[Adopted 4-11-2018 ATM
by Art. 40]
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Pursuant to Chapter 78, Article I, of the Code of the Town of Lexington, this article describes the regulations and procedures associated with the administration of the Pierce-Lockwood Neighborhood Conservation District ("PLNCD"). The goals of the PLNCD are to preserve the architectural style and general size of the homes, and to emphasize the role the PLNCD played in the historical development of Lexington. The goals can best be described with the words, "coherence," "proportion," and "aesthetics."
Coherence is defined as having a sense of logical interconnectedness,
consistency and harmony among parts. There is a balance between a
home's uniqueness and its commonality with surrounding houses. This
balance is vital to the neighborhood's identity. Architectural changes
should maintain a harmony among parts, as well as a consistency with
the architectural style of the surrounding homes.
Proportion is defined as having a comparative proper relation
between elements or magnitudes such as size, quantity, ratio and number.
A change in size leading to a large massing in relation to the size
of surrounding Buildings and Structures means, taken as a whole, the
Building or Structure is out of proportion to the neighborhood. Further,
an addition that creates a change in size may detract from the original
shape, affecting its aesthetics.
A neighborhood's sense of beauty is indeed its homes' uniqueness
within commonality and includes considerations such as architectural
style, shape, original windows, open porches and landscaping that
fits within the natural beauty surrounding the Pierce-Lockwood NCD.
It is defined by the history of the area, its relationship to the
East Village Historic District and to historical Lexington.
The following terms shall mean as follows when used in this article. All Capitalized terms not defined in this article are used as defined in Chapter 78, Article I.
The PLNCD Commission established pursuant to § 78-19.
The Lexington Historic Districts Commission.
The PLNCD shall comprise the area shown on the boundary map of the PLNCD recorded with the Middlesex South Registry of Deeds pursuant to § 78-4A.
B.
The Commission shall meet at least twice annually and by request
of a property owner in the PLNCD. Property owners in the PLNCD are
encouraged to request an informal discussion at a formal meeting of
the Commission to discuss possible plans for alterations to their
property prior to initiating a formal review with the Commission.
A.
Except as otherwise provided in this article, no Building, Structure, or Setting within the PLNCD shall be Constructed, Demolished, or Altered unless exempt from review pursuant to § 78-5C or this article, and no permit shall be issued for such construction, Demolition, or Alteration, unless the Commission shall first have issued a Certificate of Compatibility, a Certificate of Non-Applicability, or a Certificate of Hardship. Without limitation, review shall be required for the following:
(1)
Alterations to Buildings or Structures, including, but not limited
to, current roof lines, additions, style and size of windows, and
the enclosure of porches;
(2)
Alterations to Buildings or Structures requiring the issuance of a variance from the requirements of Chapter 135 of the Code of the Town of Lexington;
(3)
Proposals to change the orientation of the Building or Structure
in relation to its current position on a street;
(4)
Installation of solid fences that would extend beyond the corners
of the Building or Structure toward a street; or
(5)
Additions of garages or paved parking areas.
B.
When an application for a Building Permit is filed for a property in the PLNCD, the Lexington Building Department will notify the applicant that the property is subject to the PLNCD regulations and guidelines. Application will then be made to the Commission for review pursuant to the procedures in Chapter 78, Article I.
C.
In addition to the application, such plans, elevations, specifications,
photographs, description of materials and other information as may
reasonably be deemed necessary by the Commission to enable it to make
a determination will be required.
D.
The following shall be exempt from review pursuant to this article:
A.
In passing upon matters before it, the Commission will consider the following criteria in addition to those in § 78-6:
(1)
The architectural, aesthetic, social and historical value and significance
of the particular Buildings, Structures and Settings affected, as
well as the effects of the same on the PLNCD. Retaining the basic
bungalow, Dutch colonial and Federal colonial style of existing homes,
including window and door styles, roof lines, and open front porches
is encouraged.
(2)
Architectural features such as windows, front doors, exterior siding,
garage doors, and roofing materials should be replaced in kind; chosen
for consistency with original design; or, at least, compatible with
abutting properties. The installation of solid fences which would
wall off a home from the neighborhood will be discouraged.
(3)
The suitability of the Construction's or Alteration's general design,
arrangement, and composition of its elements on the distinctive character
of the PLNCD.
(4)
The effect on the cohesiveness of the PLNCD with respect to the scale
and massing of the proposed changes relative to nearby Buildings and
Structures in the PLNCD.
(5)
The type of construction, style, textures and materials of the features
involved in the proposed Construction or Alteration. Limiting the
size and mass of any proposed additions, with or without previous
additions, is encouraged.
(6)
Changes in the orientation of a Building or Structure will be discouraged.
(7)
Attached garages and increasing the amount of paved surface will
be discouraged.
(8)
The Setting and landscape characteristics, including their relationship
to the street, topography, and existing vegetation, including mature
trees, of the particular site involved in the Construction or Alteration,
as well as the effect of same on the PLNCD. Proposed additions that
will shade abutting properties will be discouraged, such as, for example,
precluding the use of yards for gardens, or shading existing windows
or porches.
(9)
For demolitions, the Building, Structure, or Setting proposed to
replace those demolished.
B.
In making its determination, the Commission shall, among other things,
allow for appropriate architectural diversity and encourage the compatible
updating, expansion and restoration of Buildings and Structures in
the PLNCD consistent with the distinctive characteristics of the PLNCD.
C.
Although not used as decision-making criteria, the following are
suggested additional guidelines for consideration when planning Alterations
to Buildings, Structures or Settings within the PLNCD:
(1)
Discussion with abutters concerning the installation of all allowable
fences is encouraged. Hedges, split rail or picket fences may be acceptable
fencing options.
(2)
If trees must be removed, the replanting of native trees is encouraged,
except where shading will have a negative impact on abutters.
Owners of properties within the PLNCD that are also in Lexington's
East Village Historic District may seek approval for Construction,
Alteration, or Demolition that triggers thresholds of either or both
this bylaw or the laws and regulations applicable to Lexington's Historic
Districts and subsequent review by the Commission and/or the Lexington
Historic Districts Commission. Applicants to the Commission that have
undergone review and received a Certificate of Appropriateness from
the Lexington Historic Districts Commission may submit such paperwork
and plans to the Commission as part of any application hereunder.
