A.
History. The Village of Hamburg has a vibrant history, which is reflected
in its architecture and is a vital part of the character of the village
center. The character of these areas continues to be recognized and
celebrated by residents, local officials and visitors to the community.
The context of the traditional structures in the Village Center Commercial
(VCC) District has established a pedestrian-friendly environment for
commerce that encourages social interaction and supports local business.
B.
Purpose. The purpose of these design-based criteria is to maintain
the historic and architectural character of the traditional village
core within the Village of Hamburg, and to ensure future development
and redevelopment in the VCC District is compatible and harmonious
with the desired traditional character and design.
C.
Intent. One of the greatest threats to the character and historic
integrity of the Village of Hamburg is the slow and incremental loss
of the historic fabric: the loss of a character-defining feature of
a structure, an individual building, or an entire block. These standards
are intended to guide preservation and enable distinctive solutions
to address changes, modifications or adaptive reuse of buildings and
properties, or direct the style of new or infill development. The
requirements contained herein provide a framework for achieving the
following objectives:
(1)
Provide for high-quality, contextual design treatments of all
property;
(2)
Encourage design continuity to support the traditional and historic
development pattern of the village center;
(3)
Guide investment for appropriate rehabilitation and preservation
of historic structures;
(4)
Support mixed-use infill development and redevelopment efforts
that are compatible with and positively contribute to the surrounding
historic environment;
(5)
Promote the economic prosperity of local businesses and increased
opportunities for building reuse in a historically sensitive context;
(6)
Protect and improve residential and commercial property values;
and
(7)
Promote the role of the VCC District as an attractive mixed-use
and civic activity center where people come to do business, shop,
and socialize.
A.
Structures under regulation. These design standards shall apply to
all uses, except single- and two-family dwellings, within the VCC
District and shall apply to existing structures and new structures,
including, but not limited to, any upgrades, reconstructions, modifications,
additions, expansions, or changes of exterior appearance, and new
construction requiring site plan review.
B.
Historic structures. For this purpose of this article, the term "historic structure" shall refer to all historic properties, local landmarks, and contributing structures identified in the Village of Hamburg Historic District as listed on the National Register of Historic Places. This shall also include all local landmark properties and properties within historic districts so designated by the Historic Preservation Commission under Chapter 44 of the Village of Hamburg Code.
C.
Supplemental building design standards. The guidelines and standards
provided herein are to be used in conjunction with the Village of
Hamburg Building Design Standards, which include illustrative examples
of the provisions set forth herein. Where there is a conflict in procedure
or regulation of property between this chapter and the Building Design
Standards, the requirements of this chapter shall take precedence.
D.
Property owner guidance. Property owners should refer to the guidelines
and standards of this article and the Village of Hamburg Building
Design Standards as a source of inspiration, innovation, and distinctive
solutions when undertaking changes, modifications, or adaptive reuse
of buildings and properties.
A.
Site plan review. All exterior, environmental changes proposed for
a nonresidential, mixed-use, or multifamily structure in the VCC District
shall require site plan review and approval as provided for by Article
44 of this chapter. Site plan review applications for property in
the VCC District shall also include the following materials:
(1)
Photographs of the site and building which clearly show exterior
details.
(2)
Photographs of adjacent buildings or properties.
(3)
Architectural drawings of the proposed exterior changes which
clearly illustrate exterior materials, material dimensions, colors,
height, and lighting.
(4)
Material details, specification sheets, and product literature/samples.
(5)
Any available historical information regarding the history of
construction, use, and/or modification of the building in question.
B.
Architectural Review Committee (ARC) review. Review and recommendation
by the Architectural Review Committee shall be required for development
within the VCC District, as outlined in Articles 43 and 44, to ensure
compliance with Building Design Standards.
A.
Placement and orientation context. Placement refers to how a building
is situated on the lot. Orientation refers to the location of a building's
main axis, or primary facade. Building placement and orientation is
a crucial part of the interface of private building facades with public
thoroughfares, which shape a compact, walkable public realm.
B.
Massing and form context. Massing and form refer to the volume and
shape of a building. Buildings should provide visual interest that
engages pedestrians and others to promote activity and business vitality.
Wherever possible, new development should enhance the visual quality
of the site on which it is located, as well as the character of the
surrounding area.
C.
Design requirements. All nonresidential, mixed-use, and multifamily
buildings shall be in accordance with the following:
(1)
The placement of buildings shall follow the minimum and maximum
front yard requirements in Articles 20, 21, and 22 of this chapter.
Relief from this provision may be provided for historically appropriate
architectural elements and pedestrian amenities, such as recessed
entries or chamfered corners, as deemed appropriate by the reviewing
board.
(2)
Building frontages shall extend to both side property lines
to the extent practicable. Breaks between or through buildings may
be permitted with review board approval if it is determined that such
break is required to provide pedestrian and/or vehicular access to
rear parking facilities or other spaces, buildings, etc., located
behind the building.
(3)
All development shall be of a similar height and form to those
of historic structures on the block in which it is located. There
should be no abrupt changes in height from adjacent structures.
(4)
Main entrances shall face the street, be easily identifiable,
and scaled to the size of the street on which they are located. The
primary facade shall be oriented to the street or at the same orientation
as adjacent historic structures.
(5)
Buildings situated at street corners shall "wrap" the corner
by continuing certain facade elements (such as the cornice or horizontal
accent bands) on all street elevations (see Figure 30.1).
(6)
A building frontage shall have a transition line. A transition
line is a horizontal architectural element, such as a cornice, balcony
or change in material, which spans the full width of the facade, and
creates a distinction between the first and second stories. Transition
lines shall be designed in proportion to the overall height and width
of the building and shall relate to adjacent historic structures (see
Figure 30.1).
(7)
A single, large, dominant building mass shall be avoided. No
facade shall have a blank, uninterrupted length exceeding 40 feet
without including architectural features such as columns, pilasters,
piers, or changes in plane, in texture or masonry pattern, or an equivalent
element that subdivides the wall into pedestrian-scaled proportions
(see Figure 30.1).
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(8)
The design of new structures should avoid mimicking the architectural
style and appearance of historic structures, but rather compliment
the design by utilizing similar massing, form, placement, orientation,
and architectural design elements.
(9)
Buildings designed to advertise or promote a uniform corporate
image in a manner that may render the building undesirable or unable
to accommodate future uses shall be prohibited.
(10)
All buildings shall exhibit a clearly defined base, midsection,
and crown. This can be accomplished using a combination of architectural
details, materials, textures, and colors (see Figure 30.2). Buildings
which are "squat" in proportion or which have very strong horizontal
elements that dominate the facade are discouraged.
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FIGURE 30.2.
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A.
Facade composition context. A building facade serves as the interface
between the public realm and the interior space of the building and
should be compatible with the character and context of the surrounding
area. Proper facade composition creates visual interest and adds character
to a facade, providing visibility into the building interior, particularly
for retail uses, contributing to the pedestrian, bicyclist, and motorist
experience throughout the Village. The arrangement of facade elements
should be so designed to create a recognizable and consistent composition.
B.
Fenestration context. Fenestration refers to the area of the facade
or building exterior covered with openings, in particular windows
and doors, how transparent the enclosing glass in the openings is,
and how the openings are arranged and/or relate to each other with
respect to size, depth, location, etc.
C.
General facade design.
(1)
Buildings that are located on a street corner are considered
to have two primary facades.
(2)
The rhythm of openings on a facade shall observe the size, location,
and proportion of fenestration elements typical of historic structures.
(3)
Facade elements such as windows and bays shall be of a consistent
proportion to each other. Elements which share a common area (e.g.,
all of the windows at the base level) shall be of a consistent proportion
and size as well.
(4)
The use of depth is encouraged to highlight facade openings
such as windows to create a three-dimensional relief which produces
shadows. Windows shall not be mounted flush to the exterior of the
facade.
D.
First floor. Includes the area of facade below the transition line.
(1)
The first-floor levels of a facade shall provide the highest
amount of facade openings and articulation.
(2)
Awning or transom windows are encouraged at the street level.
(3)
Structures fronting a street shall provide a level of transparency
at least 75% in the area between two feet and eight feet from the
ground (see Figure 30.3).
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E.
Upper floors. Includes all facade area above the transition line.
(1)
The facade for the upper floors shall incorporate a minimum
of 30% but no more than 40% of transparent glass openings or the average
of such on nearby historic structures, whichever is greater (see Figure
30.3).
(2)
The spacing of upper-floor openings shall match that of the
major entrance and design elements on the first floor.
(3)
Upper-floor openings shall be residential in size, proportion,
and character. Upper-floor windows shall be double-hung with ornamental
elements such as a flat stone lintel or hoodmolds. Other traditional
window styles that match that of adjacent historic structures are
permitted.
F.
Windows and doors.
(1)
The use of opaque, mirrored, or tinted glass with less than
50% light transmittance is prohibited. If screening is necessary,
interior blinds or curtains are encouraged.
(2)
Doors that are comprised of an area of at least 30% transparent
glass shall be used for building entrances on the primary facade.
Opaque doors may be used for access to upper floors.
(3)
Pairs of window shutters may be used if determined to be typical
of the style of building. Shutters shall appear to actually cover
the entire window opening when closed. Shutters shall not be mounted
flush to the exterior of the facade but hung as if they were functioning
on a hinge.
G.
Storefronts and entrances.
(1)
Primary entrances shall face the street and be so located to
afford direct access from the sidewalk, where applicable. Entrances
for upper floors shall be distinguished from entrances for first floor
uses.
(2)
Corner buildings may have two separate entry points or a single
entry point at the corner.
(3)
Storefront construction should be recessed enough at the point
of entry to allow the door to swing out without obstructing the sidewalk.
(4)
The sill of storefront windows should be no higher than 24 inches
above grade.
H.
Awnings and canopies.
(1)
Awnings are appropriate over entrances, storefronts and large
first-floor windows and over upper-floor windows.
(2)
Awnings and canopies shall be designed to fit the window, door,
or storefront openings that they are intended to cover. Placement
should be in a traditional position and should not conceal architectural
features.
(3)
Awnings should be made of low-sheen fabrics with a traditional
appearance such as canvas or acrylic. Common traditional colors include
black, dark green, navy, and maroon. Vertical stripes are an appropriate
option. The use of rigid, reflective, and translucent materials is
prohibited.
(4)
Wood, metal, and internally illuminated translucent awnings
are prohibited. Awnings may be retractable or fixed. Fixed awnings
must be structurally capable of withstanding both high winds and winter
snow loads.
(5)
The exclusive use of roll-type sloped awnings was typical from
the mid nineteenth century until 1970. Fixed rounded awnings did not
become popular until the late 1970s. Because they are historically
inappropriate, the use of fix rounded awnings on historic buildings
is prohibited unless historically significant. The use of rigid-frame
rounded entrance canopies is permitted only where it is deemed architecturally
compatible with the building to which it is attached.
A.
Roofline context. A roofline is an architectural element, such as
a cornice, parapet or change in material, which creates a distinction
between the top of the building and the lower floors.
(1)
All structures shall have a roofline.
(2)
Rooflines shall be designed in proportion to the overall height
and width of the proposed building and, where practicable, shall relate
to existing adjoining historic structures.
(3)
Longer buildings shall provide fluctuations in the roofline
which break up the long run of the facade and which attract attention
to key places such as entryways.
C.
Roof treatments.
(1)
Mechanical equipment and permitted telecommunications facilities
shall be placed or screened in such a manner so as not to be visible
from the street.
(2)
The use of alternative energy materials and systems, such as
solar panels or shingles, is encouraged. Their installation shall
be incorporated into the design of the building so as not to detract
from the architectural style and detailing.
A.
General requirements.
(1)
Building facades shall be constructed of durable materials such
as brick, stone masonry, or fiber cement (panels, siding and trim
boards) or finishing wood.
(2)
No more than three exterior building materials should be used
on any one facade of a building. A single material should be used
as the dominant theme in the facade, with secondary materials used
only to highlight and accent the design.
(3)
Changes in materials shall occur at inside corners. Material
changes at the outside corners or in a plane shall be prohibited,
unless otherwise approved by the reviewing board.
(4)
Building materials, textures, and colors shall be compatible
with adjacent historic structures so as not to detract from existing
historic character.
(5)
All brick, stone, concrete, or other masonry materials shall
match the size, color, and style of existing historic masonry elements.
(6)
All wooden materials shall be finished using either stain or
paint to match the color and style of existing historic wooden elements.
(7)
All metal materials shall be finished and colored to match historic
structures.
(8)
All glazing shall be clear or lightly tinted.
B.
Prohibited materials. The use of EIFS, vinyl siding, plastic panels,
sheet metal, clear-coated aluminum, stainless steel, mirrored glass,
plywood panels, concrete block, or smooth concrete is prohibited.
Finishes that are intended or designed to reflect light and glare
are not permitted. Fluorescent or day-glow colors of any shade are
expressly prohibited.
C.
Modern materials. The use of other modern and non-traditional materials
or textures may be permitted with approval by the reviewing board.
D.
Painted masonry.
(1)
Masonry that has not previously been painted shall not be painted
unless deterioration has progressed so far that a protective surface
coating is needed. In such cases, a breathable masonry paint or stain
shall be used. Masonry that has previously been painted shall be repainted
with a breathable masonry paint or restored to unpainted masonry.
(2)
If paint is to be removed from masonry surfaces, the gentlest
effective paint removal method available shall be employed so as to
avoid damage to historic masonry and mortar. Sandblasting and similar
methods shall never be employed.
The following additional regulations shall apply to the rehabilitation and reuse of existing historic structures as defined § 250-30.2, unless it is so determined by the Historic Preservation Commission that the restoration of any such structure to its historic state would be inconsistent with the purpose and intent of this article.
A.
Preservation of character.
(1)
Each property shall be recognized as a product of its own time.
Alterations that seek to create a false sense of historical development
are discouraged.
(2)
Changes to a building that have taken place over time are evidence
of its history and development. If those changes have acquired significance
in their own right, they should be recognized and preserved.
(3)
Where architectural or site features are determined to contribute
to the character of the property or the district, proposed alterations
or additions shall be designed to minimize the impact on those features.
(4)
New additions, exterior alterations, or new construction shall
not destroy historic materials or general features that characterize
the property. The new work shall be compatible with the massing, size,
scale and architectural features of the property and the surrounding
neighborhood, to protect the integrity of the property.
(5)
Additions or alterations to structures shall be constructed
in such a manner that, if removed in the future, the essential form
and integrity of the structure and the site would be unimpaired.
(6)
Design elements on historic structures shall not be altered
or covered in a manner that would adversely impact the facade and
architectural character of the structure.
B.
General repair and replacement.
(1)
Existing historic structure architectural elements and features
shall be retained to the greatest extent practicable. Removal of historic
elements must be approved by the reviewing board.
(2)
Existing historic materials shall only be replaced when it is
demonstrated they are deteriorated beyond repair. Repair or replacement
shall be done so in kind by either reusing historic materials or duplicating
the existing in form, profile, and texture.
(3)
In the event that historic structure architectural elements
or features have previously been removed or altered from their historic
state, subsequent efforts to repair or replace these elements shall
be done to return the structure to its historic specifications as
closely as possible.
C.
Preservation, repair and replacement of openings.
(1)
Original window, storefront, and door openings shall not be
reduced in size or covered. Transoms must be retained and uncovered.
(2)
Original window, storefront, and door openings that have been
covered or filled in on a building facade shall be restored.
(3)
Replacement windows shall fill the original size of each opening
and be of similar style (for example, double hung) and shall utilize
true divided lights or simulated divided lights when matching the
original mullion and/or muntin configuration. The use of interior-only
grids or grids between the panes of glass is prohibited.
(4)
Lowered ceilings shall have a soffit at each window that allows
retention of the full window height.
