Basic guidelines for rehabilitation in the Yorkship Village (Fairview) Historic District are propounded by the United States Secretary of the Interior as they appear in Guidelines for Rehabilitation of Historic Buildings and are specifically incorporated in this chapter. Basic guidelines for rehabilitation in the Yorkship Village (Fairview) Historic District are set forth in Article
VI.
Restoration to the original design of the existing structures
shall be the primary aim in the consideration of all exterior building
treatment. Such original design details and characteristics shall
be preserved whenever possible. Where such original design details
have been changed, modified or eliminated, restoration to the original
is recommended. In those cases where restoration is contemplated,
the proposed work shall be substantiated by historic, physical, or
pictorial evidence. Lacking specific knowledge of the details of a
particular building, repair or replacement should be designed to conform
to the characteristics of the structures and the eras in which they
were built, and the design characteristics of the Village as a whole.
A. Materials shall whenever possible be in keeping with the brick or
stucco finishes of the original exteriors. Materials other than these
original materials such as aluminum, steel, or vinyl siding, asphalt
or asbestos siding, finished glass, porcelain enamel, terra cotta,
imitation brick or stone, corrugated metal, plastic, glazed or bright
metal, among others, are not recommended except in those cases where
particular finishes have acquired significance in their own right.
B. Exterior finishes.
(1)
It is recommended that brick and stucco finishes shall be repaired
or restored to an original condition.
(2)
Painting on brick or stucco is not recommended. In cases where
previously painted surfaces are done in colors that are not appropriate
to the building and neighborhood, it is recommended that the surface
be cleaned, or a paint color chosen that is compatible with the building
and the neighborhood. Because Fairview Village buildings are done
largely in the Colonial Revival style of architectural design, colors
displayed on the Sherwin Williams Company "Colonial Revival" color
chart are appropriate for use in the Fairview Village Historic District.
(3)
The cleaning of dirty brick and stucco finishes and the removal
of paint from these surfaces should be accomplished using the gentlest
means possible. Sandblasting and other cleaning methods that will
damage the historic building materials are not recommended and shall
not be undertaken. Methods and materials approved by the National
Park Service shall be preferred and recommended.
(4)
Damaged brick or stucco should be repaired or replaced as necessary.
(5)
Should re-pointing be necessary, it is highly recommended that
the old mortar be duplicated in composition, color and texture. The
wrong mortar mix may cause damage to historic buildings. It is also
recommended that the new mortar when applied duplicates the original
joint size and profile.
(6)
The restoration of exterior woodwork made necessary by advanced
deterioration is highly recommended. Where wood work is deteriorated
beyond repair or missing, replacement in kind is recommended. Wood
finishes, whether original or replacement, shall not be covered with
metal, vinyl or other materials.
C. Building heights. The cornice line on any new or remodeled building
should not be made higher than the height of the cornice lines on
attached buildings nor the cornice lines of the two existing adjacent
buildings. Original top floors should not be removed, especially in
cases where a top floor has been fire damaged. In cases where damage
has occurred, repair or rebuilding of damaged structural elements
is recommended.
D. Exterior details.
(1)
Doors and windows. The retention of original window and door
openings, the window sash, glass, lintels, sills, architraves, shutters,
doors, pediments, hoods, steps and hardware is recommended. Some original
doors in the District were shorter than contemporary standards. Where
such doors are found they should be repaired and restored as necessary.
(a)
The introduction of new window and door openings, the infill
of original window and door openings, or the reduction or enlargement
of original window and door openings is not recommended. However,
in those cases where an original door was smaller than contemporary
doors, and that door is no longer extant, a new door meeting contemporary
standards may be installed provided that the door frame, frame moldings
and transom are modified in such a way as to match the original in
appearance and design.
(b)
Original doors, door frames and transoms, where intact and capable
of being restored, should be retained and repaired or restored as
necessary.
(c)
Doors, if not original, should be replaced with a door to match
the original design if documentation, historic, physical or pictorial,
exists to justify the style of door to be used as a replacement of
the existing door. Otherwise, a wood, six-panel "colonial" style door
is recommended. In those cases where an insulated, steel security
door is needed, the new door shall also be of the six-panel "colonial"
design.
(d)
It is recommended that original door hardware be repaired, reconditioned
and reused in the repair of an existing door, or the installation
of a new door.
(e)
Where door hardware is damaged beyond repair, or missing, new
door hardware, including knobs, knockers, bells, hinges and house
numbers should match the original design characteristics of the door
and the house.
(f)
Storm or screen doors to be placed at front entrances or those
entrances visible from the principal right-of-way should be a "full
view" type door. A "cross buck" design is not permitted.
(g)
Original sash in the Fairview Village Historic District were
six over six in the original Village and often six over one in the
newer sections of the Historic District. Where original sash exists,
the repair and reuse of such sash is highly recommended.
(h)
Where replacement is necessary or desirable for reasons of advanced deterioration or energy conservation, the new windows shall be wood with true divided lights in a design appropriate to the building and the period in which it was constructed. Please see Subsection
D(1)(r) below for window manufacturers whose products have been approved for use in the Fairview Village Historic District.
(i)
Vinyl replacement windows, or vinyl-clad windows with removable
grills that simulate divided lights, are not permitted and should
be avoided, especially in those cases where the window to be replaced
is visible from a principal right-of-way.
(j)
Storm windows are acceptable and should maintain the original
window configuration. Full-view storm windows, one over one, may be
installed on the exterior. Such installations shall be done in such
a manner as to minimize damage to existing window frames and sash.
Interior storm windows are preferable to exterior storm windows.
(k)
Exterior metal window security grills are not permitted.
(l)
Dormer windows, where they exist, should retain the appearance
of the original dormers. This includes the roof shape, window configuration,
decorative moldings, and materials. The enlargement or reduction of
a dormer, including removal, is not recommended.
(m)
In the Fairview Historic District there are a small number of
houses built after the construction of the original village that have
metal-clad bay windows. This is a distinctive house type found throughout
other sections of the City of Camden. Bay windows, where they exist,
should be retained. The original materials of the bay, pressed metal
finishes in particular, should also be retained. Bays should not be
enlarged or reduced in size. The degree of projection should likewise
not be altered. The covering of the bay with aluminum siding, vinyl
siding, asphalt sheeting, tar paper or other incompatible finish is
not permitted. The construction of bay, bow or picture windows not
previously existing on front or side facades visible from a principal
right-of-way is not permitted.
(n)
Wood windows are required for installation on all facades visible
from a public right-of-way. Six over six or six over one sash are
appropriate for use in the Fairview Village Historic District, depending
on the location of the property. For ease of maintenance homeowners
may select wood windows with metal cladding. Vinyl windows and vinyl-clad
windows are not permitted on the principal facades of buildings in
the Fairview Village Historic District.
(o)
Windows are customarily replaced in two ways. If a window frame
including the jambs, sill or other components are significantly damaged
and repair is infeasible it may be necessary to replace the entire
window assembly. In such instances where this is the case, owners
are encouraged to remove exterior trim elements, install the new window
and frame and replace the exterior trim.
(p)
Do not wrap exterior window frames with aluminum or other products
developed for this purpose. Historic profiles will be lost and property
owners risk future damage to their window caused by dry rot, a condition
common in low areas near waterways. Because the Fairview Village Historic
District is located in a low area near the Newton Creek, the atmosphere
may cause dry rot to the unventilated wood elements of a house. Exterior
wood elements, such as windows, should be painted on a regular basis
and exposed to the naturally occurring movement of air.
(q)
In most instances window frames are in good condition and need
little more than periodic maintenance; however, the sash may need
to be replaced. Many manufacturers sell sash replacement kits that
allow an owner to install sash tracks or runners in their existing
window frames. New removable (for cleaning) sash may then be fitted
in the sash tracks or runners.
(r)
Window manufacturers and products that have been approved for
use in the Fairview Village Historic District are as follows:
[1]
Anderson windows (400 Series).
(s)
Property owners are urged to consult with the Historic Preservation
Commission on the appropriate window products prior to purchasing
windows for installation.
(2)
Cellar windows. It is recommended that cellar windows on those
facades visible from a principal right-of-way be provided with wrought
or cast iron grills of an appropriate design when security is needed.
In general, the infill of cellar windows is not permitted and may
lead to the deterioration of internal structural systems. The infill
of cellar windows with glass block, concrete, brick or plywood is
not recommended unless a blind window is to be created.
(3)
Awnings for residential properties are not recommended. If awnings
are desired, a removable or replaceable canvas awning with appropriate
hardware is recommended. Metal awnings are not permitted.
(4)
Shutters were a common feature of the original section of Fairview
Village and recalled earlier building and design practices in the
Delaware Valley. Therefore, the installation of shutters of the appropriate
size and design is desirable. Shutters should be wood, paneled shutters
for the first floor and wood, louvered shutters for upper stories.
Shutter should be affixed to window frames in a traditional manner
using the appropriate hardware so that shutters may be operable. Attaching
or anchoring shutters to the facade of the building is not permitted.
(5)
Balconies. All balconies, where they exist, should be retained.
If deterioration has occurred, restoration, repair or replacement
in a similar material is recommended.
(6)
Roofs and cornices. The most important item concerning roofs
is the preservation of the original roof shape. A gable, or "A," roof
should not be altered to a flat roof or vice versa. The original 1918-1919
section of Fairview Village was characterized by gabled roofs finished
with slate or standing seam metal. The repair and preservation of
original materials is highly recommended because of the distinctive
quality and durability of these materials. Where preservation has
been demonstrated to be impossible, replacement materials of the appropriate
design and color is acceptable. In those cases where flat roofs are
to be repaired or replaced, only the flashing or other materials that
extend over or above the parapet are subject to the review of the
Historic Preservation Commission.
(a)
Pent roofs that extend above a second story or one-story porch
should be retained and repaired as necessary. The architectural elements
are usually finished with cast concrete tiles, or shingles. Due to
the unique character of this product its preservation is highly recommended.
The replacement of deteriorated or broken tiles is recommended. In
those cases where extensive deterioration has occurred, a suitable
replacement product that replicates the original appearance of the
concrete tiles or shingles is recommended. Replacing broken tiles
or complete roofs with asphalt shingles is not recommended.
(b)
Existing cornices and attached moldings should be maintained
in a manner that ensures their preservation. In areas where advanced
deterioration has occurred, the duplication of original heights, projections
and profiles is recommended for any necessary repairs or replacement.
The cornice line of existing buildings should not be interrupted by
the installation of dormers that extend upward through or from the
cornice line.
(7)
Gutters and downspouts. Structures should have a controlled
method of disposal of water. Such building accessories should be attached
and painted to blend in visually with the building. Half-round gutters
and corrugated downspouts are recommended.
(8)
Porches. The original Fairview Village porches were open. However,
there is a distinct type or method of enclosing porches practiced
during the early conversion of these spaces that has achieved significance
in its own right and should be preserved. Nevertheless, the preservation
and repair of open porches is recommended. Materials used in the repair
or restoration of open porches should match the original in texture
and design, particularly the columns and moldings.
(a)
Porch roofs in Fairview Village are of two distinct types. The
longer rectangular porch, approximately seven feet by 18 feet, was
constructed with a flat roof. This feature should be retained and
any repairs should match the original materials in texture and design.
These roofs were finished with metal and should be repaired or replaced
in-kind. Suitable replacement materials are acceptable, such as hot,
built-up asphalt systems.
(b)
The smaller roof types found on open porches in the original
Fairview Village were either gabled, or "A," roofs or half round in
shape. It is recommended that repairs to porch roofs respect the original
roof shapes and finishes.
(c)
Original porch columns in Fairview Village according to the
particular building type in both the original and newer sections of
the village shall be preserved whenever possible. Most of the original
Fairview columns were round and varied in length and diameter according
to the dimensions of the particular building on which they were found.
There are also some columns constructed of brick that are generally
longer and wider than other original columns. It is recommended that
original fabric be repaired and restored wherever possible. In cases
where replacement is made necessary by advanced deterioration, new
columns should reflect the original design in length, dimension and
overall appearance. Round columns should not be replaced with square
columns.
(d)
In all cases where restoration is desirable the property owner
shall rely on photographic documentation to support the accurate restoration
or reconstruction of a Fairview Village porch. Extensive photographic
documentation is available at the Fairview Historic Society or the
Camden County Historical Society.
(e)
While maintaining the original appearance of a property is historically
important, there is nevertheless a tradition of enclosing porches
in Fairview Village in order to increase interior living space. Enclosures
were done on both the longer seven-foot-by-eighteen-foot porches and
the smaller square porches as well. Enclosing porches was done in
a particular manner that should serve as a guide in future enclosures.
On the basic frame of the enclosure raised panels were installed at
the base of the porch. Above these panels were a series of vertical
wood windows corresponding to the placement of the panels below. A
transom corresponding to the panel and window placement may have been
installed above the windows. Appropriate moldings were installed to
finish the porch. It is recommended that future enclosures follow
this earlier design and construction approach.
(f)
Balustrades often appeared at the top of those porches with
flat roofs. These balustrades were done in a style that borrowed from
Chinese architectural motifs called "chinoiserie." This styling is
unique to the original Fairview Village and contributes to the character
of the District and should be preserved. It is also recommended that
restorations and new construction include this important architectural
detail. Photographic documentation is a vital element of the restoration
planning process.
(g)
The original materials of the porch steps should be retained.
The original alignment of the steps should also be retained. In the
newer areas of the Village, a "Bullnose" edge has been formed on the
concrete steps. This simple detail should be preserved or installed
when repairs or new construction is necessary.
(h)
The original Fairview porches did not have railings. Where railings
have been made necessary for reasons of health and safety, the use
of appropriate materials is recommended. Wood or wrought iron railings
in an appropriate design are recommended.
(i)
Porch and door lights should be of a design and placed in locations
that do not detract from the historic character of the Village. Neon,
blinking or flashing lights are not permitted.
(9)
Chimneys and vents. It is recommended that vents be located,
where feasible, atop buildings and not on building facades visible
from a principal right-of-way. It is recommended that chimneys important
to the design features of a building be restored. When replacement
is necessary, the new chimney shall match the original in placement,
materials and design. For new construction, the proper placement of
chimneys constructed of or faced with brick is recommended. Modern
metal or other contemporary materials are not permitted.
(10)
Mechanical equipment and utilities. Telephone wires, electric
wires, television aerials, lead wires and cable television wires,
satellite dishes, electric meters or oil fill pipes are not recommended
on facades visible from a principal right-of-way. In circumstances
where this cannot be avoided, every effort should be made to obscure
these elements. In general, all service cables should be run at the
rear of a property.
(a)
It is recommended that air conditioners be placed in windows
as unobtrusively as possible, and that they be placed in rear windows
whenever possible. Walls should not be modified or openings created
to accept air conditioning equipment.
(b)
Fire escapes should be placed as unobtrusively as possible and
painted in a color to blend with the surfaces against which they are
mounted.
(11)
Storefronts. Fairview Village was designed in such a way as
to include a central square around which stores and other commercial
buildings are located. This area was intended to be the District's
"downtown." The storefronts found on the buildings vary according
to the period during which they were constructed. As such, they should
be recognized as products of their own time. Attempts to create an
earlier, or "Colonial," appearance should be avoided. This includes
installing pent eaves and multipaned store windows where they did
not previously exist. Original window and entry configuration should
be retained. Original bulkheads should also be preserved. The infill
of original storefront windows with concrete, stucco or wood siding
is not recommended. Where infill has occurred, restoration to the
original appearance is highly recommended.
(a)
Signs. Storefronts are generally designed with a logical and
obvious location for a sign. This logic should be respected in the
placement of signs.
E. Fencing. The original Fairview Village did not have fences. Concrete
posts were installed on the property lines with chain running from
post to post. Hedges were a later addition to the streetscape but
because of the longevity of this practice it has achieved its own
significance and should therefore be preserved and maintained whenever
possible through cultivation, proper trimming or the replacement of
damaged areas of shrubbery.
(1)
In cases where new fencing is to be erected, wood picket fences,
no more than 48 inches in height and 50% open, are recommended. Cast
or wrought iron fences or fencing that simulates the appearance of
cast or wrought iron fences, whether new or of salvaged materials,
are also acceptable. Chain link fences are not permitted for those
areas visible from a principal right-of-way.
(2)
A map of the Yorkship Village (Fairview) Historic District showing
the original Village and later additions is included in this handbook.
F. Parking. It is the policy of the City of Camden Historic Preservation
Commission to encourage land uses that contribute to the historic
character of the Fairview Village Historic District. Although the
parking of motor vehicles was not viewed as a major need by those
working on the design and layout of the original village, changing
lifestyles have dramatically increased the role of the automobile
in contemporary society. Moreover, with more family members working,
as opposed to the single-wage-earner family of previous generations,
the number of cars any one family may own and operate has increased
accordingly. For this reason, the Historic Preservation Commission
has found it necessary to confront the problem of parking in the Fairview
Village Historic District. Of particular need is a sound policy of
regulating off-street parking that compliments the Fairview Village
Historic District Standards and Guidelines. Toward this end, the following
conditions shall be used to evaluate the impact of a proposed parking
area or driveway in the Fairview Village Historic District.
(1)
Parking areas shall be located to the rear of the property if
possible.
(2)
Parking in front yards is not permitted except on driveways
and parking areas constructed in accordance with applicable City ordinances
and the regulations below, and not less than three feet from the inside
sidewalk line.
(3)
Parking is permitted to the side of the main structure in those
instances where parking to the rear of the property is not feasible,
subject to the following conditions:
(a)
The parking area does not encroach upon the line of the face
of the main structure;
(b)
The parking area does not encroach upon the line of the nearest
side of the main structure;
(c)
The parking area is at least three feet from the nearest property
line;
(d)
The parking pad is at least 10 feet in width and 20 feet in
length from the property side of the sidewalk;
(e)
The entire parking pad is concrete, exposed aggregate finish,
and 4,500 p.s.i.;
(f)
The parking pad shall be graded to ensure proper drainage;
(g)
The curb cut is 12 feet wide from the right-of-way to the street
side of the sidewalk, and constructed with reinforced (rebar) concrete,
4,500 p.s.i., six inches thick;
(h)
The driveway opening is not within 20 feet of an intersection;
(i)
The driveway opening is at least 20 feet from the nearest driveway;
(j)
The driveway opening is not within 20 feet of a fire hydrant;
(k)
Property frontage on the main street is at least 30 feet.
(4)
Driveways are not permitted at row houses in the middle of a
row of three houses or more.
(5)
For one-family and two-family dwellings, one parking space per
dwelling unit is permitted.
(6)
The cutting of historic trees (50 years old or older) shall
be discouraged.
(7)
The removal of trees and shrubs that contribute to the character
and ambiance of the Fairview Village Historic District shall be discouraged.
(8)
No carports shall be erected in the Fairview Village Historic
District.
(9)
Driveways shall not impair natural vistas integral to the original
layout, or physical plan of the village.
(10)
All Historic Preservation Commission Certificate of Appropriateness
applications for driveways must be accompanied by a site plan showing
the proposed location of the driveway on the property and sealed construction
documents.