HomeMy Public PortalAboutDesign Review Guidelines Design Review Guidelines
Watertown Historic District Commission
Watertown, Massachusetts
Adopted July 27, 2005
Table of Contents
Introduction................................................................................................... 3
Background ................................................................................................. 3
What Changes Are Reviewed ....................................................................... 4
CertificateProcess ....................................................................................... 5
Design Review Principles ............................................................................. 6
General Design Guidelines ............................................................................ 7
Specific Design Guidelines ............................................................ 8
1.0 Doors ......................................................................... 8
2.0 Windows ..................................................................... 8
3.0 Shutters ....................................................................... 9
4.0 Awnings ...................................................................... 9
5.0 Roofs ......................................................................... 9
6.0 Dormers .................................................................... 10
7.0 Chimneys .................................................................. 10
8.0 Gutters ..................................................................... 10
9.0 Masonry and Stucco ....................................................... 11
10.0 Painting Wood Exteriors ............... ....... ................... 11
11.0 Siding ....................................................................... 12
12.0 Steps, Stairways, Railings ................................................. 12
13.0 Walkways ................................................................. 12
14.0 Stone and Masonry Walls ................................................ 13
15.0 Fences ..................................................................... 13
16.0 Lighting .................................................................... 14
17.0 Light Fixtures ............................................................... 14
18.0 Signs ........................................................................ 15
19.0 Fire Escapes ............................................................... 15
20.0 Modern Equipment ........................................................ 16
21.0 Outbuildings ............................................................... 16
22.0 Additions and New Construction 17
23.0 Demolition .................................................................. 18
24.0 Amendments and Severability ............................................ 18
Application and Instructions - Attachment A ....................................... 19
Introduction
Watertown has been a significant contributor to our country's political, economic and social
history. Evidence of this rich past can be found in the buildings that continue to survive,
including those in the Mount Auburn Street Historic District.
The Historic District Commission works with property owners when changes to buildings are
being proposed, to ensure that our historic buildings continue to reveal our past, while meeting
our present needs and allowing us to plan for the future.
Background
The Mount Auburn Street Historic District was established in accordance with Massachusetts
General Laws Chapter 40C, the Historic District Act.
The Act has three purposes:
1) To promote public welfare through the preservation and protection of the distinct
characteristics of buildings and places of historic or architectural significance;
2) To maintain and improve the settings for such buildings and places; and
3) To encourage compatible design.
Under Massachusetts General Laws, Chapter 40C and Watertown Ordinance 16 of 2002, the
Watertown Historic District Commission("the Commission") is required to review the
architectural appropriateness of most proposed exterior changes,whether they be a minor
alteration, new additions, or removal of trim or structures. Property owners in an Historic District
are required to obtain a certificate from the Commission prior to starting any exterior work on
buildings or structures. Please note that, by Town Ordinance, the Building Department cannot
issue a building permit for exterior work or demolition without the necessary certificate from the
Commission. Anyone contemplating exterior work should contact the Commission and property
owners are encouraged to present preliminary plans to individual Commissioners or at informal
Commission meetings to better understand Commission requirements.
These Design Guidelines are, as their name implies, guidelines intended to encourage
appropriate design by applicants and foster predictability in Commission actions. While the
Commission has the authority, in the exercise of its discretion, to permit applicants to depart
from the Guidelines, applicants are encouraged to follow them to the greatest extent possible and
should not expect that the Commission will permit applicants to depart from them in most
circumstances. The Commission does not anticipate departing from certain of the Guidelines,
such as that regarding artificial siding. Moreover, it should be understood that certain properties,
and the specific features of certain properties, may have greater than usual architectural or
historic significance.
What Changes are Reviewed
All alterations (changes)to the exterior of a building that are subject to public view, whether
from a public street, a public way, a public park, or a public body of water, must be reviewed and
approved by the Commission. Such changes include, but are not limited to, repairs, replacements
and alterations to windows, doors, roofs, gutters, building materials, new construction, additions,
fences, walls and changes in grade. For the purposes of determining visibility, existing and
proposed wooden fences and landscaping are deemed not to block sight lines from public view.
If there is a question regarding visibility, the final determination will be made by the Chair of the
Commission or the Chair's Designee.
The Commission does not review paint colors and will issue a Certificate of Non-Applicability
(defined below) for ordinary like-kind(exact duplicate) repairs and replacements.
While landscaping is generally not subject to review by the Commission, the following are
subject to review and approval by the Commission: changes to grade, outside HVAC equipment
(excluding window units), and yard structures, including, but not limited to, fences, swimming
pools,play houses, etc.
Certificate Process
Before beginning any work on an exterior element of a property or applying for a building
permit, an owner of property in the Historic District must submit an applicationu to the Historic
District Commission in order to obtain one of the following three certificates:
Certificate of Non Applicability: If the Commission or its designee determines that the
proposed work is (i)not subject to public view or(ii) is a like-kind replacement of existing
conditions, then the Commission will issue a Certificate of Non-Applicability and the applicant
may apply for a building permit.
Certificate of Appropriateness: If the Commission determines that the proposed work is
not entitled to a Certificate of Non-Applicability and must, therefore, go to the Commission for a
hearing, then the applicant will be required to obtain a Certificate of Appropriateness from the
Commission to obtain approval of alterations, additions and new construction before obtaining a
building permit. For extremely minor work, the Commission may give its tentative approval by
issuing a"Ten Day Letter of Approval". If there are no objections from either abutters or
Commissioners to the Ten Day Letter of Approval, the Commission will issue a Certificate of
Appropriateness.
Certificate of Hardship: If the Commission determines that the proposed work is not
entitled to a Certificate of Non-Applicability and must, therefore, be reviewed by the
Commission at a public hearing, then in certain rare cases the Commission may, in its sole
discretion, issue a Certificate of Hardship, if failure to approve the application would involve a
substantial hardship, or otherwise, to the applicant and the proposed work will not result in a
significant detriment to the Historic District.
Design Review Principles
When reviewing individual applications, the Commission will be guided by the following design
principles, which have been adapted from the Secretary of the Interior's Standards for the
Treatment of Historic Properties:
A property shall be used for its historic purpose or be placed in a new use that requires
minimal change to the defining characteristics of the building and its site and environment.
The historic character of a property should be retained and preserved. The removal of
distinctive materials or alteration of features, spaces and spatial relationships that characterize
a property should be avoided.
Changes to a property that have acquired historic significance in their own right should
be retained and preserved.
Distinctive features,finishes, and construction techniques or examples of craftsmanship
that characterize a property shall be preserved.
Deteriorated historic features shall be repaired rather than replaced. Where the severity
of deterioration requires replacement of a distinctive feature, the new feature shall match the old
in design, color, texture, and other visual qualities and, where possible, materials.
Replacement of missing features should be substantiated by documentary,physical, or pictorial
evidence.
New additions, exterior alterations or related new construction that destroys historic
materials,features and spatial relationships that characterize the property should be avoided.
New work should be differentiated from the old and should be compatible with the historic
materials,features, size, scale,proportion and massing to protect the integrity of the property
and its environment.
New additions and adjacent or related new construction which, if removed in the future,
would impair the essential form and integrity of the historic property and its environment should
be avoided.
General Design Guidelines
Although the points listed in these General Guidelines are covered in greater detail in the
Specific Design Guidelines that begin on the following page, nine general guidelines are listed
here to highlight their importance:
Ornamental and decorative detailing should not be removed.
Deteriorated ornamental, decorative and characteristic architectural features should be
repaired, rather than replaced.
No artificial siding should be installed.
Wood windows and metal casement windows should be retained.
There should be no new openings on visible facades, except to restore original or preexisting
openings.
Missing architectural features should be documented as authentic by photographic,
physical, or historical evidence before they are reproduced.
Historic carriage barns and automobile garages should be preserved.
New fences should not act as visual barriers.
Traditional building materials should be used.
Synthetic or imitation materials (such as vinyl, and in some cases, aluminum, etc.) are not
appropriate and will normally not be approved. As new materials are developed that are
indistinguishable from natural or traditional products, the Commission will consider their use on
a case-by-case basis.
4.0 Doors
1.1 In general, existing original or later appropriate doors visible from a public way should be
retained and repaired wherever possible, including fanlights, sidelights, surrounds,
canopies, transoms, and other features which the doorway comprises. The original
entrance design and arrangement of door openings should be retained. Enlarging or
reducing entrance/door openings for the purpose of fitting stock doors (larger or smaller)
will not generally be approved.
1.2 If an applicant concludes that an existing door cannot be repaired or is an inappropriate
door,the proposed replacement door should be made of wood and, if glazed with muntin
bars, have true divided lights.
1.3 Original hardware should be maintained, including locks, hinges, door knockers, mail
slots, etc.
2.0 Windows
2.1 Original or later windows, trim and features should be retained and repaired except in
cases when they are beyond repair. The complete replacement of all windows in a
building in which only some are in disrepair will not generally be approved. Retrofitting
original window sashes with weather-stripping and/or insulated glass is encouraged.
2.2 When a determination has been made that the window is beyond repair, the replacement
must be based on physical,photographic, or documentary evidence. The replacement
window shall be all wood, and of the same dimensions for muntin and frame, same
design, and same number of panes as the original or existing window. For new
construction, windows should be wood, true divided light. Single-paned, historically
accurate, true divided light wood windows are most appropriate, but simulated divided
light windows may be considered depending on age, significance, and prominence of
structure. Windows with snap-in or removable muntins not supporting glass will not
ordinarily be approved. Vinyl, aluminum or metal replacement sash, (including metal-
clad or vinyl-clad) are not generally appropriate. No vinyl or clad windows shall replace
wood windows. The number of lights within a window(e.g., 6/6, or 2/2) should be
consistent with the original units, if present, or with the number of lights historically used
in the period.The style of the window should be consistent with the architectural style of
the building or addition.
2.3 Stained glass or decorative windows should be retained.
3.0 Shutters
3.1 If appropriate for the building, existing shutters and hardware shall be retained and
repaired whenever possible. Shutter removal requires approval. Where replacement is
necessary, new shutters shall match original or be of an appropriate type for the building.
Shutters shall be made of wood. Vinyl, aluminum or metal shutters are not permitted.
3.2 Shutters should reflect their original use. Their size should be such that they cover the
entire window when closed(arched windows should have arched shutters, etc.). Base
shutter dimensions on window dimensions. Hang shutters so as to appear operable. The
slats should point up when shutters are open, and down when closed over the window.
4.0 Awnings
4.1 Awnings may be allowed if appropriate for the style of the building.
5.0 Roofs
5.1 The roof shape and slope shall be preserved as integral to the period of the building.
5.2 In new construction, harmonious roof pitches are a major consideration. The roof shape,
slope, and materials should be appropriate to the style of building or structure.
5.3 Slate is an important historical material. Its maintenance and repair is encouraged.
5.4 All roofing should be repaired or replicated in kind, including decorative patterns and
style.
5.5 All decorative metal, such as iron cresting, finials and weathervanes should be retained.
5.6 Roof top HVAC and other mechanical elements, including soundproofing elements,
should be placed out of view.
5.7 Skylights should be placed out of view. Skylights, if approved, should be minimized in
both number and size. In no case will a"bubble-type" skylight be approved.
6.0 Dormers
6.1 Dormers are an important element contributing to the total architectural look and style of
the structure. Changes should be undertaken carefully. Dormers that were part of the
original design should not be altered in scale or form. New dormers should match existing
ones and should correspond in style with the architectural features of the building. Dormers
should be small in scale, and facades visible from the public way should not appear as though
an additional story has been added. The original proportions of the roof should be retained.
7.0 Chimnevs
7.1 Chimneys are distinctive roof features and should be retained in most cases. Chimneys
should not be altered, shortened, or removed, but rather, repaired as necessary. Even if an
interior fireplace is to be removed, every effort should be made to retain the existing
exterior stack. Bricks and mortar should match the existing materials. Details of chimney
work, to scale, and samples of brick and mortar must be submitted. The retention of
original historic brick materials is encouraged.
8.0 Gutters
8.1 The preference is to replace like with like, such as wood gutters with wood. However, if
gutters are being replaced it is preferred that the gutters be replaced with the material that
would have been present when the structure was first built.
8.2 Gutters may be of wood, copper,painted aluminum, or galvanized steel. Unpainted mill-
finished aluminum is generally not appropriate for flashing, gutters and downspouts.
8.3 In older buildings, gutters were often designed as part of the eave profile. In these cases,
the gutters become a particularly important architectural feature and should be repaired
whenever possible; if they are beyond repair, they should be replaced with like materials
and design. Hung gutters (those not designed as part of the eave) should be as
unobtrusive as possible. Downspouts should not obstruct the view of the structure's
corner wall elements.
9.0 Masonry and Stucco
9.1 Original masonry and mortar should be retained, wherever possible, without the
application of any surface treatment. Old mortar should be duplicated in composition,
color, and texture. New mortar should reproduce original in joint profile and size.
9.2 Care must be taken in repointing to match the existing joint width and to avoid overcutting
of the joints. Joints should not be overfilled with mortar onto the face of brick.
9.3 Replacement brick and mortar should be carefully matched in size and color to the
originals, and follow traditional brick coursing if visible from a public way.
9.4 Foundations should be repaired or extended with the materials of the existing foundation.
9.5 Existing stucco should be repaired with stucco mixture that duplicates the original in
appearance, i.e., color and texture.
9.6 The applicant will be required to provide a sample of proposed masonry materials.
9.7 Sandblasting should not be used to clean brick because of the resulting "pitting" of the
brick surface and potential other damage. Gentler cleaning methods shall be used.
10.0 Painting Wood Exteriors
10.1 A public hearing before the Commission is not required to repaint a wooden building or
structure. We encourage you to consider color and finish compatibility with adjacent
structures in choosing your colors and finish to promote visual harmony of the
streetscape.
14.0 Sidin
11.1 Appropriate siding materials are clapboard, brick, stucco, and on certain historical styles,
wood shingles.
11.2 Original siding material should be retained whenever possible and deteriorated material
repaired or replaced with new material that duplicates the original as closely as possible.
11.3 The removal of non-original siding materials, trim and imitation wood clapboards such as
vinyl and aluminum is encouraged.
11.4 Artificial siding, including,but not limited to, vinyl, aluminum, asphalt, and artificial brick
and stone, are not appropriate in the historic district.
11.5 Trim and detailing should not be removed.
11.6 Replacement wood siding or shingles should replicate the materials, dimensions, detailing
and patterns of the original.
12.0 Steps, Stairways,Railings
12.1 Steps, stairways and railings are important features of entryways and porches. Where
possible, original features and detailing should be retained or repaired in the same design
and material. When existing features are not original, replacement design and materials
should be appropriate to the style of the building.
12.2 Deteriorated or missing elements and decorative ornamentation shall be replaced with
materials and elements to match original, or be appropriate to the original.
12.3 Stonework may be repaired, replaced or extended using the existing type of stone or brick.
New work should be appropriate to the period and character of the building.
12.4 Railings may be wood or wrought iron. A drawing of railing design must be provided.
13.0 Walkways
13.1 The Commission recommends that brick, stone, gravel,plain concrete or exposed
aggregate concrete are appropriate materials in most cases for walkways. Asphalt is
discouraged and concrete and asphalt made to simulate other material is not acceptable.
Although walkways at grade level do not require a public hearing, the Commission
encourages you to follow the guidelines set forth above.
14.0 Stone and Masonry Walls
14.1 Stone and masonry walls are distinctive features of historic homes and should be
maintained.
14.2 The design of new walls, including retaining walls, should be appropriate in scale,
architectural style, and material, to the building, its site, and the surrounding properties.
Walls should not prevent or restrict public views of buildings. Brick walls should use
historically appropriate brick. Bricks and mortar joints should be compatible with the
building in color, aggregate and joint profile. Stone walls may be dry laid or set in a
mortar that is historically appropriate in color, aggregate and joint profile.
15.0 Fences
15.1 Architecturally significant fences should be maintained and repaired or restored
whenever possible. Iron fences, and original ornate wooden fences should be maintained.
Traditional materials (wood, cast or wrought iron, granite and stone) are recommended.
15.2 The following are not appropriate in the historic district when visible from a public way:
(i)plastic or vinyl fences, (ii) chain link fences, (iii) split rail fences, (iv) stockade fences,
(v) lattice fences, except as a side or rear yard garden element.
15.3 The design of fences should be appropriate in scale and architectural style to the building,
its site, and the surrounding properties. New fences should not prevent or restrict public
views of buildings.
15.4 Fences,which are subject to review and must have a Certificate of Appropriateness to be
erected, should not obscure the view of the house from the street. New front fences and
the front yard portion of side fences should be open in character so as not to create visual
barriers.
15.5 When a fence is proposed in front of a building, it should be open and low so as not to
block the public view. Fences should be compatible with the existing building in
material, proportion, style and historic period and should enhance the streetscape.
15.6 More solid, taller fences may be appropriate to provide privacy or safety but should be
located where they have minimal visual impact from public streets, ways or places.
15.7 Where privacy is an issue, we suggest a"living" fence or hedge. Plantings are not subject
to review by the Commission.
16.0 Lighting
16.1 All lighting and lighting fixture changes visible from a public street,way or place are
subject to review, including but not limited to:
a) Lighting fixtures as an appurtenance to the structure (such as on a building exterior,
porch, deck,pathway, driveway,post, and any area visible to the public), as elements of
the landscape, and elements of architectural ornamentation;
b) Quality of illumination on the site and on building exteriors;
c) The intensity and distribution of light is also taken into account,particularly as it affects
neighboring properties and the ambience of the district; and
d) Illumination of signs.
16.2 Any lighting plan and its total effect on the property should be carefully considered. Give
thought to the task or activity that requires illumination and to the minimum amount of
light needed.
16.3 Up-lighting, such as for facades, signs, fountains, and landscaping, are generally not
appropriate.
16.4 Lighting of entire building facades is limited to special cases of buildings that are
considered community landmarks. Lighting of the landscape or"wash" lighting of
buildings or trees is not permitted. Planned"on-all-night" lighting is not appropriate in
the historic district.
17.0 Light Fixtures
17.1 Original light fixtures, where they survive, can be important and rare architectural features,
contributing significantly to the structure's historic resource value. For this reason,
original or later appropriate light fixtures should be retained, and if possible, repaired
using recognized preservation methods. Deteriorated or missing elements should be
replaced, if possible, with like materials. Replacement should be based, if possible, on
physical or documentary evidence.
17.2 New light fixtures should be of a design and scale that is appropriate to the style and
period of the building rather than imitate styles earlier than the building or structure.
Historical style lighting fixtures may appear appropriate in the daylight,but many of
these authentic-looking fixtures are among the worst in creating nighttime glare from
their unshielded lamps or bulbs.
17.3 Lamps (light bulbs), in general, should be fully shielded inside the fixture so that the lamp
is not visible from adjacent buildings,pedestrians, and motorists. It may be appropriate in
some cases to have a low lumen lamp (25 watts incandescent) as an alternative. Many
historic-style (non-original) fixtures can be easily altered to shield the lamp. In the best
case, light is ordinarily directed below the horizontal plane of the fixture (typically
referred to as a"full cut-off' fixture). Light should be maintained on the property,not
spilling beyond the bounds of the property line.
18.0 Signs
18.1 New and additional signs are subject to review by the Commission. The basic design,
color, size and scale of a sign will be reviewed to determine whether it integrates with the
architectural character of a building and the streetscape. Wooden signs are appropriate in
the historic districts. Synthetic signs are generally not appropriate. Sign lighting is rarely
appropriate. If proposed, the lighting should be in keeping with the style of the sign and
appropriate to the business it represents. Lighting should illuminate the sign with as little
spillage as possible.
18.2 Signage for commercial properties is also subject to review by the Commission in addition
to any other permitting requirements.
19.0 Fire Escapes
19.1 Fire escapes should be designed and constructed with the same attention required for other
major alterations. The Commission recommends that to the extent possible, fire escapes
be placed where least visible from a public way, and as necessary, landscaping be added
for screening purposes.
20.0 Modern Equipment
20.1 Modern equipment includes utility and other mechanical equipment located outside a
building and visible from a public way, including but not limited to, antennas, cellular
towers, satellite dishes, propane and other tanks, dumpsters,utility meters, alarm systems,
HVAC equipment(including but not limited to air conditioners, heating units, ducts, fans,
and solar collectors) and associated mounting devices, strapping, fasteners, cables, and
related equipment.
20.2 Modern equipment should, in general,be as small and inconspicuous as possible.
20.3 All modern equipment should be installed in locations which(a) create the least
disturbance to the historical appearance of the building, (b) involve the least additional
structural alterations, and(c) are screened, hidden or otherwise shielded from view to the
extent possible.
20.4 Modern equipment placed on the ground should be sited in the rear of the building and
may be screened by vegetation, walls or fences. Front yard locations are strongly
discouraged. If modern equipment is mounted on a roof, it should be located behind
chimneys, sloped roofs and parapets or placed in the central portion of flat roofs behind
sight lines as seen from ground level or other portions of the roof not visible from any
public way. Flues and vents should be concealed in chimneys or cupolas. Electrical wires
and other cables should be run inside the building, underground, or along the foundation.
20.5 Modern equipment should be painted to blend in with the building and surroundings, when
possible.
20.6 Utilities should be underground, where possible.
20.7 Seasonal air-conditioning units do not require a Certificate of Appropriateness, but the
Commission encourages discreet placement at the rear or sides of the building.
20.9 Applications to the Commission for approval of modern equipment shall specify the
location, dimensions, and describe outward appearance of all such equipment.
21.0 Outbuildings
21.1 Outbuildings, including but not limited to garages, sheds, greenhouses, gazebos and
swimming pools, are subject to approval if they are visible from a public way or place.
Visually filling the lot from side to side with house and outbuildings detracts from the
landscape component of the historic streetscape, and is not appropriate. The Commission
will consider size, scale and placement of the outbuilding(s) itself, as well as its/their
relation to the lot size and other structures on the lot and adjacent and nearby lots.
22.0 Additions and New Construction
22.1 The Commission will review all proposed alterations of, and additions to, existing
structures and all new construction.
22.2 The Commission will consider the appropriateness of the size, massing, scale, height, and
shape of the building or structure both in relation to the land area upon which the building
or structure is situated and to buildings and structures in the vicinity. The Commission
may impose dimensional and set-back requirements in addition to those required by
Watertown's Zoning Ordinance.
22.3 Individual features such as doors and windows should be compatible in proportion, size,
shape, location, and pattern with similar features on other contributing structures in the
District.
Additions
22.4 Alterations and additions should be compatible with the character of the building and
earlier additions in terms of size, scale, massing, material, location and detail.
22.5 New additions should be designed in a manner that makes clear what is historic and what
is new. The original portion of the building and additions should continue to be
recognizable. Additions should be designed so that the character of the existing building
is not radically changed, obscured, damaged, destroyed, or rendered subordinate to the
addition. Additions should be subservient to the original structure; be differentiated from
the existing building(i.e., set back from the existing wall plane); not obstruct the visual
integrity of the original structure; be in harmony with the original in size, scale, style and
materials; and be located where least visible from public view. The streetscape should
also be considered in the design of additions.
New Construction
22.6 New construction should respect the existing historic streetscape. The historic relationship
of buildings to the street and to other properties in the District, including setbacks and
open spaces, should be maintained.
22.7 The style of architecture, materials, the composition and the architectural details of new
construction will be reviewed by the Commission.
23.0 Demolition
23.1 There is a presumption in favor of retaining all existing buildings and structures.
Demolition or removal of a building or structure located in the Historic District(whether
or not the structure is subject to public view)requires approval from the Commission
prior to the issuance of a demolition permit. The Commission will consider approval only
if the building or structure to be demolished has no historic or architectural merit or
historic relationship to the Historic District. Removal and relocation shall be considered
only as an alternative to demolition.
23.2 If an application for a demolition permit is based upon structural instability or
deterioration, the applicant shall provide a technical report prepared by an architect or
engineer registered in Massachusetts detailing the nature and extent of the problems and a
reasonably adequate estimate of the cost to correct them.
23.3 Where a new building or structure will replace a building or structure to be demolished or
removed, approval of the new structure by the Commission is required as a condition to
demolition approval. In addition to the plans and specifications ordinarily required for a
new building or structure, the applicant shall submit a timetable and such other
guarantees and assurances for the completion and replacement of the building or structure
as the Commission may require.
24.0 Amendments and Severabilitv
24.1 The Commission reserves the right to amend these Guidelines.
24.2 If any part of these guidelines is deemed to be invalid, illegal or unconstitutional, then that
part shall be severed from the text and the remaining section of the Guidelines shall
continue to be in full force and effect.
Iil A blank application and instructions are included on page 19 as Attachment A.