hariclif Subdivision, 32 nd Street Addition) More than 400 buildings were constructed during this decade, representing the most intensive period of growth Sears and other mailorder houses were prevalent Block of Shepherd Street, Looking East Toward 34 th Street, 1930 Early speculative housing developers began to be active

14 Dates of Development PRELIMINARY

15 Architectural Styles* PRELIMINARY *Based on National Register style classifications

16 Development Over Time In many cases, houses of different time periods were developed on the same block. PRELIMINARY

17 DESIGN REVIEW PROCESS When do I need to meet with the Design Committee (Architectural Conservation Design Review Committee or ACDRC)?

18 Current Process Flow Chart This is the process in place today.

19 ACOZ Process Flow Chart (as per Current Legislation) NOTE: FLOW CHART SUBJECT TO FURTHER REVISION. This is the permit process as per current ACOZ legislation. Ideas to simplify this were discussed during the meeting.

20 When is a Building Permit Required? A County Building Permit is required, generally, for any structural changes to a building as well as certain other circumstances. For more information, refer to: A City Building Permit is also required, whenever a County Building Permit is required and in certain other circumstances. For more information, refer to: Mount Rainier Code, Section 3-104, Date: December 22, 2014

21 EXEMPTIONS Items that do not require review by the Design Committee

22 Exemptions: No design review is required if one of the following applies: Project is Ordinary Maintenance Project is Not Visible from a Public Right of Way (Street, Sidewalk, Public Easement, or Alley)

23 Defining Ordinary Maintenance The following items are defined as Ordinary Maintenance as long as no structural changes are being made and as long as no City or County Building permit is otherwise required. The following list is meant to be illustrative, and should not be considered an all-inclusive list of Ordinary Maintenance items. There are four definitions one needs to know: REPAIR To remedy or patch existing material, without moving it from its location or adding new material. RESTORE To retain original materials in their original location and return them as closely as possible to their original condition. REPLACE To remove existing material and install new material that differs from that previously installed. IN KIND To utilize the same material to replace an existing material. The new material must be the same shape, size, material, texture, and profile as the existing.

24 Ordinary Maintenance No review is required if the work is Ordinary Maintenance. SIDING: Repair in kind (same shape, size, material, texture, and profile) or restoration of siding original to the structure are considered Ordinary Maintenance. (Replacement of siding visible from a public way is not considered Ordinary Maintenance and requires review.) MASONRY: Spot-Cleaning is considered Ordinary Maintenance. Masonry should not be power-washed or cleaned with chemical cleaners. Unpainted masonry may not be painted. Refer to Standards for Masonry Care from the National Park Service Preservation Brief for cleaning instructions. TRIM, SHUTTERS, ETC: Repair or restore existing in place ROOFING: Repair or replacement in kind (same shape, size, material, and texture) ROOF DORMERS: Repair in place (non-structural work only) GUTTERS/DOWNSPOUTS: Repair or replacement of existing in kind. VENTS IN ROOF OR WALLS: Existing vents may be repaired or replaced without changes to size or shape. New vents may be added with maximum size 10 x 10.

25 Ordinary Maintenance PAINT/COLORS: Painting of previously painted materials with same or different color(s) is Ordinary Maintenance. See Pattern Book for color suggestions for various Home Styles. Painting of previously stained or un-painted surfaces is not Ordinary Maintenance. Re-painting of previously painted materials is Ordinary Maintenance and does not require review.

26 Ordinary Maintenance WINDOWS: Repair or restoration of existing windows using the same materials. (Replacement of windows visible from a public way, even with same configuration and size is NOT considered to be Ordinary Maintenance.) STORM WINDOWS: Installation of new storm windows is considered Ordinary maintenance. Replacing existing storm windows in-kind (same material, size, configuration, and profile) is also considered Ordinary Maintenance. Refer to Pattern Book for Color and Style recommendations. DOORS: Repair or restoration of existing doors using the same materials. (Replacement of doors visible from a public way, even with same configuration and size is NOT considered to be Ordinary Maintenance.) STORM DOORS: Installation of new storm doors is considered Ordinary maintenance. Replacing existing storm doors in-kind (same material, size, configuration, and profile) is also considered Ordinary Maintenance. Refer to Pattern Book for Color and Style recommendations. SCREEN DOORS: Installation of new screen doors is considered Ordinary Maintenance. Replacing existing screen doors in-kind (same material, size, configuration, and profile) is also considered Ordinary Maintenance. Refer to Pattern Book for Color and Style recommendations. Painting of previously un-painted Windows or Doors is not Ordinary Maintenance. City tax credit is available for installation of Architecturally Compatible windows, doors, storm windows, and storm doors; refer to Mount Rainier City Code Chapter 2A for further information.

27 Ordinary Maintenance PORCHES: Repairing in kind or restoring existing in place is considered Ordinary Maintenance. RAILINGS, TRIM, COLUMNS, STEPS, OTHER PORCH COMPONENTS: Repair or restore existing in place. (Replacement of items such as porch columns, railings, etc. is not Ordinary Maintenance.) PATIO: Repair or restore existing, maintaining existing size. New Patio on-grade with less than 150sf paved area is allowed in rear or side yard. (Vehicular parking and patios in front yards are NOT considered to be ordinary maintenance.) SITE AND BUILDING LIGHTING: Replacement of an existing fixture with the same type of fixture is considered Ordinary Maintenance. For example, a wall-mounted porch light may be replaced with another wall-mounted porch light without review. Replacing a wall-mounted light with a flood light will require review. ACCESSORY BUILDING: A new storage shed less than 150 sf is allowed in side or rear yard (behind main building façade), one per lot. Repair or maintenance of an existing accessory building and replacement of an existing accessory structure due to catastrophic event with new structure of same size are considered Ordinary Maintenance.

28 Ordinary Maintenance FENCES AND WALLS: Repair or restoration of existing in place is Ordinary Maintenance. ANTENNAS, SATELLITE DISHES: Maintaining existing or installing new is Ordinary Maintenance if not visible from a public way. SIGNAGE: Refer to Prince George s County Zoning Ordinance. TREE REMOVAL OR PRUNING: Refer to City Ordinance. SOLAR PANELS: Installing solar panels not visible from a public way is considered Ordinary Maintenance. Installation of solar panels visible from a public way is not considered Ordinary Maintenance.

29 PATTERN BOOK Creating a Pattern Book

30 History of Pattern Books There is a long history of Pattern Books being used to inform the design of buildings and houses.

31 Understanding Mount Rainier s Unique Character

32 Pattern Book Examples Example pages from the Norfolk Pattern Book by UDA.

33 Pattern Book Example: Essential Elements of the Bungalow/Craftsman Style: Covered front porches with a variety of piers or columns and railings Side-facing gabled roofs and single front dormers Primarily 1.5 stories, with some 2-story examples Lower portion is typically textured concrete block. Upper portion may be asphalt, wood, or vinyl and is typically horizontal siding. Trim is often wide with a flat profile. Example of essential elements text for a Pattern Book.

34 PROPOSED DESIGN GUIDELINES The following Draft-in-Process Design Guidelines were presented to solicit input and discussion with the community.

35 Typical Mt. Rainier House Styles Bungalow/Craftsman Victorian Colonial Revival Queen Anne Ranch Modernistic Prairie School Tudor Revival

36 Massing and Composition General Recommendations: 1. Maintain scale and massing similar to the other structures on the block. 2. Additions located on the side or rear should be subordinate to the existing structure in terms of massing, height, scale, and detail. Front additions are not recommended. 3. Enclosure of existing front porches is not recommended. Enclosure of side or rear porches may be appropriate. PRAIRIE STYLE COLONIAL REVIVAL BUNGALOW Examples of additions subordinate to the existing structure..

37 Massing and Composition Recommendations for Specific Styles: Bungalow/ Craftsman Maintain roof pitch and dormers. Victorian Colonial Revival Queen Anne Maintain steep roof pitches. Avoid alteration of primary roof lines. Maintain steep roof pitches. Side additions are not recommended. Cross gables may be appropriate for an addition. Addition of dormers may be appropriate. Cross gables may be appropriate for an addition. Altering or enlarging dormers is not recommended. Maintain distinctive roof elements, if present. Maintain distinctive roof elements, if present. Adding full story not recommended. Adding chimneys is not recommended.

38 Massing and Composition Recommendations for Specific Styles: Ranch Modernistic Prairie School Tudor Revival Maintain simple massing and avoid large additions. Maintain distinctive eave and roof details Avoid addition of dormers Retain complex massing on front elevations. Avoid alteration of characteristic roof lines. Porch and dormer additions are not appropriate.

39 Height General Recommendations: 1. Current Zoning (Gateway Arts District) allows up to 35 height or 3 stories. 2. Height of additions or new construction should be similar to other structures on the same block. Recommendations for Specific Styles: Bungalow/ Craftsman Adding a full story is not recommended. Ranch Adding a full story is not recommended. Prairie School Additions should be lower than the primary roof.

40 Setbacks Refer to Current Zoning (Gateway Arts District and R-55) for side and rear setbacks. 1. Side Yards: 8 minimum on each side. 2. Rear Yards: 25 minimum depth. Front Yards: shall conform to the block s prevailing front yard depth. If no prevailing front yard depth can be established, the front yard shall be 25 minimum depth. Covered porches are not permitted within the setback.

41 Windows & Doors General Recommendations for replacement and for additions or alterations: 1. Replacement windows and doors should match the rest of the house. If the house is original and has not been significantly altered, the windows and doors should be maintained instead of replaced. 2. Original window and door styles and configuration should be maintained as much as possible. Original lite configuration should be maintained if known. 3. Simulated-divided lites are acceptable, but snap-in grilles or interior divided lites are not acceptable. 4. Additions and alterations should maintain the existing ratio of window/door to solid wall when visible from a public way. 5. Most Compatible (replacement or new): Replacement with Wood multi-sash windows is preferred, with lite pattern to match existing. Note: if existing original windows are metal clad, new or replacement metal clad windows are also compatible.) 6. Also Acceptable (replacement or new): 1/1 Vinyl is acceptable. (Do not use snap-in grills.) 1/1 metal Clad or multi-sash windows is also acceptable (multiple lites if original to the house.)

42 Windows & Doors Recommendations for Specific Styles: Bungalow/ Craftsman Avoid overly stylized Prairie or Craftsman style replacement windows. Prairie School Avoid overly stylized Prairie or Craftsman style replacement windows. Tudor Revival Maintain original configurations as much as possible, including variety of window shapes and glazing types. VARIOUS WINDOW CONFIGURATIONS

43 Porches General Recommendations: 1. Preservation and restoration of existing front and side porches is encouraged. 2. Existing front porches should not be removed. 3. Front porches should not be added to an existing house if none existed previously. 4. Enclosure of existing front porches is not recommended. Enclosure of side or rear porches may be appropriate. 5. For new construction, R-55 Zoning allows open porches within front setbacks, but covered porches are not permitted within front setbacks. 6. Existing porch material should be retained and preserved, including columns, railings, posts, stairs, piers, and any decorative details. Maintain similar materials when replacement is necessary. FRONT PORCH WITH HEAVY COMPONENTS & DETAILS FRONT PORCH WITH LIGHT COMPONENTS & DETAILS

44 Porches Recommendations for Specific Styles: Victorian Queen Anne Tudor Revival Off-the-shelf decorative porch elements, posts, spindles, and railing should be used selectively as they are often incompatible with historic appearances. Off-the-shelf decorative porch elements, posts, spindles, and railing should be used selectively as they are often incompatible with historic appearances. Existing porches not original to the house should be removed wherever possible.

45 Materials & Applications General Recommendations: 1. Maintain scale, spacing, and other visual characteristics of existing materials. For example, 8 horizontal lap siding should be replaced with 8 horizontal lap siding with the same profile. 2. Existing shingles or shakes should be preserved and should not be replaced with horizontal siding, or covered in any way. 3. Existing unpainted masonry (brick or concrete) should not be painted. 4. Most Compatible (replacement or new) 1. Replace existing siding, stucco, brick, or other material with the same material (match texture, size, spacing, scale, profile, etc.) 2. Finish should be smooth for all new trim and siding materials used. 3. Roofing should be replaced in kind. 5. Also Acceptable (replacement or new) 1. Vinyl or fiber-cement horizontal siding may be used to replace existing horizontal siding. Maintain existing texture, spacing, scale, profile as much as possible. 2. Slate, metal, or clay tile roofing may be replaced with a synthetic material that matches the appearance and characteristics of the original material. SLATE ROOFING BRICK MASONRY FIBER CEMENT SIDING

46 Façade Treatments & Trim General Recommendations: 1. Maintain original configuration, size, thickness, and profile of existing trim. 2. New trim should be smooth finish. 3. Most Compatible (replacement or new): 1. Painted wood trim. Pressure treated wood is not recommended. 4. Also Acceptable (replacement or new): 1. Painted PVC, fiberglass, or fiber-cement trim. Pre-finished PVC may also be acceptable. HOME FAÇADE WITH VARIOUS FAÇADE TREATMENTS AND TRIM

47 Façade Treatments & Trim Recommendations for Specific Styles: Bungalow/ Craftsman Adding shutters is not recommended. Victorian Adding shutters is not recommended. Maintain existing intricate trim details. Queen Anne Adding shutters is not recommended. Maintain existing intricate trim details. Ranch Avoid overly stylized or historical details. Addition of fixed shutters may be appropriate. Tudor Revival Avoid introduction of stylized features such as half-timbering, false leaded glass windows, decorative eave details, or cast stone.

48 Chimneys General Recommendations: 1. Except for Bungalow/Craftsman Style and Tudor Revival Style, addition of end-unit chimneys may be appropriate. 2. Natural or rustic stone cladding of new or existing chimneys should be avoided. Recommendations for Specific Styles: Bungalow/ Craftsman Adding new chimneys is not recommended. Tudor Revival Addition of end-unit chimneys may be appropriate. Natural or rustic stone cladding should be avoided.

49 Accessory Buildings General Recommendations: 1. Garages and other accessory structures, including prefabricated sheds, may not be located in front yards, per existing Zoning Ordinance. 2. Accessory buildings may not cover more than 25% of the existing yard. 3. Freestanding garages, pre-fabricated sheds, or other accessory structures may be added. These should match the style and scale of the existing house. ACCESSORY BUILDING EXAMPLE

50 Landscaping & Site Landscaping which has no material effect on the architectural features of the structure or property, or is not visible from a public way, is exempt from review by the Design Committee. General Recommendations: 1. Preserve existing major landscape features, including hardscape such as sidewalks, retaining walls, etc. 2. New construction projects should refer to the County Landscape Manual and Gateway Arts District Standards. EARLY STREETSCAPE EXISTING MATURE STREETSCAPE The Design Guidelines will not control what plants you put in your yard. They will discuss historic precedent.

51 Discussion

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