A.
Context of character. Residential structures located within commercial
districts are at risk of losing their traditional neighborhood character
over time as investment continues and changes in use occur. Understanding
the elements that define neighborhood character is the first step
in preserving it and ensuring that new construction harmonizes with
the context. The traditional character of neighborhoods is defined
by buildings, as well as trees, fences, sidewalks, and landscaping.
Mature street trees located between the sidewalk and the curb define
the character of most village streets.
B.
Purpose. The purpose of these design standards is to preserve the
integrity of the traditional neighborhood character of residential
structures located within commercial districts. While some residential
structures may have been or will be converted to a nonresidential
use, these design standards are intended to ensure that the original
design and residential integrity of the structure is maintained over
time. It is for this reason that future investment in these structures
shall preserve and enhance the overall walkability and historic character
of the Village through the observation of the guidelines and standards
provided herein.
A.
Structures under regulation. These design standards shall apply to
all structures originally built for residential purposes within the
Village's commercial zoning districts. This shall include residential
structures still occupied by a residential use, such as single-, two-,
or three-family dwellings, and converted residential structures now
occupied or proposed to be occupied by a nonresidential use, such
as retail or office enterprises.
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 single- and two-family structures and properties.
A.
Site plan review. All exterior, environmental changes proposed for
single-or two-family structures within a commercial district shall
require site plan review and approval as provided for by Article 44
of this chapter.
B.
Architectural Review Committee (ARC) review. Review and recommendation
by the Architectural Review Committee shall be required upon referral
by the reviewing board, as outlined in Articles 43 and 44. ARC review
shall also be required for development within the LCR, VCC, NCC, GC,
and MU-I Districts to ensure compliance with Building Design Standards.
A.
It is encouraged that all additions and/or improvements to existing
structures be of the same architectural style, use the same type of
materials, be of the same height and width, and have the same window
and door orientation as the original structure.
B.
Significant architectural features, including but not limited to
original cladding, porches, cornices, etc., shall be preserved.
C.
Historic materials shall only be replaced when it is demonstrated
they are deteriorated beyond repair. Replacement materials shall match
the existing in form, profile, and texture.
D.
Replacement windows in historic buildings 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.
E.
Demolition of any historic building listed shall require a certificate
of appropriateness from the Village of Hamburg Historic Preservation
Commission.
A.
Porches shall be maintained in good repair; meaning porch decks,
posts and trim shall be protected with paint and roof shall be maintained
in a sound condition.
B.
Repair is preferred over replacement.
C.
When replacing deteriorated materials, new materials, trim, and detailing
shall match existing. For example, a wood handrail should not be replaced
with and aluminum or vinyl handrail. Alternate materials are only
acceptable if they are visually similar to the materials they replace.
D.
Enclosing porches to provide additional interior space is prohibited.
E.
New porches shall be compatible in style, materials, scale and form
with the building the building they are attached to.
F.
Back-primed tongue-and-groove fir boards are the preferred material
for porch decking. Porch decks should be sloped to drain away from
the building. Deck boards always run perpendicular to the outside
wall of the house.
G.
No vinyl or pressure-treated/preservative balusters should be utilized
on porches.
A.
On elevations visible from the street, window size, proportions or
location shall not be altered unless the change is intended to restore
lost historic features or the historic appearance of the building's
exterior. Such restoration work should only be undertaken if documentation
is available to confirm the building's historic appearance.
B.
Replacement windows should only be installed when the original windows
are deteriorated beyond repair.
C.
Replacement windows shall match the size, style and general appearance
of the units they replace.
D.
Replacement windows should fit within existing casings and decorative
trim.
E.
Shutters should only be installed when they are compatible with the
age and style of the building to which they are being attached. For
example, shutters are not typical of a Craftsman bungalow. Refer to
guidance for shutters in the Design Principles Section of the Village
of Hamburg Building Design Standards for additional recommendations.
F.
In addition to window size, proportion and spacing should be similar
to the original building.
A.
On elevations visible from the street, door size, proportions or
location shall not be altered unless the change is intended to restore
lost historic features or the historic appearance of the building's
exterior. Such restoration work should only be undertaken if documentation
is available to confirm the building's historic appearance.
B.
Replacement doors should only be installed when the original door
is deteriorated beyond repair or when the existing door is an inappropriate
replacement.
C.
Replacement doors shall match the size, style, glass light design,
and panel configuration of the units they replace. Alternate materials
should match the appearance of the materials they replace. If the
existing door is wood, stamped hollow metal doors are not acceptable
but fiberglass paneled doors are.
D.
Replacement doors should fit within existing casings and decorative
trim.
E.
In addition to door size, proportions, glass light design, and/or
panel configuration should be similar to the original door.
A.
Prominent brick chimneys visible from the street should be rebuilt
rather than removed.
B.
The removal of concrete block chimneys or chimneys that are not original
to the building is encouraged.
C.
Chimney roof and wall intersections should be properly flashed with
metal.
D.
To ensure durability, chimneys should be caped with a minimum four-inch
concrete slab or stone rather than a mortar wash.
