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Olde Town Historic District Design Guidelines Augusta Georgia ---PAGE BREAK--- FUNDING SOURCE: Th is project has been ﬁ nanced in part with federal funds from the National Park Service, U.S. Department of the Interior, through the Historic Preservation Division of the Georgia Department of Natural Resources. However, the contents and opinions do not necessarily reﬂ ect the views of the Department of the Interior or the Georgia Department of Natural Resources, nor does the mention of trade names, commercial products or consultants constitute endorsement or recommendation by these agencies. Th is program received federal ﬁ nancial assistance for identiﬁ cation and protection of historic properties. Under Title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of 1973, and the Age Discrimination Act of 1975, as amended, the U.S. Department of the Interior prohibits discrimination on the basis of race, color, national origin, age, gender, or disability in its federally assisted programs. If you believe you have been discriminated against in any program, activity, or facility as described above, or if you desire further information, please write to: Oﬃ ce for Equal Opportunity, National Park Service, Post Oﬃ ce Box 37127, Washington, D.C. 20013-7127 PHOTOGRAPH CREDITS Historic photographs courtesy of : Augusta Museum of History Augusta Birds’ Eye View, cover page N. Kahrs & Co., pages 19, 76, 78 Augusta-Richmond County Historical Society, Reese Library, Augusta State University May Park, page 18 Joseph Lee Magnolia Cemetery , cover page and pages 19, 64 Cedar Grove Cemetery, page 66 Th ankful Baptist Church Th ankful Baptist Church, cover page OLDE TOWN NEIGHBORHOOD ASSOCIATION Randy Peterson, President Earnest Smith, Vice President Robert Moon, Treasurer Beth Burgess, Secretary Design Review Guidelines Steering Committee: Dave de Medicis, Chairman Linda de Medicis Jo Ann Ealick Edna Isdell Mary Jane Barrentine Stephanie McPherson Robert DeMello Randy Peterson AUGUSTA HISTORIC PRESERVATION COMMISSION* Robert Moon, Chairman Th elma Williams Anthony Maurice Booker Anna Avrett Corey Rogers Mark Lorah Mark Capers Annie Rogers Alan Venable Roy Stampley, Jr. *two positions are currently vacant AUGUSTA-RICHMOND COUNTY PLANNING COMMISSION George A. Patty, Executive Director Paul T. DeCamp, Planning Director Cristine Kraft, Planner/GIS Specialist HISTORIC AUGUSTA, INC. Erick D. Montgomery, Executive Director Julia Jackson, Programs and Marketing Director Mary Bordeaux, Administrative Assistant PROJECT CONSULTANT Edwards-Pitman Environmental, Inc. 1250 Winchester Parkway, Suite 200 GA 30080 [PHONE REDACTED] PARTICIPANTS ---PAGE BREAK--- Introduction 3 Map of the Old Town Historic District 5 Design Review in a Nutshell 6 Legal Basis for Design Review in Augusta 6 Organization and Use of this Manual 7 Design Review in Augusta: Frequently Asked Questions 9 Which Sections Apply? 15 Understanding the Character of the District 17 Development History of the District 18 Architectural Styles 20 House Types 34 Commercial Types 42 Church Types 43 Th e Guidelines 45 Guidelines for Protecting Architectural Features 45 Doors & Windows 46 Exterior Materials 50 Foundations 58 Porches & Stoops 60 Roofs 62 Guidelines for Protecting the Character of the District 65 Cemeteries 66 Fences & Walls 70 Garages & Accessory Buildings 72 Major Landscaping, Streetscapes & Site Features 74 Sidewalks, Streets & Driveways 76 Signs 78 Storefronts 80 Guidelines for Major Impacts 83 Additions 84 New Construction 86 Relocation 90 Demolition 92 Olde Town Historic District Design Guidelines IAugusta Georgia Contents ---PAGE BREAK--- Appendices 93 Staﬀ Approvals of Certiﬁ cates of Appropriateness 94 Th e Secretary of the Interior’s Standards for Rehabilitation 95 Tax Incentives for Historic Preservation 96 Glossary of Terms 98 Contacts 101 References 102 Olde Town Historic District Design Guidelines IAugusta Georgia Contents, cont. ---PAGE BREAK--- Introduction to the Design Review Guidelines ---PAGE BREAK--- Are you planning or contemplating a construction, demolition, or exterior remodeling project for a building or on a parcel within the boundary indicated on the adjoining map? If so, you need this book. OLDE TOWN AUGUSTA Th e area outlined on the map on the facing page is Olde Town’s local historic district, which has a special zoning status to protect and enhance the historic character of the neighborhood. Th is zoning status provides for design review to ensure that alterations and new construction are compatible with the architectural character of the district. Olde Town’s houses date from the mid 19th century. One of the oldest is seen below, built in the 1810s. CAPTION HEAD, IF ANY: Followed by caption. A geometric transom and sidelights might add another layer of expression to a Craftsman-style residence. A T his manual has been prepared for owners of properties within the boundary of the Olde Town Historic District/Pinched Gut Historic District de- picted on page 5 who are planning a con- struction, demolition, or exterior rehabili- tation project. Following local designation of the National Register of Historic Places- listed Pinched Gut Historic District, all con- struction activities aﬀ ecting external archi- tectural features, building elements or site features of properties within the designat- ed district would be subject to Design Re- view by the Augusta Historic Preservation Commission (HPC). Th e HPC is a twelve- member, all-volunteer body comprised of ten members appointed by the elected members of the Augusta-Richmond County Commission (Commission) from Commis- sion districts, and two at-large members appointed by the Richmond County Legis- lative Delegation. T his manual and the Secretary of the Interior’s Standards for Rehabilita- tion would represent the standards and guidelines that would be used by mem- bers of the HPC to evaluate applications for Certiﬁ cates of Appropriateness (COAs). Members of the Commission should also use it when appeals of HPC decisions by COA applicants are heard. Exterior chang- es to buildings, construction and demoli- tion, and major alterations to site features would have to go through Design Review 4 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- Storefronts Introduction 000 Maintenance 000 Guidelines 000 Additions Introduction 000 Maintenance 000 Guidelines 000 Relocation Introduction 000 Maintenance 000 Guidelines 000 Demolition Introduction 000 Maintenance 000 Guidelines 000 New Construction Introduction 000 Maintenance 000 Guidelines 000 Major Landscaping and Site Features Introduction 000 Maintenance 000 Guidelines 000 Sidewalks, Driveways and Streets Introduction 000 Maintenance 000 Guidelines 000 Signs Introduction 000 Maintenance 000 Guidelines 000 Contents, cont. Local Historic District Design Guidelines I Augusta Georgia OLDE TOWN HISTORIC DISTRICT Olde Town Historic District Design Review Guidelines I Augusta, Georgia 5 ---PAGE BREAK--- and would have to meet these guide- lines. Th e application process for se- curing a COA, which is needed before starting work, is described on pages 9 through 16. DESIGN REVIEW IN A NUTSHELL D esign Review Guidelines rec- ommend or prescribe accept- able design approaches for construction projects with the poten- tial to aﬀ ect signiﬁ cant exterior char- acteristics or features of properties within a locally designated historic district. Th e Design Review Guide- lines, in concert with the Secretary of the Interior’s Standards for Reha- bilitation, also establish the funda- mental principles used by preserva- tion commissions and Design Review boards to review the appropriateness of proposed changes to properties within a locally designated historic district. Th e objective application of these principles in the consideration of applications for COAs ensures consistency and fairness within the district. Design Review Guidelines are not intended to prevent property own- ers from making changes to their properties. Th e guidelines are meant to ensure that when changes oc- cur, properties retain the distinctive historic characteristics and features that reﬂ ect the history and heritage of the community. Design Review Guidelines are crafted to balance the welfare of the general public and the interests of individual property own- ers. Local preservation ordinances are like zoning laws and building codes in this regard. Design Review Guidelines do not: ∙ apply to interiors ∙ limit growth or development within a district; ∙ dictate stylistic design approach- es that are based on individual pref- erence; or, ∙ restrict creative design solutions. All buildings in a locally desig- nated historic district are subject to Design Review, regardless of the size, age, or historical and architectural importance of the building. Th e goal of Design Review is to protect the district as a whole by respecting the architectural character of each indi- vidual building. Th e guiding princi- ples to achieve this goal are to keep and preserve existing historic char- acter-deﬁ ning features and elements whenever possible and to make sen- sitive and compatible changes when retention is not possible. Keep and protect existing character- deﬁ ning features. ∙ Protect and repair historic mate- rials and distinctive architectural fea- tures so they do not deteriorate. ∙ Clean buildings gently to protect historic materials. Sandblasting or cleaning with harsh chemicals can destroy historic materials. ∙ Respect individual architectural character and recognize each build- ing, structure, and site as a product of its own time. Do not alter, remove, or add character-deﬁ ning features that would change or muddle the original or historic architectural style. ∙ Make every reasonable eﬀ ort to protect and preserve signiﬁ cant land- scaping and site features that can be aﬀ ected by a construction project. Make sensitive and compatible changes. ∙ When an architectural feature must be replaced, use elements or de- signs similar to the originals in size, material, conﬁ guration, texture, and durability. ∙ When replacing missing archi- tectural features, use accurate dupli- cations of features substantiated by reliable historic, physical, or pictorial evidence. Avoid using designs based on other buildings unless they are known to have been identical in their architectural features. ∙ When building an addition, site it on the rear elevation whenever pos- sible. Avoid or minimize changes to the building as seen from the public right-of-way. ∙ Design and build additions or alterations in a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the original structure would remain intact. ∙ Contemporary design for altera- tions and additions to existing prop- erties is encouraged when it does not destroy signiﬁ cant historical, ar- chitectural, or cultural material and when its design is compatible with the size, scale, color, material, and character of the property, neighbor- hood, or environment. LEGAL BASIS FOR DESIGN REVIEW IN AUGUSTA F ollowing the merger of the City of Augusta and Richmond County in January 1996, the consolidated Augusta-Richmond County Commission passed a his- toric preservation ordinance that established the Augusta Historic 6 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- Preservation Commission and enabled the consolidated government to designate local historic districts and protect architectural character in March 1997. Th e ordinance is codiﬁ ed in Title Seven, Chapter 4 of the Au- gusta-Richmond County Code. Th e goal of the ordinance is to provide for the protec- tion of individual historic properties and historic districts in Augusta. With the ordi- nance, Augusta hopes to: ∙ recognize historic and architecturally signiﬁ cant properties and areas; ∙ encourage revitalization, development, and construction in those areas; ∙ maintain and improve property values; and ∙ promote tourism and enhance business and industry and the overall quality of life in Augusta. By encouraging a general harmony of style, form, proportion, and material be- tween buildings of diverse historic design and those of contemporary design, the city’s historic areas will continue to be dis- tinctive and will be visible reminders of the signiﬁ cant historical and cultural heritage of the Olde Town Historic District, the City of Augusta, and the State of Georgia. Th e text of the ordinance is viewable in PDF format on the Augusta Planning & Zoning website. ORGANIZATION AND USE OF THIS MANUAL T his Manual is comprised of four distinct sections, the Introduction, Understanding the Character of the Olde Town Historic District, the Guide- lines, and the Appendices. Th e Introduction explains the purpose of the Design Review Guidelines Manual, the Design Review process, and the organiza- tion and use of the Manual. Th is section also consists of Frequently Asked Ques- tions about Design Review, the Design Re- view process in Augusta in general and in the Olde Town Historic District in particu- lar, and how to easily access relevant Design Review sections. Th e second section, Understanding the Character of the Olde Town Historic Dis- trict, consists of a development history of the district and an analysis of the architec- tural character of the district. Th e most prominent architectural styles and house types found within the district are explained and illustrations and explanations of the signiﬁ cant character-deﬁ ning features and elements that make the neighborhood sig- niﬁ cant are provided. Th is section also pro- vides an introduction and explanation of the building elements and the architectural SEE ALSO: National Park Service Preservation Briefs www.cr.nps.gov/hps/TPS/ briefs/presbhom.htm Preservation Brief No.17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Th eir Character Preservation Brief No. 35: Understanding Old Buildings: Th e Process of Architectural Investigation Preservation Brief No. 36: Protecting Cultural Landscapes: Planning, Treatment, and Management of Historic Landscapes Olde Town Historic District Design Review Guidelines I Augusta, Georgia 7 ---PAGE BREAK--- 8 Olde Town Historic District Design Review Guidelines I Augusta, Georgia and landscape features that are discussed in detail in the Guidelines section. Th e third section of the Manual consists of the Guidelines. Th e Guidelines are sepa- rated into Guidelines for Protecting Archi- tectural Features, Guidelines for Protecting the Character of the District, and Guide- lines for Major Impacts. For each Guideline topic, an introduction and orientation to the building element, site feature, or con- struction activity discussed is provided. Th e introduction is followed by the speciﬁ c and detailed Guidelines for construction activities with the potential to aﬀ ect exte- rior character-deﬁ ning features and build- ing elements. Lastly, recommendations for best practices for routine maintenance and repair activities on the building element or site feature are presented. Th e Guidelines section has been orga- nized to allow the reader to go to the speciﬁ c sections that apply to a proposed undertak- ing without having to read the entire set of Design Review Guidelines. Th ose sections that discuss the general guidelines for the major impact construction activity being planned and the speciﬁ c guidelines for each building element or architectural feature involved would need to be consulted. Th e ﬁ nal section of the Guidelines con- sists of Appendices. Th e Appendices pro- vide shortcuts to important information concerning staﬀ assistance on proposed projects, accepted standards for the reha- bilitation of historic structures as outlined by the Secretary of the Interior, informa- tion on available tax incentives for pres- ervation projects, and a glossary of terms where words or phrases are deﬁ ned and ex- plained. Contact information for individu- als, organizations, and entities referred to are provided in the Contacts section. Addi- tional information on the guidance, reports and programs discussed are provided under References. Shotgun Houses Th e narrow, rectangular “shotgun” house originated in New Orleans and was one of the most popular types of dwellings in the Southern United States following the Civil War through the 1920s. To many, the name of the structure derived from a saying that one can ﬁ re a shotgun through the front door and the bullets would exit out the back, as all the rooms and doors are in alignment. However, the name may really have originated within African architectural heri- tage and was mistakenly adapted from the term “to-gun,” which means place of assembly. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 9 What is Design Review? Design Review in a locally designated his- toric district protects the unique character of the district. Property owners use Design Review Guidelines to help them develop an acceptable method of repairing, main- taining, or improving their property while keeping architectural integrity intact. De- sign Review Guidelines provide resources and assistance to residents and property owners to help them care for historic build- ings acceptably and to protect and enhance their property values. Design Review Guidelines provide a fair and consistent review of proposed work within historic districts and provide uniform standards by which all properties are evaluated. Th ey have been demonstrated to protect prop- erty values by managing change and pre- serving the physical and visual assets of a historic district. How does the Design Review process work? You must get a COA from the HPC before starting: ∙ any total or partial demolition; ∙ most exterior alterations, modiﬁ cations, or additions; or ∙ any new construction within a locally designated historic dis- trict. Alteration includes changes and/or ad- ditions to an existing building or structure. New construction refers to the erection of an entirely new building or structure and includes but is not limited to houses, out- buildings, commercial buildings, storage buildings, and retaining walls. A COA is also required before moving any building into, out of, or within a locally designated historic district. Th e HPC reviews changes to the exterior of a property only, including signiﬁ cant site features. Th e HPC does not govern interiors or uses of buildings; therefore, these issues cannot be considered at COA hearings. Th e HPC shall approve an application and issue a COA if it ﬁ nds that the pro- posed change in appearance of a property would not result in a substantial adverse ef- fect on the historic or architectural signiﬁ - cance, integrity, and value of the property within the district. Th is determination is made by considering whether the changes conform in design, scale, building mate- rials, and setback to the character of the historic district as speciﬁ ed in the Design Review Guidelines and the Secretary of the Interior’s Standards for Rehabilitation. Th e HPC shall deny a COA if it ﬁ nds that the proposed material change(s) in appearance would have a substantial adverse eﬀ ect on the historic or architectural signiﬁ cance, integrity, and value of the property within the district. Th is Design Review Guidelines Manual presents objective standards by which applications can be evaluated for ar- chitectural compatibility. Buildings, site features, and materials that are architecturally incompatible with the historic character of the district cur- rently exist within the boundary of the Olde Town Historic District. Th ese items have been introduced after the period of historic signiﬁ cance of the district in the absence of a Design Review program. A property owner living within the locally designated Olde Town Historic District would not be required to remove incompatible construc- tion or inappropriate materials that already exist in the district. However, it would not be acceptable to introduce construction or materials that are not compatible with the district’s overall character based on the argument that they already existed in the district prior to the initiation of a De- USEFUL CONTACT INFORMATION Augusta-Richmond County Planning and Zoning Department www.augustaga.gov/ departments/planning_ zoning/hist_preserv.asp 525 Telfair Street Augusta, GA 30901 [PHONE REDACTED] Historic Augusta, Inc. www.historicaugusta.org 415 Seventh Street P.O. Box 37 Augusta, GA 30903-0037 [PHONE REDACTED] Olde Town Neighborhood Association Meets each month on the third Monday at 6:30 p.m. usually at the Knox Conference Center 326 Greene Street Augusta, GA DESIGN REVIEW IN AUGUSTA: FREQUENTLY ASKED QUESTIONS ---PAGE BREAK--- 10 Olde Town Historic District Design Review Guidelines I Augusta, Georgia sign Review program. For instance, a COA should not be issued to reintroduce chain- link fence or vinyl siding. What kind of work is subject to the Design Review process? Any exterior work that would ordinarily require a building permit, such as new con- struction, alterations, demolitions, or relo- cation of a building or structure to a his- toric area, is reviewed by the HPC before a permit is issued. Who does the review? Th e HPC is the twelve-member advisory board to the Augusta-Richmond County Commission (Commission), consisting of ten members appointed by the Commis- sion and two members appointed by the Richmond County Legislative Delegation. Members should be citizens with exper- tise in architecture, architectural history, design, history, historic preservation, or urban planning. What is a Local Historic District? A local historic district is a geographically deﬁ nable area that contains a combina- tion of buildings, structures, sites, objects, landscape features, and works of art that has special historic, cultural, or architec- tural value that has been recommended for designation by the HPC and formally des- ignated by the Commission. How is a Local Historic District Designated? A historic district is designated by the elected oﬃ cials in the Augusta-Richmond County Commission after recommenda- tion from the HPC. Th e HPC must prepare a report outlining the signiﬁ cance of the district accompanied by a map delineat- ing the boundary of the district and the addresses of the properties within the his- toric area. Once the report is prepared, the HPC must hold a public hearing and notify all property owners who will be included. Notice in the newspaper is also required. Th e HPC may hold information work ses- sions prior to the hearing to answer ques- tions regarding the proposed designation. After the public hearing is held by the HPC, their ﬁ nal recommendation is submitted to the Commission, which may adopt, alter, or reject the designation as proposed. Does inclusion of a Local Historic District restrict how I may use my property? No. While a locally designated historic dis- trict is shown on the oﬃ cial zoning map of Augusta-Richmond County, Design Review by the HPC deals only with the appearance of the district and not with the uses of the properties within the district. Local dis- trict designation does not prevent prop- erty owners from making changes to their properties or require property owners to ﬁ x up properties unless they are allowing them to deteriorate or collapse. Designa- tion ensures that alterations, additions, or demolitions are in keeping with the special character of the historic area. Th is happens through the Design Review process when the HPC approves major changes that are planned for properties within the district and issues COAs. Are there benefits to having a property located in a historic district? Historic district designation is a tool for ﬁ ghting many negative economic trends that are often seen in older sections of a community. When a local district is desig- nated, all demolitions proposed within the district boundaries are reviewed. Nation- wide and Georgia-speciﬁ c economic studies have shown that historic designation can initially stabilize property values, and then slowly increase those values. In most cases, properties in local historic districts appre- What’s In a Name? Th e Olde Town Historic District has also been known as “Pinched Gut.” While it is unclear how this name originated, many theories do exist. One is that a merchant, in noting how famished many residents looked following one of Augusta’s devastating ﬂ oods of the late 19th century, said they appeared to have pinched stom- achs. Another conjecture is that the name alluded to the shapely hour-glass ﬁ gures of women who resided there. Today, the name refers to the area’s distinction as one of the oldest neighborhoods of the city. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 11 ciate at rates greater than the local market as a whole, and greater than similar neighborhoods that are not designated. Th is eﬀ ect on property values is similar to the eﬀ ect seen with subdivisions having covenants that are put in place by homeown- ers associations to ensure quality improvements and to enhance prop- erty owners’ investments. However, private covenants are often more re- strictive than public ordinances. Does all work have to go through Design Review? No. Routine maintenance and repair that does not result in a change in exterior appearance to the building and/or parcel does not need Design Review. For example, if some bricks come loose at the top of a chimney and they need to be re-pointed, the work may proceed—as long as the chimney looks the same when the work is ﬁ nished as it always looked. Paint color is also not reviewed. Interior work does not require Design Review. However, if an inte- rior design alteration requires that changes be made to the exterior of a property, then the exterior work will need a COA. Replacing a linoleum ﬂ oor with tile, for instance, does not require Design Review. But if a new kitchen design requires removal of a window to accommodate a new stretch of countertop, a COA appli- cation would need to be ﬁ led for the removal of the window and for the plans for patching the hole. None of the work that relates to the interior would be included in the application. If the exterior work proves unaccept- able, providing details of the interior work to HPC staﬀ could help in brain- storming a new idea that achieves the goals of the kitchen redesign without compromising the exterior architec- ture. What should I think about when I consider changes to my property? When considering changes to the ex- terior of your property, try to retain as much of the original materials, details, and design as possible. Avoid the addition of modern elements that would diminish the features that deﬁ ne the historic character of the building or structure. Avoid remov- ing or altering any historic material or signiﬁ cant architectural features. Rehabilitation work should not de- stroy the distinguishing characteris- tics and features of the property or its environment. How do I get a Certificate of Appropriateness? 1. Begin by reading those sections of the Design Review Guidelines that relate to your project. 2. Check other regulations, includ- ing other sections of the zoning code and Federal Emergency Management Agency (FEMA) requirements, if ap- plicable. 3. Contact the Georgia State Historic Preservation Oﬃ ce (GASHPO) to see if your project qualiﬁ es for rehabili- tation tax credits. More information is available on the GASHPO website at http://www.gashpo.org or in the References section of this manual on page 102. Historic Augusta, Inc. can also answer questions on tax beneﬁ ts. Contact information for Historic Augusta, Inc. is found in the Contacts section of this Manual on page 101. 4. If your project is substantial in scope, get a rough idea of what you want the work to achieve and discuss it with HPC staﬀ , perhaps on site, to plan the work so that it is compatible with the Design Review Guidelines. 5. Consult with professional design- ers, if you choose, now that you have the results of the previous steps. (If PETER H. CRAIG SCHOOL Th is school for African-American students served children from kindergarten through 7th grade. Today, the building is a church. ---PAGE BREAK--- 12 Olde Town Historic District Design Review Guidelines I Augusta, Georgia you plan to have an architect or con- tractor complete the application pro- cess in your place, the architect or contractor can take the above steps for you. It is important, however, for the project decision makers to be very familiar with the applicable De- sign Review Guidelines). 6. File a COA application describing your work. By reading these Design Review Guidelines and working with HPC staﬀ while you plan your proj- ect, you’ll save yourself lots of time when you ﬁ ll out the COA application form. Th e application is reviewed by HPC staﬀ and approved within a week if the project is considered a Staﬀ Level Review project and meets all relevant Design Review Guide- lines. See the list of projects eligible for HPC Staﬀ Review and approval on page 94. Otherwise, the application is heard at the public meet- ing of the HPC. If you have read and followed these Design Review Guide- lines and consulted with HPC staﬀ as needed, you should feel conﬁ dent that you will receive your COA. My proposed job is simple and meets the guidelines. do I need to wait a month for the next Historic Preservation Commission hearing to get a Certificate of Appropriateness? Probably not. Work that requires a COA is divided into three categories: Staﬀ Level Review; Rehabilitation, Additions, and New Construction; and Relocation and Demolition. Ap- plications that qualify for Staﬀ Level Review (see page 94) will be reviewed by the HPC staﬀ person at the Augus- ta-Richmond County Planning Com- mission. You can drop oﬀ your appli- cation and, if all the work meets the Design Review Guidelines, the staﬀ person can issue your COA within a week. Even better, discuss the work during your planning phase with the HPC staﬀ . Th is will likely speed the review time and make getting your COA even simpler and faster. If the work does not meet the Design Re- view Guidelines, the HPC staﬀ will make recommendations on how you could change the application so that it does meet the guidelines. Th e staﬀ person cannot deny COA applica- tions, however. If the work does not meet the guidelines and the staﬀ person cannot approve it, and you don’t want to change the application, it will automatically go to the hear- ing of the full HPC for its ruling. How do I know if my work is eligible for Staff Level Review? Th e HPC staﬀ can tell you, or you can check the list of projects eligible for Staﬀ Level Review for which a staﬀ - approved COA can be issued on the city’s website at http://www.augus- taga.gov/departments/planning_ zoning/hist_preserv.asp or on page 94 of this Manual. How do I file a Staff Level Review Certificate of Appropriateness application? Staﬀ Level Review COA applications can be reviewed and approved by HPC staﬀ within seven days of ﬁ ling a complete application. One application can include several Staﬀ Level Review project items. If any item of work listed in an application falls under the major work catego- ries, however, the entire application will be considered a major work ap- plication (see below for application procedures for major work). If a con- templated project includes both Staﬀ Level Review project items and more substantial work items, the applicant may ﬁ nd it helpful to ﬁ le one appli- cation for all the Staﬀ Level Review project items and a second applica- tion for any major work. Consulta- tion with HPC staﬀ during the proj- ect planning period can facilitate the separation of tasks into Staﬀ Level project items and major work items and can expedite the ﬁ ling and re- viewing of applications. Note that HPC staﬀ is not required to grant Staﬀ Level Review and may forward these applications to the full HPC. Also, HPC staﬀ may not deny a Staﬀ Level Review COA applica- tion. If HPC staﬀ cannot approve a Staﬀ Level Review COA application because it does not meet the Design Review Guidelines, that COA appli- cation will be heard by the HPC at a regularly scheduled hearing. Keep in mind the application must meet regular hearing deadlines. Th e ap- plicant, however, also has the option of changing the application so that it does meet the Design Review Guide- lines and can be approved by staﬀ . In such cases, staﬀ will indicate which portions of the proposed work do not meet the guidelines so that the appli- cant can revise as needed. Th ere is no application fee for ﬁ ling Staﬀ Level Review COA applications. How do I file a major work Certificate of Appropriateness application? Major work generally includes new construction, additions, demolition, or signiﬁ cant changes to a building or parcel. Th e application process runs much more smoothly if you consult with HPC staﬀ early in the project planning process to ensure that your ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 13 application is complete and ﬁ led on time. Early consultation for more complicated projects also increases the likelihood that work is planned in a manner that meets the Design Review Guidelines. Th e deadline for receiving complete COA applications is at least seventeen (17) cal- endar days before the meeting of the HPC. HPC meetings are held the fourth Th ursday of the month, except in November and December when the meetings are held on the third Th ursday of the month. Meet- ings of the HPC are normally held at 5:30 in Room 802 of the Augusta-Richmond Coun- ty Municipal Building at 530 Greene Street, but check the agenda to be sure. Deliver your application to the HPC staﬀ at the Augusta-Richmond County Plan- ning Commission. A schedule of the COA hearings and application ﬁ ling deadlines is available on the City of Augusta website at: http://www.augustaga.gov/departments/ planning_zoning/hist_preserv.asp. Please note that you must ﬁ le a complete application before the deadline. Th e HPC staﬀ needs time to photocopy all the ap- plication information and deliver it to the HPC members. Th e members then need time to review the application and make a site visit, if acceptable. Th e Augusta-Rich- mond County historic preservation ordi- nance also requires that a sign be posted on the parcel of property that has a major work COA application pending at least ﬁ f- teen (15) days prior to the meeting of the HPC when the COA application is to be con- sidered and that the sign remain in place until the time of the HPC meeting. HPC staﬀ receives all applications and checks them for completeness. Applica- tions for major work are added to the COA agenda in the order that they are received, provided the application is complete. HPC staﬀ will notify individuals if applications are not complete and advise on what ele- ments are lacking. If an application is ﬁ led only a day or two before the deadline, there is a strong possibility the HPC staﬀ will not have time to review it for completeness and request the missing materials before the deadline passes. Th e fee for a Rehabilitation, Additions, and New Construction COA application is $25.00 and the fee for a Relocation and De- molition COA application is $35.00. How do I know if my application is complete? Th e best thing to do is consult with the HPC staﬀ as you are planning the project; the staﬀ person will let you know what to include in the application. A complete application consists of at least the following: ∙ a COA application form legibly complet- ed in blue or black ink; ∙ a thorough written description of work proposed, with references to all sections of the Design Review Guidelines that apply to the proposal; ∙ a description of all materials to be used, including samples, if requested; ∙ a description of all exterior changes that will result from proposed work; ∙ photographs (clear color photographic prints or printed color versions of clear dig- ital images at least 3” x 5” in size) of exist- ing conditions and of surrounding proper- ties and streetscapes, as acceptable; ∙ accurate drawings of each aﬀ ected el- evation depicting proposed work with suﬃ - cient detail to show the architectural design of the building and the proposed work. Is the public notified when Certificate of Appropriateness applications are filed? For major work applications only. When a major work COA application is ﬁ led for a particular property, a sign will be posted at that property at least ﬁ fteen (15) days before the meeting of the HPC. ORIGINAL AUGUSTA Th e town of Augusta was originally centered on Fifth Street (once called Center Street). It extended from Fourth (Elbert) Street on the east to Sixth (Washington) Street on the west, and between the Savannah River and Greene Street on the north and south, respectively. ---PAGE BREAK--- How are Certificate of Appropriateness applications reviewed? Upon receiving a complete COA ap- plication for a property within the district, the HPC will approve an application and issue a COA if the proposed change in appearance of a property would not result in a sub- stantial adverse eﬀ ect on the his- toric or architectural signiﬁ cance, integrity, and value of the property within the district. Th is determina- tion is made by considering whether the proposed changes conform in design, scale, building materials, and setback to the character of the historic district as speciﬁ ed in the Design Review Guidelines and the Secretary of the Interior’s Standards for Rehabilitation. Th e HPC shall approve or deny a COA application within forty-ﬁ ve (45) days after the ﬁ ling of the application. Th e HPC does not consider the building’s use or interior arrange- ment when reviewing applications. What happens after my Certificate of Appropriateness is approved? Th e HPC will send you the COA with- in ten (10) calendar days of approval of plans. Th e COA shall become void unless work is commenced within six months from the date of issuance by the HPC. If the COA expires be- fore work begins, the applicant must ﬁ le a new application for the work, resubmitting all required materials for approval by the HPC. COAs are issued for a period of eighteen (18) months and are renewable. What if my application is denied a Certificate of Appropriateness? Th e HPC will deny your application for a COA if it ﬁ nds that the proposed work does not meet the speciﬁ c crite- ria in the Design Review Guidelines. When making a motion for denial, the HPC will explicitly state how the application fails to meet the guide- lines. Th e HPC will provide a letter to the applicant within ten (10) cal- endar days of the denial of the appli- cation. If the HPC denies a COA, a new application for that property may be submitted only if substantial change is made in the plans for the proposed work. Th e applicant may modify the plans and resubmit the application at any time after doing so. How can I appeal a decision? Th e appeals process is established by the state legislation that enabled Au- gusta-Richmond County to establish a local historic district designation and its Design Review Guidelines. Th e state-enabling legislation and lo- cal historic preservation ordinance allow any person to appeal a decision of the HPC to the Commission with- in thirty (30) calendar days from the date of notiﬁ cation of the HPC’s decision. To do so, you must submit a written appeal to the Clerk of the Commission, setting the grounds for the appeal. Before the Commission hears an appeal, the case must be submitted to mediation. Th e media- tor shall be a person chosen by agree- ment between you and the Commis- sion or, in the event that agreement upon the appointment of the media- tor cannot be reached, the mediator shall be the Director of Planning and Zoning or his/her designee. Th e Commission may aﬃ rm, reverse, or modify the HPC’s decision. You may appeal a decision of the Commission to the Superior Court of Richmond County in the manner provided by law for appeals from a conviction for municipal or county ordinance viola- tions. Th e Superior Court may aﬃ rm the decision of the Commission, or it may reverse or modify the decision of the Commission, in whole or in part, if the court ﬁ nds that the decision of the Commission is contrary to law or that its decision is arbitrary and con- stitutes an abuse of discretion. Are there penalties for non- compliance? If you undertake work that does not conform to the requirements of an issued COA or you do not have a COA, the HPC shall issue a cease and desist order and all work shall stop. Th e HPC is also authorized to insti- tute acceptable action or proceedings in any court of competent jurisdic- tion to prevent any material changes in appearance to properties within the Olde Town Historic District not made in accordance with the historic preservation ordinance. Fines ap- plied by Augusta-Richmond County for violation of the city code also ap- ply to violations of the historic pres- ervation ordinance. 14 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 15 WHICH SECTIONS APPLY? Chances are, you don’t need to read the entire set of Design Review Guidelines when you are working on a project. Th is Design Review Guidelines Manual has been organized to let you go directly to the section or sections that apply to your work. Check the chart below for quick reference. IF YOU ARE PLANNING TO: CHECK THESE SECTIONS OF THE GUIDELINES: Add a driveway, parking area, or walkway to a property site Major Landscaping and Site Features, Sidewalks, Streets & Driveways Add a fence or wall to a property site Fences & Walls, Major Landscaping and Site Features Add lighting to a property site Major Landscaping and Site Features Add a new doorway where none currently exists Doors & Windows, Exterior Materials Add a new window where none currently exists Doors & Windows, Exterior Materials Add or repair a porch Exteriors, Foundations, Porches & Stoops, Roofs Alter, repair, or replace exterior siding Exterior Materials Rehabilitate or remodel commercial storefront Storefronts, Signs Remove an addition Demolition, Exteriors, Doors & Windows, Foundations, Roofs Remove or alter a chimney Exterior Materials: Masonry, Roofs Repair or replace decorative architectural features Exterior Materials; Porches & Stoops Repair or replace doors or door surround elements Doors & Windows, Exterior Materials Repair or replace eaves and soﬃ t elements Roofs, Exterior Materials Repair or replace foundation materials Foundations ---PAGE BREAK--- IF YOU ARE PLANNING TO: CHECK THESE SECTIONS OF THE GUIDELINES: Repair or replace columns or posts Porches & Stoops, Exterior Materials Repair or replace railings or balusters Additions, Exterior Materials, Porches & Stoops Repair or replace roof Roofs Repair or replace shutters Doors & Windows, Exterior Materials Repair or replace windows Doors & Windows, Exterior Materials Repair or replace steps/stoop Porches & Stoops, Roofs, Exterior Materials Re-stucco exterior Exterior Materials: Masonry WHICH SECTIONS APPLY, CONTINUED 16 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- Understanding the Character of the Olde Town Historic District ---PAGE BREAK--- 18 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Th e Olde Town Historic District re- mains the largest most intact down- town residential neighborhood in Augusta. Th is noteworthy locale is comprised of 51 city blocks and re- ﬂ ects the diversity of the city’s col- orful history and architecture. Th e earthen levee on the south side of the Savannah River marks the northern boundary of the district, and May Park, Magnolia Cemetery and Cedar Grove Cemetery delineate the south- ern limits. Gordon Highway and East Boundary Street create the western and eastern boundaries, respective- ly. General James Oglethorpe, Geor- gia’s founder and a signiﬁ cant city planner, ordered the town of Augus- ta to be laid out in 1736. Olde Town today retains distinctive elements of the original rectilinear plan and surrounding 600-acre common. Th e district continues the grid layout of rectangular blocks of varying sizes that remains a signiﬁ cant feature of the city design. Development of this neighborhood proceeded from west to east, and then to the south, and reﬂ ects signiﬁ cant 19th century city planning and landscape architecture theories. Two principal northern streets, Greene and Broad, are wide avenues with substantial medians that serve as parks with grassy lawns and canopy trees of elms and oaks. Th ese spacious thoroughfares give way to narrower roads to the south. House sizes also reﬂ ect this gradual shift. Roomy two-story residences with ample porches generally yield to compact one-story dwellings. A devastating ﬁ re in 1916 de- stroyed 32 city blocks and greatly changed the physical appearance and social structure of the city. Olde Town was substantially aﬀ ected. Elaborate antebellum residences north of the Greene Street median to the levee were destroyed, and this catastrophic event intensiﬁ ed sub- May Park, ca. 1900 DEVELOPMENT HISTORY ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 19 urban relocation to Summerville. Augusta horticulturist P. J. A. Berck- mans assisted in the reconstruction eﬀ ort by replanting charred sections with rows of elms and oaks for which the area was famously known. A variety of architectural styles are found within the district. Th ose located along the south side of Greene, as well as along Telfair and Walker Streets, illustrate mid 19th century Greek Revival and Victorian townhouses spared from the ﬁ re. Simpliﬁ ed elements and a lack of de- tail typify the smaller homes in the southern and eastern ends of the dis- trict built in the late 19th century to accommodate the increasing number of mechanic and industrial workers as the town evolved into an indus- trial city. Residences constructed in the rebuilt areas following the ﬁ re adopted popular early 20th century styles as seen in the Spanish Colo- nial Revival Broadway Apartments and the accommodating bungalow houses which often features shelter- ing eaves and deep porches. Public spaces on the south end of the district ﬁ lled critical civic needs. May Park served as a military parade ground during the 19th century. Magnolia Cemetery, established in 1818, and the adjacent Cedar Grove Cemetery created for African-Ameri- can citizens about 1820, were named for prominent trees lining the av- enues within their borders. Institutional buildings lend educa- tional and spiritual dimension to the primarily residential district. Th e pioneering Houghton School was es- tablished in 1851; the original struc- ture burned in 1916 and was rebuilt in the Spanish Colonial Revival style. Th ankful Baptist Church, formerly the African Baptist Church, was or- ganized at the corner of Walker and Th ird Streets in 1840; the present Romanesque Revival style building was constructed in 1893. Another signiﬁ cant landmark, the Widow’s Home, was built in the late 19th cen- tury in the Second Empire style on the site of Georgia’s ﬁ rst school of medicine on Greene Street. A few commercial buildings dot- ted around the district have provid- ed services for residents over the last century. Th ese include the former N. Kahrs & Co. store on the corner of Greene and Fourth Streets that once provided general merchandise. Another store of brick construction with multiple shops is located on the corner of Walker and Th irds Streets. Olde Town Th e primarily residential neighborhood of Olde Town also included commercial buildings like the one on the left that oﬀ ered general merchandise. In addition, substantial cemeteries planted with signatory trees honored departed family members, as seen in the view of Magnolia Cemetery above. ---PAGE BREAK--- COLONIAL REVIVAL 1876-1940 Nostalgia from America’s Centennial celebration fostered the Colonial Revival style that incorporated designs from America’s 18th century buildings. Th ese elements include: A style is a particular form of artistic expres- sion characteristic of a person, period, or people. Buildings are either vernacular (also termed folk) or styled. Most surviving houses were built with at least some attempt at being fashionable. Th ere- fore, most houses show inﬂ uence of the shapes, materials, detailing, or other features that com- prise an architectural style that was popular at the time of the construction of the building. Most buildings are loosely modeled on the Ancient Clas- sical, Medieval, Renaissance Classical, or Modern architectural traditions. Houses can also include more than one type of style. Vernacular architecture refers to structures built of local materials in a functional way devised to meet the needs of middle- and working-class people. Ver- nacular buildings were designed without a conscious attempt to mimic current fashion. Many were built by their occupants or by non-professional builders not schooled in any kind of formal architectural design. Folk building traditions are handed down from generation to generation and show relatively little change over time and are more strongly inﬂ u- enced by geography than architectural styles. A house in the Italian Renaissance Revival style is shown on the left, and a vernacular dwelling is on the right. Architectural Styles 20 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- Architectural Styles, continued FEDERAL 1780-1840 Th e Federal style was concentrated for the most part along the eastern seaboard of the United States and was the predominant architectural choice in the early years of the new nation. Th e style was directly inﬂ uenced by British architects following archaeological investigations into an- cient Greece and Rome. Identifying characteris- tics include: ∙ usually box-like in form with doors and win- dows arranged in strict symmetry ∙ columned porticos, sometimes supporting a triangular pediment ∙ multi-pane double-hung sash windows ∙ the front entrance may have sidelights and/ or a fanlight above the door Olde Town Historic District Design Guidelines I Augusta, Georgia 21 ---PAGE BREAK--- GREEK REVIVAL 1825-1860 Th e Greek-Revival style was one of the most popu- lar styles in America in the mid 19th century. Be- lieved to embody the ideals of democracy, and the civic and political virtues associated with classi- cal Greece, institutional and residential buildings across the country adapted the Greek orders and systems of proportions and ornament. Character- istic elements include: ∙ a front-facing gable ∙ columned porticos supporting a triangular pediment ∙ decorative detailing on door and window crowns, columns and cornice line ∙ the front entrance may have sidelights and/ or a transom light above the door Architectural Styles, continued 22 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- ∙ low-pitched or hipped roofs that sometimes may appear ﬂ at ∙ wide overhanging eaves supported by large decorative brackets ∙ tall narrow windows with arches or hoods above them ∙ paneled double doors ∙ a terrace or central front porch often with decorative wrought iron ITALIANATE 1840-1885 Th e Italianate style took its cue from Italian villas in Tuscany and Umbria and was a reaction against formal classical ideals of the mid 19th century. Usually a two-or three-story house in a box-like form, prominent features are: Architectural Styles, continued Olde Town Historic District Design Guidelines I Augusta, Georgia 23 ---PAGE BREAK--- 24 Olde Town Historic District Design Review Guidelines I Augusta, Georgia DESCRIPTIVE WORD OR WORDS DESCRIPTIVE WORD OR WORDS SECOND EMPIRE 1855-1890 Th e Second Empire style was directly inspired by the skyline of Paris during the reign of Napoleon III in the mid 19th century. Distinguishing features of the Second Empire style are: ∙ a mansard roof with two slopes on all four sides and often with dormer windows on the steep lower slope ∙ decorative brackets below the eaves ∙ tall narrow windows with arches or hoods above them ∙ arched double doors ∙ cresting along the roof line and a cupola in elaborate examples Architectural Styles, continued ---PAGE BREAK--- Olde Town Historic District Design Guidelines I Augusta, Georgia 25 DESCRIPTIVE WORD OR WORDS DESCRIPTIVE WORD OR WORDS FOLK VICTORIAN 1870-1915 Th e porches and cornice lines of houses were often adorned with pre-cut detailing shipped in from distant lumber mills by the railroad, although much of Olde Towne’s was locally made. Builders simply added supplied trim onto traditional house forms. Features are simpliﬁ ed versions of more formal styles, especially those of the Italianate and Queen Anne. Typical elements may include: ∙ a symmetrical facade ∙ brackets under the eaves ∙ spindlework porch detailing or ﬂ at jigsaw cut trim ∙ lace-like spandrels and turned balusters on porch railings and in friezes suspended from the porch ceiling ∙ porch supports with turned spindles or square posts with beveled corners Architectural Styles, continued ---PAGE BREAK--- 26 Olde Town Historic District Design Review Guidelines I Augusta, Georgia COLONIAL REVIVAL 1876-1940 Nostalgia from America’s Centennial celebration fostered the Colonial Revival style that incorpo- rated designs from America’s 18th century build- ings. Th ese elements include: ∙ an accented front door with a decorated pediment supported by pilasters or a projecting doorway with columns ∙ doorways with fanlights or sidelights ∙ a symmetrical facade with a centered door and balanced windows ∙ multi-pane double-hung sash windows ∙ detailing such as swags and urns Architectural Styles, continued ---PAGE BREAK--- Olde Town Historic District Design Guidelines I Augusta, Georgia 27 QUEEN ANNE 1880-1910 Th e Queen Anne style was inﬂ uenced by 19th cen- tury English architects who borrowed extensively from late-Medieval architectural models. Th e style is known for its great variety and exuberance of de- tail. Typical features include: ∙ steeply pitched roofs of irregular shapes usually with a front-facing gable ∙ walls with multiple projections including bay windows, towers, turrets and balconies ∙ rich textures of brick, wood shingles, terra cotta and ornamental plaster ∙ spindles, brackets, and curlicue cutouts on ample porches ∙ full- or partial-width one-story porches on the front that may extend along either side Architectural Styles, continued ---PAGE BREAK--- 28 Olde Town Historic District Design Review Guidelines I Augusta, Georgia NEOCLASSICAL REVIVAL 1890-1950 Th e Neoclassical Revival was based upon the archi- tecture of 18th century France and England. Th e usually hip- or gable-roofed style is subdued and dig- niﬁ ed, although it tends to be monumental in scale. Other common features include: ∙ a central two-story portico with Corinthian or Ionic capitals ∙ a symmetrical of windows and columns ∙ elaborate door surrounds ∙ a boxed eave with a moderate overhang with dentils or modillions beneath ∙ a wide frieze band beneath the cornice Architectural Styles, continued ---PAGE BREAK--- Olde Town Historic District Design Guidelines I Augusta, Georgia 29 Th e English Vernacular Revival was a very popu- lar early 20th century suburban house style, and it loosely resembles late Medieval examples as diverse as thatch-roofed folk cottages to large manor houses. Distinguishing elements include: ∙ steeply pitched, front-facing gables that frequently overlap ∙ ornamental half-timbering ∙ stucco, masonry or mansonry-veneer walls ∙ steeply pitched gabled dormer windows ∙ over-sized chimneys often crowned with decorative chimney pots Architectural Styles, continued ENGLISH VERNACULAR REVIVAL 1890-1940 ---PAGE BREAK--- 30 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Architectural Styles, continued ∙ low -pitched hip roofs, typically covered in ceramic tile ∙ broad roof overhang with decorative brackets ∙ upper-level windows tend to be smaller than the main ﬂ oor that may be full story ∙ recessed doorways with arches and classical columns or pilasters ∙ main story windows may also have arches Th e Italian Renaissance Revival style was inspired by Renaissance Italy and often adapted elements directly from country houses and landmarks of Rome, Florence, and Venice. Elements of the style include: ITALIAN RENAISSANCE REVIVAL 1890-1935 ---PAGE BREAK--- Olde Town Historic District Design Guidelines I Augusta, Georgia 31 PRAIRIE STYLE 1900-1920 Th e Prairie style originated in the Midwest among a group of architects led by Frank Lloyd Wright who created an original architecture that explored ways of relating the building to the land. Elements of this style include: ∙ gently sloping roofs ∙ low proportions ∙ heavyset chimneys ∙ sheltering overhangs ∙ low terraces and walls sequestering private gardens ∙ geometric patterns in window glazing and door surrounds Architectural Styles, continued ---PAGE BREAK--- 32 Olde Town Historic District Design Review Guidelines I Augusta, Georgia CRAFTSMAN 1905-1930 Th e Craftsman style arose from the English Arts and Crafts movement in a reaction against mass reproduction and mediocre design. Emphasizing human comfort and natural materials, typical features are: ∙ wide eave overhangs with exposed rafters ∙ full- or partial-width porches often supported by tapered square columns; ∙ columns may be full length or may be shortened to rest on brick piers Architectural Styles, continued ---PAGE BREAK--- Architectural Styles, continued Olde Town Historic District Design Review Guidelines I Augusta, Georgia 33 Th e Spanish Colonial Revival style was so popular it was used in parts of the country never settled by the Spanish. Adapting Mediterranean inﬂ uences, typi- cal elements of this style are: ∙ incorporated arches ∙ wrought iron balconies ∙ courtyards ∙ plain white wall and stucco surfaces ∙ red tile roofs SPANISH COLONIAL REVIVAL 1915-1940 ---PAGE BREAK--- 34 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows House Types Houses, commercial buildings and churches in Geor- gia may be categorized according to a commonly re- curring type. Th ere are a variety of house types found through- out the state. A house type is determined by the com- bination of the overall form or height of the main part of the house (the envelope) and the plan (the layout) of the rooms. Other features may also come into play to assist in determining a house type. Th ese include the type of roof, the location of doors or chimneys as well as the kind of front porch the dwelling may have. As with architectural styles, while speciﬁ c types were popular within a general span of time, builders in diﬀ erent regions of the state may have stopped us- ing these types earlier or persisted in using them well beyond the state average. Commercial type buildings tend to vary between rural and urban areas, although these too can over- lap. Types include general merchandise community and corner stores and multiple retail buildings. Church types diﬀ er predominantly with the inclu- sion and placement of the tower or towers. Th ese may serve as entrances or may be more decorative while also containing a bell for calling congregants. CENTRAL HALLWAY 1830-1930 A longtime favorite house form, the Central Hallway consists of just as the name suggests: a central passageway with one room on each side. Th e roof is generally gable, and an exterior chimney is often found on both sides of the dwelling. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 35 GEORGIAN COTTAGE 1850-1890 Th e square or nearly square plan consists of a central hallway with two rooms on each side. Chimneys are usually found in the interior of the dwelling between each pair of rooms. Th e roof form can be gable and hip. A two-story version of this house type may be found. House Types, continued SADDLEBAG 1870–1930 Th e Saddlebag house derives its name from the central chimney from which a room on each side seem to suspend. Th ere may be two front doors, one leading into each of the square rooms, or there may be one central doorway opening to a vestibule located beside the chimney. ---PAGE BREAK--- 36 Olde Town Historic District Design Review Guidelines I Augusta, Georgia House Types, continued SHOTGUN 1870-1920 A popular urban house form, the Shotgun derived its name from the linear arrangement of rooms, usually three deep, with the doors lining up front to back. Roofs may be hip, but are usually gable. DOUBLE SHOTGUN 1870-1920 Th e Double Shotgun house was designed for two families. In this type, two Shotguns are placed side by side, sharing a single wall. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 37 House Types, continued QUEEN ANNE COTTAGE 1880-1900 Th e Queen Anne house type has a square mass with projecting gables on the front and side. Th ere is no central hallway, and the rooms are asymmetrical. Th e roof shape can be pyramidal or hipped, and chimneys may be located within the interior of the dwelling. A two-story version of this type may be found. GABLED-WING COTTAGE 1875-1915 Gabled-Wing Cottages take an L- or T-shape and generally have a gable roof. Th e form has a gable-front at one end of a recessed wing, where the front door is located, that is parallel to the façade. A two-story version of this house type may be found. ---PAGE BREAK--- 38 Olde Town Historic District Design Review Guidelines I Augusta, Georgia House Types, continued BUNGALOW 1900-1930 Th e Bungalow house form is generally long and low with an irregular ﬂ oor plan contained within a rectangular outline. Porches are very common, and these are often incorporated under the hip-, side-, front- or cross-gable roof with a wide overhang. NEW SOUTH COTTAGE 1890-1930 Taking its name from the period of great economic growth and regional conﬁ dence, the New South Cottage has a central square mass with a hip roof and gabled projections. Th e house form takes its symmetry from the central hallway from which pairs of rooms extend and may project. A two-story version of this house type may be found. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 39 House Types, continued UP AMERICAN FOURSQUARE 1915-1930 Th e two-story American Foursquare was a popular early 20th century house type consisting of a square mass with a pyramid or hip roof. Th ere are four main rooms on each ﬂ oor, with one of the front rooms on the main ﬂ oor the entry and stair hall. PYRAMID COTTAGE 1910-1930 Th is simple house form is a square mass, usually with four main rooms and no hallway. Its distinctive feature is the steeply pitched pyramid roof, from which it derives its name. ---PAGE BREAK--- 40 Olde Town Historic District Design Review Guidelines I Augusta, Georgia EXTENDED HALL PARLOR 1920-1940 Th e Extended Hall-Parlor type has a long rectangular shape with three or more rooms. Th e façade is usually within the narrow end, but unlike the bungalow, it does not have a recessed front porch under the gable or hip roof. House Types, continued ENGLISH COTTAGE 1930-1940 Th e picturesque English Cottage house type is distinctive for its cross-gable massing, and it often has an exterior chimney on the facade. Th e plan can be a compact square or rectangle with a projecting gabled Some houses have a recessed porch in one of the corners, and oftentimes the rooms cluster around an entrance vestibule. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 41 UP SIDE HALLWAY 1820-1850 Th e Side Hallway is also a regional type, most common in Savannah and Augusta. Th e name originated to correspond with the location of the hallway on the side of the house. Th e ﬂ oor plan is two-rooms deep, often with an exterior side chimney. SAND HILLS COTTAGE 1850-1890 Th e Sand Hills Cottage is one house type in Georgia linked speciﬁ cally to a region. Found in the Augusta area, it is identiﬁ ed by its raised basement. Th e ﬂ oor plan is two rooms deep, and it may have a central hallway or simply two rooms of unequal size. Chimney placement may also vary, although exterior chimneys are most common with a gable roof. Regional House Types ---PAGE BREAK--- 42 Olde Town Historic District Design Review Guidelines I Augusta, Georgia COMMUNITY STORE 1890-1940 Th e Community Store type is usually a general merchandise store. It is typically one- or two- story, front-gabled and may have a covered porch. A symmetrical façade and small windows towards the top of the sides is also common. MULTIPLE RETAIL 1910-1960 Th e Multiple-Retail store type consists of two or more rental units. It is typically one- or two- story, with identical façades and storefronts. Commercial Types ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 43 CORNER TOWER Th e Corner Tower type usually has a pyramidal roof. Th e tower can vary in height and in function. In some examples, the tower may serve as an entrance. Church Types DOUBLE TOWER Especially popular within the African-American community, the church has two towers of the same or diﬀ erent heights that are usually pyramidal roofed. ---PAGE BREAK--- ---PAGE BREAK--- Guidelines for Protecting Architectural Features ---PAGE BREAK--- 46 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Introduction Functionally, as we all know, doors allow entry and exit, and doors and windows al- low light and air to ﬂ ow through a building. You may not realize how heavily doors and windows contribute to the historic charac- ter and architectural design of a building. Th e overall fenestration pattern created by the placement of windows and doors is, in fact, a vital indicator of a building’s archi- tectural design and age. Main entrances are usually a major focus of attention on the facade and are key expressions of ar- chitectural style. On some modest houses, the entry might feature the building’s only stylistic references. Historic doors are usually wood, com- posed of ﬂ at or molded panels. Beginning in the late 19th century and especially in the 20th century, glazed panels were popu- lar features on doors. Historically, screen doors are also wood and generally plain, although some Queen Anne dwellings fea- ture screen doors with sawnwork or spin- dlework like that seen on porches. Some metal screen doors may also be appropriate historically, particularly on mid-twentieth- century houses. Doors are often set into enriched en- trances with simple molded surrounds or more elaborate combinations of sidelights, transoms, fanlights, pediments, and pi- lasters. Th ese surrounding elements are equally important to the building’s archi- tecture and historic character. Historic double-hung wood windows have two movable sashes that slide up or down to open and close. Each sash consists of panes of glass, or lights, separated and held in place by wood muntins. Historic sash are most often divided into two or six panes, although other conﬁ gurations are also common. Casement windows swing open rather than slide. Metal and wood casement windows are both found on his- toric houses. Divided Light Sash Simulated true divided light sash replicates the historic appear- ance with accurate shadow lines provided by the depth and mold- ing proﬁ le of the sash muntins. Inserted or removable grills do not replicate these characteristics of the original windows and are not recommended. Doors & Windows ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 47 1. Retain the location of historic or original door and window openings to the maximum extent possible. 2. Retain and repair historic or original doors and windows and their frames and trim. Th e frame and trim should be replicated when damaged beyond repair. It is not appropriate to install windows that require the removal of original exterior molding or trim. 3. It is not appropriate to remove any detail or material associated with windows and doors such as stained glass, beveled glass, textured glass, or tracery. 4. It is not appropriate to replace clear glaz- ing with tinted or opaque glazing. 5. Retain the size of the historic or original openings and conﬁ gurations with transoms, sidelights, double doors or other features. It is generally not appropriate to lower, raise, en- large, or otherwise alter the size or location of window or door openings. Such alterations may be appropriate only if the work does not disrupt the overall fenestration pattern on the building. 6. New or replacement windows should always match the historic or original windows in terms of type (double-hung or casement, for instance) and conﬁ guration (a single picture window should not replace a set of paired double-hung sash windows). 7. New or replacement windows should be consistent with the building’s architectural character. For houses with character-deﬁ n- ing multi-light windows, new or replacement windows should have true divided light (the single pane of glass within a wooden frame) or simulated divided light (where the wood frame is glued over a thermal glass “sandwich” and cannot be removed) and muntins with a proﬁ le and dimension similar to those of the historic or original windows. Wood is the preferred material for the replacement of wood windows. Materials other than wood may be considered, but will be evaluated against the standard of the original wood window, including muntin proﬁ les and dimensions of the frame. 8. Replacement shutters should match historic or original shutters in size, design, ma- terial, method of installation, and operation. 9. Storm windows and doors, including painted or enamel-coated aluminum, are appropriate when they resemble the inner window or door as closely as possible in shape and appearance. Th eir color should match the paint color of the wood sash and the meeting rail of the storm window should match the meeting rail of the double-hung wood window. 10. Where historically appropriate, fabric awnings should be installed over window, door, storefront, or porch openings with care to ensure that historic features are not dam- aged or obscured.. SEE ALSO: Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/TPS/ briefs/presbhom.htm Preservation Brief No. 3: Conserving Energy in Historic Buildings Preservation Brief No. 9: Th e Repair of Historic Wooden Windows Preservation Brief No. 10: Exterior Paint Problems on Historic Woodwork Preservation Brief No. 13: Th e Repair and Th ermal Upgrading of Historic Steel Windows Preservation Brief No. 16: Th e Use of Substitute Materials on Historic Building Exteriors Doors & Windows: Guidelines ---PAGE BREAK--- 48 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Are New Windows and Doors Really Necessary? Th e replacement of doors and windows is often proposed because of poor condition or poor functioning. Stuck sashes and high air inﬁ ltration can be addressed by repair and maintenance and are not an indication that windows are beyond their useful lives. Th e installation of storm windows can improve the energy eﬃ ciency of original single-pane wood win- dows nearly as much as replacing the wood windows with modern thermal-pane replacement windows. Storm windows also protect historic windows from the eﬀ ects of weather and exposure and, when properly installed, do not adversely aﬀ ect historic fabric. Doors & Windows, continued Doors & Windows: Maintenance As with other building components, the best way to preserve the historic character of a dwelling is to maintain and repair historic doors, entrances, and windows rather than replace them. ∙ Proper maintenance and repair of original doors, entrances, and windows is the ﬁ rst step toward preserving those elements and the architectural character of your building. ∙ Inspect masonry, wood, and metal for signs of rust, peeling paint, wood deterioration, open joints around frames, deteriorating putty, inad- equate caulking, and improper water drainage. All of these conditions can be corrected. ∙ Clean doors, entrances, and windows gently to avoid damaging the panels, glass, or hardware. ∙ Replace or repair glazing putty to reduce drafts in glazed doors and windows. ∙ If a portion of a door or window is damaged beyond repair, replace only the damaged part (rail, stile, panel, light, muntin, or hardware) with materials that match the original. ∙ Paint doors and windows to protect the wood. Raise and lower sashes regularly during painting projects to avoid painting the window shut. ∙ Maintain historic hardware to keep doors and windows functional. Ensure that all hardware is in good operating condition. ∙ Maintain hinges to keep doors square. Th is will also eliminate gaps — and drafts — around the door. ∙ Keep sash cords and weights or other raising and lowering mechanisms in good repair. Th is will help keep window sash square within their chan- nels, eliminating gaps around the sash, keeping windows functional and reducing drafts and heat loss. ∙ Ensure that caulk and glazing putty are intact and that water drains oﬀ the sills. ∙ Historic shutters should be retained. New shutters are recommended only when they are replacing in-kind shutters originally used on the building or if they were typical of the building style. ∙ Improve thermal eﬃ ciency with weather strip- ping, storm windows (preferably interior), caulk- ing, interior shades, and with exterior blinds and awnings, if these are acceptable for the building. ∙ Install plain storm doors, screen doors, and storm windows that do not obstruct the view of the historic doors or windows. ---PAGE BREAK--- ---PAGE BREAK--- 50 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Exterior Materials Exterior materials protect a structure from the weather by providing a covering to guard against moisture. Exterior ma- terials also contribute to overall architec- tural design with character-deﬁ ning orna- ment and enrichment. Such enrichment includes wall cladding as well as decora- tive elements such as moldings, cornices, corner boards, brackets, sawnwork, rafter ends, knee braces, and other applied orna- ment (see pages 20 through 33). Historic exterior materials are varied in size, shape, texture, and function. In the Olde Town Historic District, wood is the typical historic siding material. Weather- board siding is the most common, but wood shakes and shingles often enrich Queen Anne and Craftsman style designs. Wood ornaments—like sawn brackets or decora- tive rafter tails—are found on a variety of designs. Masonry is another common exterior material found in the district. Brick veneer buildings date from the earliest periods in the development of the district to the sec- ond half of the 20th century. Use of brick increased during the 1950s as post-World War II Colonial Revival designs gained pop- ularity. Several properties within the Olde Town Historic District also feature stucco exteri- ors. Th e term “stucco” is used here to de- scribe a type of exterior plaster applied as a two-or-three part coating directly onto masonry, or applied over wood or metal lath to a log or wood frame structure. Introduction Exterior Materials (Wood): Maintenance Wood is the most commonly used building material in Olde Town. Th e structural system in most residences is a wood framework referred to as balloon framing. Even in masonry or masonry veneer residences, wooden trim, sashes and doors are typical. Maintain and repair in a manner that keeps the original character. ∙ Inspect exterior wood materials for signs of moisture damage, mildew, and fungal or insect infestation. Regular inspection and maintenance activities such as caulking and sealing, carpentry, cleaning, and painting will keep problems with wood features and surfaces manageable. ∙ Keep exterior wood materials protected with paint, including trim on masonry buildings. Historic wood is usually quartersawn-resawn weatherboards or radial-sawn clapboards or other woodwork cut from old-growth wood with tight graining. It is extremely durable and will last for generations even in harsh climates if paint is kept intact. ∙ Keep wooden joints properly sealed or caulked where moisture might penetrate a building. ∙ Repair damaged or cracked wood with wood plugs (installed with the grain running in the same direction as the weatherboard’s grain) or waterproof wood glue. ∙ Repair of deteriorated wood material should involve the replacement of portions in-kind by splicing or piecing or the application of an epoxy wood consolidant to stabilize the deteriorated portion in place. ∙ Use decay-resistant species for replacement of deteriorated elements ∙ Applying wood preservatives and using pressure treated wood (wood chemically treated with preservatives during manufacture) can extend the life of wooden elements and surfaces. ∙ Clean painted surfaces regularly by the gentlest means possible and repaint them only when the paint ﬁ lm is damaged or deteriorated. ∙ Provide adequate drainage to prevent water from standing on ﬂ at, horizontal surfaces or collecting on decorative elements. Preserve Rather Than Replace Applying siding mate- rial such as aluminum, vinyl, and asphalt is usually a short- sighted solution to a maintenance problem. Th ese materials, once applied, may hide signs of damage and deterioration, preventing early detection and repair. Removing vegetation that grows too closely to wood will help preserve the exterior surface. Maintain an eﬀ ective gutter system to prevent water running oﬀ the roof from splashing onto the building’s exterior walls. Clogged gutters can overﬂ ow, and the misdirected water can damage cornices and eaves. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 51 Exterior Materials (Wood): Guidelines 1. Retain and preserve original wooden features that contribute to the character of the building or site to include such features as siding, shingles, cornices, architraves, brackets, pediments, columns, balustrades, and archi- tectural trim. 2. Th e removal of original wooden decora- tive detailing from the exterior of a building diminishes architectural integrity and would result in a substantial adverse eﬀ ect to the architectural signiﬁ cance and value of the district. 3. Repair damaged or deteriorated wooden features such as cornices, brackets, molding, pediments, window hood molding, and shingle patterns using appropriate meth- ods to patch, consolidate, splice, or reinforce. 4. If replacement of a deteriorated detail or element of a wooden feature is necessary, re- place only the deteriorated detail or element in-kind rather than the entire feature. Match the original detail or element in design, dimension, texture and material. Consider using a compatible substitute material only if using the original material is not feasible. 5. If replacement of an entire wooden feature is necessary, replace the feature in- kind matching the original in design, dimen- sion, texture and material. Consider using a compatible substitute material only if using the original material is not feasible. 6. If a wooden feature is completely missing, replace it with a new feature based on accurate documentation of the original feature or a new design that is compatible in size, scale, material, and texture with the building and the district. 7. Do not replace or cover wooden siding, trim, or window sashes with contemporary substitute materials such as aluminum, ma- sonite, or vinyl. 8. Remove exterior siding and restore original exterior wooden siding mate- rial, if possible. Proﬁ les and Patterns of Wood Exterior Siding ---PAGE BREAK--- 52 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Exterior Materials, continued Exterior Materials (Masonry): Maintenance A variety of historic masonry materials such as brick, terra-cotta, limestone, granite, stucco, slate, concrete, cement block, and clay tile are found on a variety of features within the district. Th ese features include side- walks, driveways, steps, walls, roofs, foundations, and cornices. ∙ Inspect masonry surfaces and features for moisture damage, vegetation, structural cracks or settlement, deteriorated mortar, and loose or missing masonry units. ∙ Monitor the eﬀ ects of weather on mortar and the masonry units to ensure that improper water drainage is not causing deterioration. ∙ Provide adequate drainage to prevent water from standing on ﬂ at, horizontal surfaces, col- lecting on decorative elements or along founda- tions and piers, or rising through capillary action. ∙ Monitor mortar failure and erosion in masonry walls to know when repointing is necessary. Repoint masonry mortar joints if mortar is cracked, crumbling, or missing, or if damp walls or damaged plaster indicate moisture penetra- tion. ∙ Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick or stone. ∙ Match the mortar color, composition and joint proﬁ le when repointing. Do not repoint with mortar that is stronger than the original mortar or the masonry. ∙ Repair cracks in masonry as they allow moisture penetration and consequently, deterioration. Ensure that they do not indicate structural set- tling or deterioration. ∙ Clean masonry gently. Never sandblast brick or stone. Abrasive cleaning does not diﬀ erenti- ate between the dirt and the masonry and can remove the outer surface of the masonry. Brick, architectural terra-cotta, soft stone, detailed carvings, and polished surfaces are especially susceptible to physical and aesthetic damage by abrasive methods. Sandblasting makes smooth glazed surfaces rough, which tends to hold dirt and make future cleaning more diﬃ cult. Abra- sive cleaning processes can also increase the likelihood of subsurface cracking of the masonry. ∙ Clean masonry only when necessary to remove heavy paint buildup, halt deterioration, or remove heavy soiling. Gentle cleaning with a low-pressure water wash with detergent and a natural bristle brush is usually suﬃ cient. Use a low-pressure wash, equivalent to the pres- sure of a garden hose (beginning at 100 psi or below), to remove chemicals and clean building exteriors. Using water at too high a pressure, a practice common to “power washing” and “wa- ter blasting,” is very abrasive and can easily etch marble and other soft stones, as well as some types of brick. ∙ Repaint previously painted masonry surfaces when necessary. Do not paint unpainted ma- sonry surfaces that were not painted historically. ∙ Before proceeding with chemical cleaning of an entire building, complete a test patch to deter- mine the eﬀ ectiveness of the chemical agent. Removing paint and some other coatings, stains and graﬃ ti can best be accomplished with alkaline paint removers, organic solvent paint removers, or other cleaning compounds. As with other alkaline cleaners, both an acidic neutralizing wash and a ﬁ nal water rinse are generally required following the use of alkaline paint removers. Masonry Coursing ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 53 Exterior Materials (Masonry): Guidelines 1. Retain and preserve masonry features that contribute to the character of building or site, including walls, foundations, rooﬁ ng materials, chimneys, cornices, quoins, steps, piers, columns, lintels, arches, and sills. 2. Protect and maintain historic masonry materials such as brick, terra-cotta, limestone, granite, stucco, slate, concrete block, and clay tile and distinctive construction features such as bond patterns, corbels, water tables, and unpainted surfaces. 3. Repair masonry features using recognized methods for piecing-in, consolidating, or patching damaged or deteriorated masonry to match original feature, if possible. Th e size, texture, color, and pattern of masonry units, as well as mortar joint size and tooling, should be respected. Sometimes original bricks can be found under the building, or relocated from a less prominent place if patches are needed for a main façade. 4. Do not apply a waterproof coating to exposed masonry rather than repairing it. The use of waterproof, water-repellent, or non-historic coatings on masonry is discour- aged. Th ese coatings can harm brick surfaces and often aggravate rather than solve mois- ture problems. Do not apply waterproof- ing compounds to a brick surface, unless required to solve a speciﬁ c technical problem that has been investigated and identiﬁ ed. As a last resort, a water-repellent coating that breathes may be used, but only after water penetration has not been halted by repoint- ing and correcting drainage problems. 5. If masonry was originally unpainted, it should remain unpainted. Exceptions may be made for severely damaged brick (as from sandblasting) or if the masonry is heavily stained and cannot be adequately cleaned. 6. If a masonry feature is completely missing, replace it with a new feature based on accurate documentation of the original feature or a new design that is compatible in size, scale, material, texture, and color with the building and the district. 7. If replacement of a large masonry surface or feature is necessary, replace the feature in-kind matching the original in de- sign, detail, dimension, texture, color, pattern, and material. Consider using a compatible substitute material only if using the original material is not feasible. 8. If replacement of a deteriorated detail or element of a masonry surface is necessary, replace only the deteriorated detail or ele- ment in-kind rather than the entire surface or feature. Consider using a compatible substi- tute material only if using the original material is not feasible. 9. When repointing mortar, use a mortar of the same consistency and composition as the original. Do not repoint with a high Portland cement content, which causes deteriora- tion resulting from the diﬀ ering coeﬃ cients of expansion and porosity of the material and mortar. Duplicate old mortar in joint size, method of application, and proﬁ le. If any Portland cement is used, the maximum percentage by volume should not exceed ap- proximately 15 percent. Recommendations for appropriate Portland cement percentages vary depending on the masonry material and the exposure. Refer to National Park Service Preservation Brief No. 2 for speciﬁ c guidance. 10. Masonry should be cleaned only when necessary to remove heavy paint buildup, halt deterioration, or remove heavy soiling. Th is should be done with the gentlest means available, such as low-pressure water and soft bristle brushes. 11. Due to damage to the brick surface and the long-term detrimental eﬀ ect to the struc- ture, sandblasting or other high-pressure techniques should never be used. 12. Chemical cleaning is acceptable as long as an initial test area conﬁ rms the process will not stain or discolor the brick. 13. Repair stucco or plaster by removing loose material and patching with a mixture that is similar in composition, color, and texture. Mortar Joint Proﬁ les ---PAGE BREAK--- 54 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Exterior Materials, continued Historic Materials Brick and stone are among the most maintenance-free materials on historic buildings. How- ever, one common deterioration problem is spalling. Th is happens when water penetrates the surface through pores or cracks. In cold weather, water freezes and expands and causes the surface of the stone or brick to spall, or break away. Over time, the face of the stone or brick becomes deeply eroded. It is also very important to clean moss or mildew that may accumulate on exterior walls, particularly on shady or northern elevations. Exterior Materials (Metals): Maintenance A variety of architectural metals are found in the detailing and surfaces of buildings, streetscape elements, and site features in the district. Architectural metals are used for rooﬁ ng, ﬂ ashing, gutters, downspouts, ﬁ nials, cornices, copings, and crestings. Beyond those building features, metal is used in storm doors and win- dows, vents and grates, casement windows, railings, hardware, and trimwork. Architectural metals also ap- pear in the district in the form of fences, gates, streetlights, signs, signposts, site lighting, statuary, and grates. ∙ Inspect architectural metal surfaces and features regularly for signs of moisture damage, corrosion, structural failure, fatigue, galvanic action, and paint failure. ∙ Provide adequate drainage to prevent water standing on ﬂ at, horizontal surfaces and collect- ing on decorative elements. ∙ Clear metal roofs and gutters of leaves and debris. ∙ Clean when necessary to remove corrosion or to prepare for recoating using the gentlest eﬀ ective method. ∙ Clean soft metals, including lead, tin, terneplate, and copper, with chemical solutions after pre- testing them to ensure that they do not damage the color and the texture of the metal surface. Do not clean soft metal surfaces with destructive methods like grit blasting. ∙ Clean hard metals, such as cast iron, wrought iron, and steel using the gentlest means possible. Consider low-pressure glass bead blasting only if hand-scraping and wire brushing have been inef- fective. ∙ Retain protective surface coatings, such as paint and lacquers, to prevent corrosion. ∙ Repaint when paint ﬁ lm deteriorates. Exterior Materials (Metals): Maintenance A variety of historic metals are found in the detailing and surfaces of buildings, streetscape elements, and site features in the district. Architectural metals are used for rooﬁ ng, ﬂ ashing, gutters, downspouts, ﬁ nials, cornices, copings, and cresting. Beyond those building features, metal is used in storm doors and windows, vents and grates, casement windows, railings, hardware, and trim work. Architectural metals also appear in the district in the form of fences, gates, streetlights, signs, signposts, site lighting, statuary and grates. Ornamental cresting at the Widow’s Home ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 55 Exterior Materials (Metals): Guidelines 1. Retain and preserve metal architectural features that contribute to the character of a building or site, including rooﬁ ng, ﬂ ashing, storefronts, cornices, railings, hardware, case- ment windows, and fences. 2. Retain and preserve metals such as cop- per, tin, brass, cast iron, wrought iron, and lead that contribute to the character of the district. 3. Repair deteriorated metal features using recognized methods for splicing, patching and reinforcing. 4. If replacement of a deteriorated detail or element of a metal feature is necessary, re- place only the deteriorated detail or element in-kind rather than the entire feature. Match the original detail or element in design, dimension, texture and material. Consider using a compatible substitute material only if using the original material is not feasible. 5. If replacement of an entire metal fea- ture is necessary, replace the feature in-kind and match the original in design, dimension, texture and material. Consider using a com- patible substitute material only if using the original material is not feasible. 6. If a metal feature is completely missing, replace it with a new feature based on accurate documentation of the original feature or on a new design that is compatible in size, scale, material, and texture with the building and the district. 7. Do not remove the patina of metals such as bronze or copper since it provides a protective coating. 8. Do not patch metal roofs or ﬂ ashing with tar or an asphalt product. SEE ALSO: National Park Service Preservation Briefs www.cr.nps.gov/hps/TPS/ briefs/presbhom.htm Preservation Brief No. 1: Assessing Cleaning and Water-Repellent Treat- ments for Historic Masonry Buildings Preservation Brief No. 2: Repointing Mortar Joints in Historic Masonry Buildings Preservation Brief No. 6: Dangers of Abrasive Clean- ing to Historic Buildings Preservation Brief No. 8: Aluminum and Vinyl Siding on Historic Buildings and the Appropriateness of Substitute Materials for Resurfacing Historic Wood Frame Buildings Preservation Brief No. 10: Exterior Paint Problems on Historic Woodwork Preservation Brief No. 16: Th e Use of Substitute Ma- terials on Historic Building Exteriors Preservation Brief No. 22: Th e Preservation and Repair of Historic Stucco Preservation Brief No. 38: Removing Graﬃ ti from Historic Masonry ---PAGE BREAK--- 56 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Exterior Materials, continued Paint A COA is not needed to repaint a building in the Olde Town Historic District or to change the paint scheme on a building. Th is section on paint is solely advisory. ∙ Prior to painting, remove damaged or deteriorat- ed paint only to the next intact layer, using the gentlest method possible. Recommended meth- ods are hand scraping and hand sanding with soft brushes for wood surfaces, and masonry and wire brushes for metal surfaces. ∙ Remove all paint down to bare wood only in extreme cases where the paint has blistered and peeled or there is excessive paint buildup or moisture. ∙ Use caution when electric heat guns are required to remove additional paint on decorative wood features and when electric heat plates are used on ﬂ at wood surfaces. Th eir use can cause ﬁ re when debris settles in a hollow space or behind the wall. ∙ Use chemical strippers when more eﬀ ective removal is required. Th e chemicals must be thor- oughly neutralized after use or new paint will not adhere. Also, prolonged contact with the wood may raise the wood grain or roughen the wood surface. ∙ Do not use propane or butane torches, or sandblast or water blast surfaces, all of which are potentially destructive and dangerous. ∙ Remove dirt with a mixture of household detergent and water and allow the surface to completely dry before applying new paint. ∙ Use compatible paints. Some latex paints will not bond well to earlier oil-based paints without a primer coat. Choose quality paint and use primer and ﬁ nish coats from the same manufac- turer. Ensure that the new paint is compatible with the old. Use an oil-based primer on old surfaces if existing paint type is unknown or if switching from oil to latex. Use acceptable prim- ers on metal surfaces. ∙ Lead-based paints are toxic materials that were widely used because of their excellent adhe- sion, drying and covering abilities. All buildings painted before circa 1975 should be expected to have been painted with lead paint. ∙ Follow building codes and regulations in regard to paint removal and lead paint abatement. ∙ Remove, control, or manage the lead hazard rather than wholesale removal of historic fea- tures and ﬁ nishes. ∙ Careful cleaning and treatment of deteriorating paint, friction surfaces, and of surfaces accessible to young children is a basic approach. ∙ Lead-based paint not causing a hazard is accept- able to remain on a building. ∙ As mentioned above, paint color is not subject to review. Th e HPC does not have jurisdiction over paint color selection, but can give advice and help on this issue. PAINT SELECTION AND PLACEMENT ∙ One method of selecting paint colors is to use historic colors, based on analyzing the various coats of paint on the building. Another is to consult books on acceptable colors for his- toric residential buildings. Paint colors should complement each other, the colors of unpainted exterior materials, and the colors of neighboring buildings. Typically, no more than three diﬀ erent colors should be used for wall, trim, and details. In general, use one color for trim and a contrast- ing color for the walls. Doors and shutters can be painted a diﬀ erent color than the walls and trim. A single color scheme should be used for the entire exterior so upper and lower ﬂ oors and subordinate wings of buildings are seen as components of a single structure. ∙ If masonry was originally unpainted, it should remain unpainted. Exceptions may be made for severely damaged brick (as from sandblasting) or if the masonry is heavily stained and cannot be adequately cleaned. Exterior Materials, continued Stucco Stucco is a type of plaster used on the exterior of a building. Applied in multiple layers, it may cover masonry, wood or metal lath, or it may be placed directly onto a wood frame structure. Queen Anne Style Queen Anne style houses often feature a variety of diﬀ erent exterior materials in various combinations that include stone, stucco, shingle and weatherboard sidings, and brick. ---PAGE BREAK--- ---PAGE BREAK--- 58 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Th e building foundation grounds the house visually, anchors it structurally, and — like so many other elements — can contribute to its architectural character. Foundations are generally of masonry, and brick is the most common foundation material in the Olde Town Historic Dis- trict. Early pier foundations were often inﬁ lled later with similar or mismatched materials, and stucco or paint sometimes hide seams or camouﬂ age varied materials. On load-bearing brick, brick-veneer or con- crete-block houses, there is often no diﬀ er- entiation between the continuous founda- tion and the veneer cladding or concrete wall of the house. Older continuous foundations some- times feature decorative metal vent covers, adding another stylistic element to an oth- erwise strictly functional item. Foundations Foundation Vents Th e decorative honeycomb brickwork in above foundation, and the metal grate in the foundation pictured below, also allow for ventilation of the interior space. Introduction Foundation Inﬁ ll Materials Various types of materials are used as inﬁ ll between brick piers. As il- lustrated above, from left to right, these are stucco, brick, and lattice. Foundations: Maintenance Maintain and repair foundations and original foundation materials rather than replace them. ∙ Keep crawl space vents open so that air ﬂ ows freely. ∙ Clean masonry gently; never sandblast brick or stone. ∙ Monitor mortar failure and erosion in masonry piers and foundation walls to know when re- pointing is necessary. Match the mortar color and jointing type when repointing. ∙ Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick or stone. ∙ Divert water runoﬀ away from building foun- dations with minor grading and by directing downspouts to empty roof runoﬀ away from the foundation. If necessary, install drains around the foundation. ∙ Remove any vegetation that may cause struc- tural disturbance at the foundation. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 59 Foundations: Guidelines SEE ALSO: EXTERIOR MATERIALS Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/TPS/ briefs/presbhom.htm Preservation Brief No. 2: Repointing Mortar Joints in Historic Masonry Buildings 1. Retain original masonry and mortar, whenever possible. When patching or repair- ing brick foundations, use bricks that match the original or existing brick in color, texture, and coursing in order to make the work compatible. When repointing mortar, use a mortar of the same consistency and compo- sition as the original. Do not repoint with a high Portland cement content, which causes deterioration resulting from the diﬀ ering coeﬃ cients of expansion and porosity of the material and mortar. Duplicate old mortar in joint size, method of application, and proﬁ le. 2. Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick or stone. 3. It is not architecturally compatible to apply any new surface to a foundation. Ap- plying artiﬁ cial brick siding, artiﬁ cial stone, or brick veneer to a foundation will virtually always be incompatible with the existing sur- face. In addition, while stucco was historically used on foundations, it is not compatible to apply a new stucco surface to a foundation that did not historically feature stucco. 4. It is not architecturally compatible to paint stone foundations. 5. It is not architecturally compatible to inﬁ ll the area between foundation piers with inappropriate materials, such as concrete block between brick or stone piers. Lattice or basket-weave wood screens are an acceptable alternative between foundation piers. Solid or pierced brick walls are acceptable between brick piers, as long as the brick selected matches the historic brick in color and size. 6. A foundation treatment that results in a brick skirt around the building that extends beyond the plane of the weatherboard siding above is not acceptable. 7. A recommended foundation treatment for pier inﬁ ll on houses originally without underpinning is to recess the new inﬁ ll walls back with a short retaining wall near ground level, paint the set-back inﬁ ll wall black, and install wood lattice in front of the recessed inﬁ ll wall. Th e appearance of an open foun- dation on brick piers can be achieved and contemporary climate control is accommo- dated. 8. Masonry should be cleaned only when necessary and with the gentlest means avail- able, such as low pressure water and soft bristle brushes. Chemical cleaning is accept- able as long as care is taken to ensure the process will not stain or discolor the brick. Before proceeding with the cleaning of the entire foundation, it is recommended that a test patch be completed to determine the eﬀ ectiveness of the chemical agent. Due to the resulting damage to the brick surface and the long-term detrimental eﬀ ect to the structure, sandblasting or other high-pressure techniques should never be used. 9. Repair existing stucco with a stucco mix- ture to match the original. 10 . Retain any decorative foundation vents that are original to the building. 11. If masonry was originally unpainted, it should remain unpainted. Exceptions may be made for severely damaged brick (as from sandblasting) or if the masonry is heavily stained and cannot be adequately cleaned. ---PAGE BREAK--- 60 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Porches and Stoops Porch Elements Whether the details of the porch are relatively simple in design, or much more ornate, they add an integral and distinctive quality to the house. Introduction Porches expand a building’s usefulness by providing shaded exterior living and work spaces, a feature particularly important in warm, sunny climates. Porches and stoops provide protection from the weather by sheltering an entrance and often windows. Porches and stoops are also prominent and important points of exterior architec- tural expression. Perhaps more than any other building component, a porch indi- cates architectural style or stylistic inﬂ u- ences. It is therefore essential that porches be retained. Th eir removal would provide a striking change to the overall visual char- acter of the building. Further, and equally as important, owners should avoid altering a porch or stoop to make it appear newer or older than the house and also avoid en- closing them with screening or with more permanent materials to create additional interior living space. Most historic porches in the district are built of wood. Other historic materials in- clude brick, stone, and occasionally poured concrete or concrete block. All porches con- sist of a ﬂ oor and a roof supported by posts. Th e stylistic elements — turned posts, square posts, battered posts, columns, bal- ustrades, spindlework, brackets — are the details that contribute to the expression of an architectural style. Turrets, gazebos, and pediments are also incorporated into porches. Most porches are a single story in height, even if the dwelling is two stories. Stoops are generally built of brick and/or concrete and are often sheltered by a small gable or shed roof built of wood. Some stoops are attached to larger porches as their steps. Porches and Stoops: Maintenance As with other building components, the best way to preserve the historic character of a dwelling is to maintain and repair historic porches and stoops rather than replace them. ∙ Inspect masonry, wood, and metal of porches for signs of rust, peeling paint, wood deteriora- tion, open joints around frames, and improper drainage. Correct any of these conditions. ∙ Clean porches and stoops gently to avoid dam- aging decorative elements or the exterior walls and windows of the house. ∙ Maintain porch ﬂ oors diligently to slow decay and water damage. ∙ Porches and stoops, because they are so ex- posed, are particularly susceptible to the eﬀ ects of weather. Keep wood surfaces painted, espe- cially the porch ﬂ oor. Attentively maintain the ﬂ ashing where the porch or stoop roof meets the principal roof. ∙ Use epoxy and wood hardeners to stabilize water-damaged or rotten wood and to build up any worn-down or degraded areas. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 61 Porches & Stoops: Guidelines SEE ALSO: EXTERIOR MATERIALS Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm 1. Original or character-deﬁ ning elements or features of porches, stoops, and steps should generally not be altered or removed. 2. Porches, stoops, and steps may be altered to incorporate an access ramp to accommodate wheelchairs. In residential buildings, barrier-free access should be pro- vided through removable or portable ramps, when possible, rather than permanent ramps that may alter features of the historic build- ing. Should a permanent ramp be required, placement in the rear or on the side of house is preferable. 3. Repair and retain architectural details, such as brackets, spindles, handrails, balusters, and columns. Use materials that match the originals when replacement is necessary due to deterioration. 4. Do not remove original materials and replace them with ornamental iron, new brick, or other materials inappropriate with the building’s character. 5. Do not screen or enclose porches or steps on the primary elevation of a building. Side or rear porches may be screened or en- closed if the work does not radically change the historic appearance of the building or de- stroy original or historic materials and forms. 6. When adding elements to a porch that did not exist historically, such as a handrail, select a style that does not imitate the origi- nal railing, detract from the original architec- tural character, or overshadow the original railing. Simple metal pipe rails are often the least likely to adversely aﬀ ect the historic architectural character of a porch. Porch Elements ---PAGE BREAK--- 62 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Roofs Introduction A Variety of Roof Shapes and Materials Roof forms can be ﬂ at, pitched, hipped, curved, or arranged in combinations of these forms. Certain architectural styles are distinguished by roof type. Second Empire-style buildings, like the Widow’s Home, seen above, always display a mansard or curved roof form. English Vernacular Revival-style buildings display steeply-pitched, complex arrangements of roofs and gables. Materials can also vary with pressed tin, sheet metal and tile, seen below, to name a few. Th e roof protects a building from weather by eﬀ ectively shedding water. Gutters con- tribute heavily to this function and are part of the roof for the purposes of these guide- lines. Roofs and gutters also contribute to a building’s overall architectural character. Historic rooﬁ ng materials include wood and metal fabricated into a number of coverings. Wood shingles were likely the most common rooﬁ ng material in the 19th century in Augusta. Terne-coated metal — sheets of iron or steel coated with tin or zinc — was also used to make shingles or standing-seam roof coverings in the early 1800s, but these materials did not gain widespread use until after the Civil War. Metal’s durability and ﬁ re resistance made it the preferred rooﬁ ng material from the late 1800s through the ﬁ rst decades of the 20th century. Flat-seam metal roofs were another alternative, particularly for un- usual roof shapes that were curved or ﬂ at or with very low-pitched slopes. Th e ﬂ at- seam coverings are metal panels soldered together so that their seams are ﬂ ush with the roof surface. Copper, another historic rooﬁ ng material, historically saw limited residential use in Augusta. Slate shingles also gained popularity during the second half of the 19th century, particularly during the Victorian era when steep, multi-gabled roofs became show- places for patterned layouts. Slate and metal roofs, while expensive, are extremely durable and can last more than a century. During the ﬁ rst decades of the 20th century, asphalt or composition shingles gained widespread popularity. Th ey are lightweight, low cost, and ﬁ re resistant. By the 1930s, composition shingles super- seded metal as the most common rooﬁ ng material. Historically, gutter systems included wood V gutters, metal trough gutters, and built-in systems. To create V gutters, com- mon in the 19th century, two-by-fours were installed along the roof slope about a foot above and parallel to the eave. Th e short side of the wood was ﬁ xed to the roof, forming a V-shape between the roof slope and the upper face of the wood. Also common in the 19th century and into the 20th century were terne-coated metal troughs attached to the edge of the roof along the eave. Metal downspouts carry the water to the ground and away from the building. Copper was also used for gutter systems; however, its expense made it an uncommon choice historically for most dwellings in Augusta. Built-in gutter systems, hidden in the building’s cornice, were used in buildings constructed in Augusta as early as the mid 19th century and gained popularity around the turn of the 20th century. Original built-in gutter systems should be diligently maintained as they can cause serious water damage to the building if they are not op- erating correctly. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 63 Roofs: Guidelines 1. Retain and preserve roofs and roof forms that contribute to the historic character of a building including their functional and deco- rative features such as roof materials, cresting, capping, dormers, chimney stacks, cupolas, light wells, and cornices. 2. If replacement of a partially deterio- rated roof feature is necessary, the preferred approach is to replace only the deteriorated portion in-kind by matching the original feature in design, dimension, detail, color, and material. 3. When compatible substitute materials are necessary, match original materials as closely as possible. Th e substitute material should match the pattern, color, texture, size, lap, thickness and reﬂ ectivity of the original material as closely as possible. In the case of a replacement roof, the original roof form, sof- ﬁ t, cornice, cresting, ridgepoles and historic gutters should be retained. 4. Roof forms should not be altered on a fa- cade. Alterations on other elevations should only be undertaken if the change does not compromise overall historic integrity of the building and if the new roof form is of a type compatible with the architectural style of the building. 5. It is not appropriate to install dormers, ventilators, vents, solar collectors, anten- nas, satellite dishes, skylights, or mechanical equipment in locations that compromise character-deﬁ ning roofs or in areas visible on a primary elevation or a highly visible roof slope. Such features should be placed on a rear-facing roof slope or in a valley area of the roof that is not easily visible from the street or sidewalk. 6. New gutters and downspouts should be installed so that no architectural features are lost or damaged. Th e shape of traditional half-round gutters should be retained when replacing them. 7. It is not appropriate to replace con- cealed, built-in gutter systems with exposed gutters. 8. New dormer windows may be added when their scale, detailing, materials, place- ment, and architectural style are compatible with the building. 9. Do not remove chimney stacks in order to eliminate a problem with ﬂ ashing around them. Chimney stacks should not be removed unless deemed a hazard by a build- ing inspection professional. When chimney stacks must be removed, they should be rebuilt to replicate the original chimney stack as closely as possible. 10. Existing cornices should be repaired rather than replaced. Elements such as brackets and blocks that are part of the original composition should not be removed without replacing them with new ones of like design. Th e original cornice design should be matched in material, decorative detail, and proﬁ le when making repairs. 11. An original cornice should not be replaced with a new one that conveys a dif- ferent period, style, or theme from that of the building. 12. If a roof feature is completely missing, the replacement feature should be based on accurate documentation and or physical evi- dence, or barring that, be a new design that is compatible in size, scale, material, and color with the building and the district. SEE ALSO: EXTERIOR MATERIALS Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/ TPS/briefs/presbhom. htm Preservation Brief No. 4: Rooﬁ ng for Historic Buildings Preservation Brief No. 16: Th e Use of Substitute Materials on Historic Building Exteriors Preservation Brief No. 19: Th e Repair and Replacement of Historic Wooden Shingle Roofs Preservation Brief No. 29: Th e Repair, Replacement, and Maintenance of Historic Slate Roofs ---PAGE BREAK--- 64 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Roofs, continued Alternative Materials Care should be taken when utilitizing substitute materials for roofs. A house gains much of its distinctive look from the type and style of roof it has. When replace- ment is the only feasible option, It is important to match the pattern, color, texture, size, lap, thickness and reﬂ ectivity of the original as closely as possible. Roofs: Maintenance Routine care and maintenance of a roof are critical. Your building’s roof is its ﬁ rst defense against water inﬁ ltration and moisture, so roofs require frequent maintenance and repairs. As with other building compo- nents, the best way to preserve historic character is to maintain and repair historic roofs, gutters and rooﬁ ng materials. Annual inspections to identify problems when they are minimal can help avoid or forestall costly total roof replacement projects. ∙ Keep roof free of leaves and other debris and inspect it regularly for leaks and loose or dam- aged shingles, slates, or tiles. ∙ Clean and maintain roof gutters, scuppers, and downspouts to prevent deterioration of the roof surfaces. Clogged gutters cause rainwater overﬂ ow to splash against the building’s walls resulting in damage to weatherboards, masonry, or other exterior materials. ∙ Diligently maintain ﬂ ashing on roof valleys and at places where the roof meets vertical planes like walls and chimney stacks. ∙ Keep metal surfaces painted and use the ac- ceptable primer for the particular type of metal roof. Paint and maintain decorative elements such as historic metal cresting along the ridge, lightning rods, ﬁ nials, or weathervanes. ∙ Paint terne-coated metal roofs and gutters regularly. Do not paint copper or slate. ∙ Ventilate the attic space to prevent condensa- tion. ∙ Replace or repair individual slates and wood or metal shingles as needed rather than replacing the entire roof. Gable Roofs Hip Roofs ---PAGE BREAK--- Guidelines for Protecting the Character of the District ---PAGE BREAK--- 66 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Cemeteries Magnolia Cemetery and Cedar Grove Cem- etery are signiﬁ cant historic properties and landmarks of the Olde Town Historic District and the City of Augusta. Burials dating back to the late 1810s provide a rich and enduring connection with Augusta’s history over the past two hundred years. Th e cemeteries reﬂ ect a national interest in creating cohesive landscapes of drives, walkways and burial plots in which to re- member family members. Magnolia Cem- etery is characteristic of the “Rural Cem- etery” movement that began with Mount Auburn Cemetery in Cambridge, Massa- chusetts, in 1831. Early town planning in the United States usually established a relatively small cemetery site that soon proved inadequate as communities grew in size. Th is problem was addressed in the evolving belief that cemeteries should be in a park-like setting where families could gather, visit with friends, and enjoy nature. Benches were provided in the sections, and picnics were common. Cemetery plots were regarded as extensions of the home with fences around family sections often of the same design as wrought iron fences around the family homes. In 1820, two years after the establish- ment of Magnolia Cemetery, the city of Au- gusta provided 40 acres for a burial ground for African Americans. Signiﬁ cantly, Cedar Grove contains similar organizing prin- ciples with avenues lined with cedar trees that lead to family burial grounds. Th e cemetery is a rich and tangible reminder of the changing status of African-Americans from slaves to freedmen. Cedar Grove Cemetery and Magnolia Cemetery are two of only three active public cemeteries operated by Augusta-Richmond County. Th e third is West View Cemetery in the Harrisburg neighborhood. Th e Director of the Augusta-Richmond County Department of Trees and Land- scaping has been designated as the general superintendent of Magnolia, Cedar Grove, and West View Cemeteries in the Augusta- Richmond County Cemetery Ordinance. In accordance with the Cemetery Ordi- nance: ∙ Th e authority of the Director of the Department of Trees and Landscaping includes cleaning up neglected sections of the cemeteries and removing objects that are obstructions to cemetery equip- ment. ∙ Th e proprietor of each cemetery lot may enclose their lot with a wall, fence, or railing (except of wood) and cultivate trees, shrubs, and plants in their lot. ∙ No tree growing within a wall or cem- etery lot may be cut down or destroyed without the consent of the Superinten- dent of Cemeteries. ∙ If any trees and shrubs situated in any cemetery by means of their roots, branches, or otherwise, become detri- mental to adjacent lots and avenues, or inconvenient to pedestrians, the lot may be entered and such trees or shrubs or such parts thereof determined detri- mental, dangerous or inconvenient, shall be removed by cemetery crews. ∙ All monuments erected at gravesites in cemeteries owned and operated by Augusta-Richmond County shall be placed upon a proper concrete foundation ﬁ xed by cemetery crews employed by Augusta-Richmond County. Cedar Grove Cemetery Introduction Magnolia Cemetery, late 19th century ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 67 Cemeteries: Guideline Recommendations SEE ALSO: EXTERIOR MATERIALS MAJOR LANDSCAPING & SITE FEATURES STREETS, SIDEWALKS & DRIVEWAYS Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/TPS/ briefs/presbhom.htm Preservation Brief No. 36: Protecting Cultural Land- scapes: Planning, Treat- ment, and Management of Historic Landscapes National Trust for Historic Preservation Information Series No. 76, 1993, Preservation of Historic Burial Grounds 1. Each cemetery should be considered a cohesive unit of buildings, structures, streets, walkways and site features, including walls and fencing, furniture, lighting, signage and landscaping. Guidelines and maintenance recommendations for protecting architectur- al features and for protecting the character of the district presented in other sections of this manual apply to individual elements within the cemeteries. 2. Any alteration that changes the materi- als or design of the exterior of a building or structure requires HPC review and must conform to the Design Review Guidelines. 3. Design of new individual markers and planting of trees and shrubs within individual lots is not regulated by these Design Review Guidelines. 4. Changes to the circulation and infrastruc- ture systems of the cemeteries should be made with caution. Adding new walkways, roads or entrances and altering or widen- ing existing walkways and roads within the cemeteries is considered inappropriate. 5. Existing roads and walkways should be maintained as originally constructed, and care should be practiced with the introduction of new materials, when required, to ensure the historic color, texture and character of the original feature is preserved. 6. Caution is required when repairing the infrastructure (roads, paths, lighting and drainage) within the cemeteries due to po- tential disturbance to unmarked burial sites. Archaeologists should be consulted to de- termine the area is suitable for the proposed activity. 7. Development of a master plan for cem- etery maintenance and preservation activities to establish priorities is recommended for each cemetery. Components of the master plans should include a Plant Species Inven- tory, a Landscape Plan, and a Repair and Restoration Inventory. 8. An inventory of trees and plants for each cemetery should be undertaken to identify existing species, to determine the health and longevity of these and to schedule for timely replacement. An inventory of plant species within each cemetery can serve as the basis for what may or may not be appropriate for the cemeteries and provide identiﬁ cation of trees that are sick or dying. 9. Development of landscape plans for each cemetery would guide the maintenance of historic plant material in the common areas and would also provide a resource for owners of cemetery lots and family members on the selection and care of plants that would rein- force, rather than compromise, the cemeter- ies’ historic integrity. 10. A repair and restoration inventory setting priorities for historic elements should be established. An inventory of damaged headstones, footstones, mausolea, walls, fenc- ing, and other memorials would identify the most urgent needs and assist in planning for repairs. 11. To avoid or minimize occurrences of destructive activity in the cemeteries, a plan for regular inspections and monitoring of the grounds that includes photographs and a list of particularly valuable items to be checked for disturbance should be established. Responsibility for the inspections should be clearly assigned. Th ese Recommendations have been made to provide direction for Augusta-Richmond County and proprietors of cemetery lots concerning activities that have the potential to aﬀ ect char- acter-deﬁ ning features of the two public cemeteries located within the boundary of the Olde Town Historic District. ---PAGE BREAK--- 68 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Cemeteries, continued It is the duty of the Superintendent of Cemeteries to inspect all of the cemetery lots at frequent intervals, in no case lon- ger than three months, and to ensure that the obligations of the Augusta-Richmond County Commission are fully complied with, and to transmit a certiﬁ ed copy of the inspection ﬁ ndings to the Clerk of the Commission. Augusta-Richmond County is explicitly under no obligation with respect to monu- ments, curbing, mausoleums, ornaments, memorial, structures, headstones or other improvements. Its sole obligation is to per- petually care for and maintain in a neat, orderly and becoming condition the lots or sections covered by perpetual care agree- ment contracts. Magnolia Cemetery Ofﬁ ce Gravesite at Cedar Grove Cemetery, ca. 1890 ∙ Preservation in place is a viable preservation alternative. Remember, it is important to leave the markers alone until the acceptable interven- tion is identiﬁ ed. ∙ Often, historic markers were constructed of fragile materials or were held together by gravity only (obelisks, for example). It is important that these design features be respected prior to mak- ing repairs or cleaning markers. ∙ Use the gentlest procedure possible for clean- ing. Never use abrasive cleaners, sandblasters, or harsh chemical cleaners on grave markers, fences, or other features. Determine the best method by utilizing test patches, beginning with water and a soft bristle brush. A dilute solution of TritonX (or ammonia, if the material to be cleaned is marble) is an acceptable next step in the testing process. Generally, no stronger solution (whether acids, bleach, or blasting) is necessary to remove harmful dirt or plant growth from the stone. ∙ Repair stonework utilizing like materials only. Portland cement should never be utilized to re- pair stonework, to ﬁ ll joints, or to adhere pieces of stone. Further, adhesives of any sort should be avoided due to their creating a moisture bar- rier that contributes to breakage and deteriora- tion of stonework. ∙ Use an experienced professional to repair grave- stones. Inappropriate work can damage historic markers or speed their deterioration. ∙ Th e single best protection of ironwork is main- tenance, and this revolves around painting. It is suggested that ironwork be repainted every ﬁ ve to ten years, or at the ﬁ rst signs of rust. Cemeteries: Maintenance of Markers and Ironwork Th e best way to preserve the historic character of the markers and ironwork in the two cemeteries is to maintain and repair these historic elements rather than replace them. ---PAGE BREAK--- ---PAGE BREAK--- 70 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Fences & Walls Masonry Walls Masonry walls, except those that are stucco coated, are usually un- painted. Th e maintenance recom- mendations for Exterior Materials provide additional information on the proper care and repair of tradi- tional fence and wall materials. Decorative Iron Fences Removal of rust followed im- mediately with a coat of a metal primer are important to the iron repainting process. Introduction Historically, fences kept free-range domes- ticated animals out of yards rather than enclosing space for privacy or pets. Dur- ing the late 19th century, as mass produc- tion of materials increased, accessibility to wood pickets, cast iron, and heavy-gauge wire, fences began to serve both decorative and utilitarian functions. Decorative fences and walls constructed of lattice, brick, cast iron, wooden pickets, and stone reﬂ ected popular architectural styles, and their design was often related to that of the building they surrounded. Masonry walls were less common but were also used to deﬁ ne yards and to accent gar- den landscapes. Decorative corner posts and gateways embellished some fences and walls. Utilitarian fences and walls secured boundaries, conﬁ ned animals, protected planted areas, and provided visual priva- cy. Such fences, traditionally constructed of wooden pickets, woven wire fencing mounted on wooden posts, or barbed wire, were generally used in rear yard locations and were not visible from the street. During the late 19th and early 20th cen- turies, fences and walls were about three feet tall. Fences were most commonly built of widely spaced wood pickets with shaped or squared-oﬀ tops, but heavy-gauge wire fences were inexpensive alternatives. Fences generally followed the property line or were inset to provide an outer planting strip. Low masonry walls, often in combina- tion with low hedge material, were fre- quently used to deﬁ ne some front lawns and property lines within the district and were occasionally used to accommodate a change in grade between the street and front lawn. Tall fences and walls, vinyl fences, chain- link fences, stucco walls, or walls covered with faux stone or other materi- als are not architecturally compatible with historic building patterns in the Olde Town Historic District. Fences & Walls: Maintenance Like porches, fences and walls are exposed and are therefore susceptible to the eﬀ ects of weather. Because of this, very few historic wood fences survive. Keeping wood and iron surfaces thoroughly painted is the best defense against moisture damage. ∙ Replace individual pickets or boards as needed. When deteriorated pickets or boards must be re- placed, decay-resistant or pressure-treated wood should be used. ∙ Keeping the bottom edge of a wood fence line raised above the ground and protected by a sound paint layer, opaque stain, or wood preservative will signiﬁ cantly extend its life span. ∙ Cast iron fences require similar separation from ground moisture and protection with a sound paint layer to prevent corrosion. ∙ Maintain welded wire fences by re-bending or reshaping damaged sections. ∙ Masonry walls can be compromised by deterio- rated mortar joints, vegetation, and improper drainage of ground and surface water. Repoint masonry walls as necessary and add drainage weep holes near the base of masonry walls if required. ∙ Do not allow vegetation to grow on fences or walls. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 71 Fences & Walls: Guidelines SEE ALSO: EXTERIOR MATERIALS Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm 1. Retain and preserve fences and walls that contribute to the historic character of a build- ing or site, including such elements as gates, decorative rails and pickets, pillars, posts, and hardware. 2. Retain and preserve exterior fence and wall materials that contribute to the historic character of a building or site, including brick- work, stucco, stone, concrete, wood, cast iron, and wrought iron. 3. If replacement of a deteriorated detail or element of a fence or wall is necessary, replace only the deteriorated portion rather than the entire feature. Replacement in- kind is the preferred approach. Compatible substitute materials that match the original in design, detail, dimension, texture, pattern, material, and color may be acceptable. 4. If replacement of an entire fence or wall is necessary, because of damage or deteriora- tion, replacement in-kind is the preferred ap- proach. Compatible substitute materials that match the original in design, detail, dimen- sion, texture, pattern, material, and color may be acceptable. 5. New fences or walls constructed of traditional materials or compatible substitute materials should only be introduced in loca- tions and conﬁ gurations that are characteris- tic of the historic district. 6. Th e height of the fence or wall should not exceed the average height of other fences and walls of surrounding properties. In residential areas, fences in front yards or along a street-fronting side yard at a corner parcel must be 42” or lower in height and must be less than ﬁ fty percent solid. Fences encircling or deﬁ ning a portion of a rear yard can be up to 6’ tall. 7. New fences of wood, woven wire, alumi- num pickets, or wrought-iron are acceptable when their design, height, placement, and arrangement of voids to solids are similar to historic fences in the district. Historically, fences did not introduce a strong visual bar- rier. Woven-wire fences seem to disappear at a distance. Wrought-iron fences are also visu- ally unobtrusive. Wood picket fences tend to produce more of a visual barrier; the “voids to solids” requirement seeks to minimize the solid appearance of a wood fence without reducing its eﬀ ectiveness. 8. Th e “good” or ﬁ nished side of the fence must face outward, toward the street, right- of-way, or neighboring property. Fences designed with pickets on both sides of the rails result in two good sides, since the two sides are identical, and such fences meet this guideline. 9. Retaining walls of stone, brick or con- crete block are architecturally compatible. 10. Short sections of low walls built to divide property lines can be compatible with the character of the district. 11. Solid masonry walls that visually enclose the front yard of a property from surrounding more open sites are not compatible with the architectural character of the district. 12. Chain-link fencing and vinyl fencing is not compatible with the architectural charac- ter of the district. 13. Th e design of new fences and walls should blend with materials and designs found in the district. Commonly used mate- rials are brick, stucco, iron, wood and shrub- bery. Often the materials relate to materials used elsewhere on the property and on the buildings. ---PAGE BREAK--- 72 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Garages & Accessory Buildings Historically, garages and outbuildings housed vehicles, provided storage and ad- ditional workspace, and sometimes shel- tered animals such as chickens and milk cows. Historic examples range in size and stylishness from tiny wood sheds to car- riage houses that match the main dwell- ing’s architectural expression. Historic outbuildings play an important role in communicating the growing importance of the automobile in the 20th century and the original function of backyards and work spaces outside the walls of the property’s primary building. Some may have started as stables and carriage houses. Historic farm buildings, such as chick- en houses or barns, are rare in residential neighborhoods that are more urban in character. In many historic neighborhoods, garages do survive, although they seem rel- atively uncommon in Olde Town. Garages built in the ﬁ rst half of the 20th century are usually front-gabled frame buildings with a single garage bay. Garages built in the 1950s were wider, to accommodate the era’s larger cars or to house two park- ing bays. Garages are generally sited at the rear of the yard; corner lots sometimes fea- ture a driveway and garage oriented to the intersecting street. Introduction Garages & Accessory Buildings: Maintenance Routine maintenance and repair of garages and accessory structures is essential to their preservation. Additional information on repair and maintenance of roofs, exterior materials, doors, and windows can be found in the applicable sections of these Design Guidelines. ∙ Keep and maintain garages and accessory buildings whenever possible; while they are secondary buildings on parcels and are often tucked partially behind a house or commercial or institutional building, they do contribute heavily to architectural character. ∙ Maintain these structures in the same manner you maintain your dwelling. ∙ Keep garages and accessory buildings painted to protect the structure. ∙ Prevent vegetation from growing on or over garages and secondary structures. ∙ Protect and maintain decorative or architectural features such as windows, moldings, vents, and doors in their original locations. ∙ Repair damaged, missing, or decaying elements ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 73 Garages & Accessory Buildings: Guidelines SEE ALSO: DOORS & WINDOWS EXTERIOR MATERIALS FOUNDATIONS ROOFS MAJOR LANDSCAPING & SITE FEATURES Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm 1. Keep and protect historic garages and accessory buildings and any character-deﬁ n- ing features of such buildings that contribute to the character of the building site or the district. 2. Retain and preserve character-deﬁ ning materials, features, and details of historic garages and accessory buildings, including foundations, roofs, siding, masonry, windows, doors, and architectural trim. 3. When replacement of an original detail or element of a historic garage or accessory building is necessary, replace only the dete- riorated portion in-kind. Match the original in material, scale, detail, and design. Consider using compatible substitute materials only if using the original material is not feasible. 4. If a historic garage or accessory building is missing or deteriorated beyond repair, replace it with a design based on accurate documentation or a new design compatible in form, scale, size, materials, and ﬁ nish. 5. New garages or outbuildings should be located to the rear of the main house or they should be placed to the side of the main house without extending in front of the centerline of the house. 6. Prefabricated accessory buildings should be located in rear yards and should not be visible from surrounding properties or public rights-of-way. 7. Design elements of new garages and ac- cessory buildings should take their cue from the primary structure. Roof forms and slopes should be complementary to the primary structure or should take the common front- gable or hip form when proportions and roof slope match those seen historically. 8. Th e scale of new garages or outbuildings should not overpower the existing house or the size of the existing lot. Primary buildings should be larger, taller, and more prominently sited on the parcel. 9. Th e architectural style of a new accessory building should complement the architec- tural style of the existing primary structure. It should not appear to be older than the primary structure. 10. Attached garages are not acceptable for most historic architectural styles in the district. 11. It is not acceptable to erect a garage or accessory building if its construction will require the demolition or removal of a char- acter-deﬁ ning feature of the neighborhood, such as another outbuilding. ---PAGE BREAK--- 74 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Landscapes include a wide variety of sites, including residential yards and gardens, community parks, cemeteries and medians dividing avenues. Streetscapes are often integrally woven into the landscape. Th ese areas can cover an area of several acres, or simply a small yard. Landscaping contributes signiﬁ cantly to the overall appearance and character of Au- gusta’s historic streets and neighborhoods. Mature trees create shade and frame vistas. Terrain and the natural topography often have governed where buildings were sited, where roads wind, and where gardeners laid out planting beds. Site features include re- taining walls, sidewalks and footpaths, pa- tios, historic monuments and markers, and prominent topographical features, among other elements. Natural and man-made landscapes are both important elements in the district’s history and character and are worthy of maintenance. Remember that vegetation can be de- structive to buildings: vines growing on buildings can encourage wood rot or cracks in masonry, while tree limbs hanging over buildings can clog gutters or damage the roof. Contemporary site features are often es- sential. Th ese may include heating and air conditioning equipment, handicap ramps or ﬁ re escape exits. Sensitive thought and planning as to the placement of these with- in the landscape will prevent having such distracting elements within view. Introduction Common Areas Th e Greene and Broad Street medians oﬀ er a shaded walking area for all residents as well as a place to commemorate signiﬁ cant community events. Major Landscaping, Streetscapes & Site Features: Maintenance Site features like retaining walls or roadway medians compliment the architectural character of the Olde Town Historic District. Just as with buildings, it is important to maintain and repair historic landscape and streetscape features rather than replace them. ∙ Maintain and work with the natural topography. ∙ Properly prune trees and shrubs to ensure their prolonged health. Remove diseased plants. ∙ Keep vegetation from growing on or over build- ings. While ivy climbing up a chimney or wisteria curling through a porch railing looks pretty, plants will hold moisture against the building and can cause signiﬁ cant damage. Fast-growing vines such as wisteria or kudzu will cause building elements to shift or detach. ∙ Maintain historic streetscape features such as retaining walls, paved footpaths, and prominent topographic features. Shade trees enhance a property. Doors & Windows Major Landscaping, Streetscapes & Site Features ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 75 Major Landscaping, Streetscapes & Site Features: Guidelines SEE ALSO: DOORS & WINDOWS EXTERIOR MATERIALS FOUNDATIONS PORCHES & STOOPS ROOFS SIDEWALKS, STREETS & DRIVEWAYS RELOCATION Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/TPS/ briefs/presbhom.htm Preservation Brief No. 36: Protecting Cultural Land- scapes: Planning, Treat- ment, and Management of Historic Landscapes 1. Retain mature shade trees, driveways, alleys, and walkways that contribute to the historic character of the district. 2. Maintain the canopy eﬀ ect of trees on existing streets. New trees of indigenous spe- cies should be added to ﬁ ll in gaps, to replace diseased trees, and to create a denser and more contiguous canopy on streets where there is high pedestrian traﬃ c. Plantings enhance medians and curb strips. 3. Maintain existing linear parks for continued public use to include landscaping, benches, trash receptacles, and lighting. 4. Preserve and maintain existing monu- ments, sculpture, historical plaques, and statues within the district. 5. Re-grading can dramatically alter the landscape and should be undertaken thoughtfully and for compelling reasons. Re-graded areas should have a naturalistic appearance. 6. Retain historic paving and curb material where they exist including their original pat- tern and conﬁ guration. 7. Match adjacent materials in design, color, texture, and tooling when sidewalks must be repaired. Variation in sidewalk and curb ma- terial within the district may adversely aﬀ ect the character of the streetscape. 8. Retain and preserve historic exterior light ﬁ xtures that contribute to the character of a building, site or streetscape. 9. Th e use of bright ﬂ oodlights and the installation of rows of lights along drive- ways and walks would result in a signiﬁ cant adverse eﬀ ect to the character of the district. New light ﬁ xtures that are understated and complement the historic style of the building while providing subdued illumination are recommended. Indirect moonlight eﬀ ects are acceptable. 10. Limit the variety of styles of light ﬁ x- tures and light sources used in the district. 11. Vehicular access across pedestrian ways by way of new curb cuts within the district should be limited and only be pro- vided when necessary. When new curb cuts are necessary, sidewalk material should be continued to maintain continuity within the district. 12. All street furniture such as benches, trash containers, newspaper boxes, bicycle racks, planters, and bollards should be con- gruent in design, color, and materials. Painted metal is generally considered more acceptable than wood, concrete, or plastic. 13. Low fences of spaced wood pickets, wrought iron, and woven wire were used historically in the district and are compatible with its character. Historic fences and historic retaining walls should be retained and kept in good repair. (See “Fences & Walls” for more information or if you are planning to install or to make changes to an existing fence or wall.) 14. Do not add materials for fences, walk- ways, or other permanent features that are out of character with traditional materials of the period. Modern vinyl fences, tall brick or wood privacy fences, and tall privacy hedges (over 42” in height) are incompatible with the architectural character of the district. (See “Fences & Walls” for more information or if you are planning to install a new fence or wall.) 15. Do not place television equipment, such as satellite dishes or other mechanical equipment, in a yard area that is highly visible. 16. Mechanical units for air conditioning and other site appurtenances should be placed on the rear façade or in other areas that will not be readily visible. If such units must be placed in a side yard or in an area visible from any public right-of-way, they should be screened from view with vegetation or wood lattice or fence. ---PAGE BREAK--- 76 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Sidewalks, Streets & Driveways Driveways & Sidewalks Augusta’s wide variety of sidewalks and driveways add a unique and distinctive ﬂ avor to the city. Sidewalks, streets, alleys, driveways, and parking areas provide space for pedes- trians and vehicles to move through the neighborhood safely. While parking ar- eas — particularly paved lots — are usu- ally more recent additions to historic areas, they are necessary. Most early driveways featured gravel or compacted earth surfaces, often rendered as strips with a grassy median between the tire tracks. Narrow, single-lane drive- ways, sometimes shared between adjoining lots, lead into back yards and occasionally to a carriage house or garage. Sidewalks of poured concrete are common and run parallel to streets with a grassy median or planting bed between the street and the walkway. Alleys provide important vehic- ular access to back yards and sometimes function as the driveway for an entire block; these are often unpaved and gener- ally do not have curbs. Streets in the dis- trict are laid out in a grid with a few dead- end streets. Introduction Sidewalks, Streets & Driveways: Maintenance As with buildings, the best way to preserve the historic character of a setting is to maintain and repair historic sidewalks, alleys, streets and driveways rather than replace them. ∙ When installing new pavement, maintain the of historic sidewalk and driveway patterns. ∙ Maintain planting buﬀ ers between streets and sidewalks and maintain grassy medians in driveways. ∙ Keep alleys and streets at their current locations and widths wherever possible. ∙ Keep and maintain historic paving materials, including poured concrete, brick, or compacted earth. Sidewalk marker ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 77 Sidewalks, Streets & Driveways: Guidelines SEE ALSO: Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/ TPS/briefs/presbhom. htm Preservation Brief No. 36: Protecting Cultural Land- scapes: Planning, Treat- ment, and Management of Historic Landscapes 1. Keep and protect character-deﬁ n- ing features of historic streets, walkways, driveways, and paths, including topography, materials, and mature shade trees. 2. Design new driveways and walkways to be compatible with the character-deﬁ n- ing examples that already exist in the district. Select a design that is compatible in terms of materials and pattern, relationship to build- ings and other paved areas, relationship to open space, and proportion of paved area on a parcel. 3. Design new driveways and walkways so that the topography and other character- deﬁ ning landscape features, such as mature shade trees, are retained. 4. Protect topography and other character- deﬁ ning landscape features, such as mature shade trees, during construction. 5. Site parking areas with sensitivity. It is not acceptable to create parking areas in front yards. Driveways should lead into rear yard or side yard areas and should not impinge on any portion of the front yard area that is directly in front of the house. 6. Avoid large, unbroken expanses of asphalt and concrete. 7. Screen and buﬀ er parking areas with plants and low hedges, particularly larger parking areas. ---PAGE BREAK--- 78 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Signs New Signage for New Uses Some of the houses within the his- toric district have been converted into businesses. Appropriate signage will assist in maintaining the residential feel of the neigh- borhood while accommodating new uses. Signs provide information and identify buildings. Downtown business owners historically painted signs on windows or walls, installed painted wood panels above storefronts or hung them from brackets projecting over sidewalks, or stenciled in- formation on awnings. Th e current sign ordinance in eﬀ ect in Augusta-Richmond County was enacted on May 2, 2000 and is included in the com- prehensive zoning ordinance. Sign surface area and dimension restrictions are speci- ﬁ ed in the ordinance based on the zoning classiﬁ cation of the property and the loca- tion of the signage on the property (build- ing mounted, on-premises freestanding, or oﬀ -premises). Criteria speciﬁ ed within the sign ordinance and comprehensive zoning ordinance to encourage aesthetic quality that allow freestanding sign surface areas to be increased by up to 70 percent do not apply within National Register or locally designated historic districts. Th e replacement of existing signage and the installation of new signage within the Olde Town Historic District must be done in accordance with the provisions of the sign ordinance administered by the Augus- ta-Richmond County License & Inspection Department. Contact information for the License & Inspection Department is found in the Contacts section of this Manual on page 101. Introduction A.H. Kahrn & Co., 1890s Signs: Maintenance Signs can be more than functional. Th ey, too, can contribute to a building’s historic architectural character as an important feature that indicate age or use. New signs, on the other hand, can detract from architectural character by covering or damaging historic features. ∙ Maintain and repair historic signs rather than replace them, whenever feasible. We are all famil- iar with old buildings that have been adapted to new uses and the retention of a historic sign is not necessarily confusing. Eﬀ ective new signage will let people know the new use, business name, and point of entry. ∙ Use paint to touch-up historic signs, including business signs and street sign posts. ∙ Consider protecting historic signs, particularly those painted on the side elevations of commer- cial buildings, with sealant. ∙ Paint and maintain historic sign brackets or sign posts. Historic Signs Many businesses advertised directly on the building, as did N. Kahrs & Co. in the 1890s. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 79 Signs: Guidelines SEE ALSO: Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/ TPS/briefs/presbhom. htm Preservation Brief No. 25: Th e Preservation of Historic Signs 1. Retain and preserve historic signs that contribute to the character of the building or district. 2. Introduce new signage that is compat- ible in material, size, color, scale, and character with the building and the district. 3. Signage on commercial and institutional buildings should be integral to the building facade. 4. Flush signboards should be mounted in appropriate places on facades so that no architectural details or features are obscured or damaged. On masonry buildings, holes for fasteners should be placed in mortar joints, not the masonry units. 5. New signage should be constructed of traditional sign materials such as wood, stone and metal and be compatible with the historic or original materials and architectural style of the building it advertises or identiﬁ es. 6. Freestanding signs should be installed in appropriate locations on low standards or ground bases. 7. Th e scale of new signage must be com- patible with the scale of the building and its detailing. It is incompatible for the sign to physically overwhelm or dominate the facade of the building it advertises or identiﬁ es. 8. Signage should be placed and installed sensitively; do not obscure or damage archi- tectural detail with the placement or installa- tion. 9. Signs were historically painted on shop windows and on awning valences. Th is prac- tice remains architecturally compatible. 10. Signs should be illuminated in a manner that is compatible with the historic character and pedestrian scale of the district. ---PAGE BREAK--- 80 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Storefronts Storefronts Th e storefront is one of the most important architectural features of a commercial building. It often provides a means of advertising its business and of drawing customers inside. Historically and currently, the Olde Town Historic District is primarily residential, but commercial buildings do exist within the neighborhood. In addition, a signiﬁ - cant number of former residential proper- ties have been adapted for commercial use. Commercial districts provide public and business space in a community; as such, they are a magnet for socializing. Build- ings that line up along a street can turn sidewalks into outdoor “rooms” when the buildings and the sidewalks are inviting and well maintained. While the commer- cial architecture and a lack of yard space diﬀ erentiate a business district from resi- dential streets, multistory commercial buildings often feature residential space above ground-ﬂ oor oﬃ ces, shops, or res- taurants. Th e storefront is the most important ar- chitectural element of a commercial build- ing. Even more so than a house, it is sub- jected to frequent remodeling as businesses change or owners try a new look in the hope of attracting new customers. Often, these makeovers renovate just the ground ﬂ oor, creating a striking dichotomy between the style of the storefront and that of the up- per ﬂ oors. Introduction Storefronts: Maintenance As with other building components, the best way to preserve the historic character of commercial buildings within the Olde Town Historic District is to maintain and repair historic storefronts rather than replace them. ∙ Inspect storefront features and materials for signs of moisture damage, rust, fungal or insect infestation, cracked glass, and structural damage or settlement. ∙ Clean painted surfaces regularly using the gen- tlest method possible and repaint only when the paint ﬁ lm is damaged or deteriorated. ∙ Leave aluminum and stainless steel unpainted, but paint cast iron. ∙ Keep wood elements (cornices, molding, trim, weatherboards) painted. ∙ Maintain a waterproof roof and eﬀ ective gutter system. ∙ Clean masonry gently — do not sandblast — and check for and repair mortar deterioration. ∙ Keep and maintain historic signage. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 81 Storefronts: Guidelines SEE ALSO: DOORS & WINDOWS EXTERIOR MATERIALS ROOFS SIGNS Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/ TPS/briefs/presbhom. htm Preservation Brief No. 11: Rehabilitating Historic Storefronts Preservation Brief No. 17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Th eir Character 1. Retain and preserve historic or original storefronts that contribute to the character of the district, including such features as tran- soms, display windows, doors, entablatures, pilasters, recessed entries, and signs. 2. If replacement of a deteriorated detail or element of a storefront feature is neces- sary, replace only the deteriorated detail or element in-kind rather than the entire feature. Match the original detail or element in de- sign, dimension, and material. Consider using a compatible substitute material only if using the original material is not feasible. 3. If replacement of an entire storefront feature is necessary, replace the feature in-kind matching the original in design, dimension, and material. Consider using a compatible substitute material only if using the original material is not feasible. 4. If replacement of an entire storefront is necessary, replace it with a storefront based on accurate documentation of the original feature or a new design that is com- patible in size, scale, and material with the building 5. Respect the original or historic archi- tectural character of the commercial building and install acceptable features as needed. It is not acceptable to install an anachronistic storefront or other architectural feature to an existing building. 6. Fabric awnings are acceptable for use on historic storefronts when they are compatible in scale and form and when the awning does not damage character-deﬁ ning details of the storefront. 7. New signage should be compatible with the storefront in material, scale, and color. Do not install signage that damages, obscures, or diminishes the character-deﬁ ning features of the storefront. ---PAGE BREAK--- ---PAGE BREAK--- Guidelines for Major Impacts ---PAGE BREAK--- 84 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Additions People have been building additions nearly as long as they have been building houses. Additions are not discouraged in the dis- trict, but they should be thoughtfully and carefully planned so that the new construc- tion does not overpower the existing house or change or hide its original character. Remember that even the smallest bunga- low or cottage has an impact on the overall character of the district, so it is important not to overwhelm modest houses with out- of-scale additions. Read the following guidelines before planning any addition. Th e earlier you con- sult the guidelines, the simpler the appli- cation process — and often the design and construction processes — will be. Introduction Appropriate Additions Th is addition is respectful by its place- ment in the rear, smaller scale, and inset from the perimeter of the original building, as well as by its use of similar, materials, although used in a diﬀ erent way. ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 85 Additions: Guidelines SEE ALSO: DOORS & WINDOWS EXTERIOR MATERIALS FOUNDATIONS PORCHES & STOOPS ROOFS SIDEWALKS, STREETS & DRIVEWAYS RELOCATION Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm National Park Service Preservation Briefs www.cr.nps.gov/hps/ TPS/briefs/presbhom. htm Preservation Brief No. 14: New Exterior Additions to Historic Buildings: Preservation Concerns 1. Design additions to complement the size, style, materials, fenestration, and form of the original or historic structure. 2. Avoid visually or physically overwhelm- ing the original building with the location, scale, height, or ornament of the addition. 3. Avoid mimicking the architectural style of the original building so much that the addition becomes seamlessly integrated with the original building. 4. Locate additions on rear or side eleva- tions that are not visible from the street. Th e addition should not use the same wall plane, rooﬂ ine, or cornice line of the existing structure. Additions should generally be inset from the corners of the historic or original portion of the house, or otherwise joined to the existing building in such a manner that illustrates that it is an addition and not part of the earlier construction. 5. Plan the addition so that it does not destroy character-deﬁ ning architectural features and with minimal alterations to the original fabric of the existing building. Plan the addition so that if it were removed in the future, the original or historic building would still be intact. 6. Use materials acceptable to the original structure. Cementitious siding may be ac- ceptable on additions when the new siding does not detract from the historic architec- tural materials or elements. Th e new siding should not replace wood siding or wood trim on the original structure, but should match the historic material in proﬁ le as well as complement the original or historic materials. Aluminum siding, vinyl siding, and exterior insulation ﬁ nishing system (EIFS) would adversely aﬀ ect the architectural character of the district by introducing materials not historically used. See the section on Win- dows & Doors for more information about acceptable materials for those features. 7. Prevent the loss of historic materials and features including trees, walls and out- buildings. 8. Protect mature trees from damage during construction. Storing construction materials at the base of a tree may damage underground or surface roots by compressing the soil. Better Choices Can Be Made While the addition to this house re- spects the general form of the dwelling, its placement on the front obscures the original facade. ---PAGE BREAK--- 86 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows New Construction Th e district contains several vacant lots. New construction should be encouraged at these locations as long as it is compatible with those neighboring buildings that ex- press the historic character of the district. When designing a new building, look ﬁ rst to the houses or buildings that will be neighbors on the block. Th e proposed house or building should be compatible in size, scale, and setback with the character of its block, ﬁ rst and foremost, as well as being in keeping with the character of its larger surrounding area. New buildings should reﬂ ect their own time as well as the traditional building pat- terns in the Olde Town Historic District. Modern construction that alludes to a his- toric style should ﬁ nd ways to diﬀ erentiate its design from the designs of the historic period. Architectural creativity balanced with compatibility is the ultimate goal with new construction. It is not architecturally compatible to re- produce a historic architectural style that never existed in the district. Buildings, block faces, streetscapes, and open space are all elements that come to- gether to create the unique character of the Olde Town District. Construction has nev- er stopped within the Olde Town Historic District, and it should not now. Design Re- view will help new buildings complement and further enrich the recognized charac- ter of the district. Compatible new con- struction expands and deepens the archi- tectural record of a local historic district, and the guidelines must present a realistic response to the growth in Augusta in gen- eral and in the Olde Town Historic District in particular. Owners and architects should begin their design process by reading the applica- ble guidelines and contacting HPC staﬀ for assistance. Using the guidelines from the beginning of the design process, before the architect or builder produces a single draw- ing, will help homeowners enjoy a smooth planning and designing experience while protecting the district as a whole. Introduction ---PAGE BREAK--- Doors & Windows: Guidelines New Construction: Guidelines SEE ALSO: DOORS & WINDOWS EXTERIOR MATERIALS FOUNDATIONS PORCHES & STOOPS ROOFS SIDEWALKS, STREETS & DRIVEWAYS RELOCATION Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm 1. New construction must be compat- ible in size, scale, massing, form, orientation, setback, and materials to existing buildings on the block, in particular, and in the district, generally. 2. A building’s roof contributes heavily to its overall form. Houses in the district typically have a gable or hip roof of low to moderate pitch. New houses should have an overall form, including roof type, which is compatible with other houses on the block in particular, and in the district generally. When used as a deﬁ ning form on a house, ﬂ at roofs and shed roofs are not compatible with residential architecture in the district. Commercial buildings in the district do have ﬂ at roofs and the use of ﬂ at roofs on new commercial buildings is compatible with the architectural character of the district. 3. New buildings should be oriented to- wards the street. Porches or other articulated main entrances should occupy the facade. Secondary porches on side or rear elevations are compatible with the character of the district when they are clearly secondary to the front porch. 4. Proposed new buildings should meet the same setback observed along the block. If the setback is not standard along the block, a setback should be chosen that allows the house to ﬁ t into an established pattern on the block that is in keeping with the overall character of the district. New construction must also follow the setback requirements established by the underlying zoning require- ment of the parcel. If there is a conﬂ ict between the zoning requirement for the setback and the typical historic setback on a street within the district, the new construc- tion should match the setback average of the block face. 5. Th e percentage of the lot covered by the proposed building or buildings should be similar to the coverage of surrounding parcels, particularly those on the same block. New construction must also follow the lot coverage requirements established by the underlying zoning requirement of the parcel. If there is a conﬂ ict between the zoning requirement’s lot coverage limit (30 percent maximum lot coverage) and the lot coverage typical of the historic period, a variance from the zoning ordinance could be supported. 6. Window types for new construction should be compatible with predominant patterns on the block, in particular, and in the district in general. Th ere is generally a high ratio of wall-to-window in buildings within the Olde Town Historic District, and this ratio should be repeated in new construction. Th e orientation of windows should be vertical, as found in existing buildings within the district, and the of window openings in new construction should be compatible with the existing buildings. 7. Materials employed in new construc- tion should be similar in quality to those used historically. Th e district is characterized by the use of high-quality natural materials, including quartersawn-resawn wood siding, wood shingle siding, standing-seam metal rooﬁ ng, terra cotta tile rooﬁ ng, pressed metal rooﬁ ng, and brick veneer. High-quality mod- ern versions of older materials are acceptable on new buildings, such as cementitious siding or asphalt or architectural rooﬁ ng shingles. Vinyl siding, aluminum siding, and EIFS (exte- rior insulating ﬁ nish system) are materials that are not compatible with the character of the district. 8. Th e placement of features like driveways, pedestrian paths, outbuildings, and garages should follow the established pattern on the block in particular, and in the district gener- ally. Pavement covering a signiﬁ cant portion of the front lawn or paved parking areas in the front lawn are not compatible with the Olde Town Historic District Design Review Guidelines I Augusta, Georgia 87 ---PAGE BREAK--- Doors & Windows: Guidelines New Construction: Guidelines, continued appearance of the district. 9. New construction that seeks to recreate a particular historical style or period creates a false sense of the district’s history. New con- struction based on historic styles should ﬁ nd subtle but recognizable ways to diﬀ erentiate itself from structures built in the style origi- nally. New construction should not imitate historic architectural styles that did not exist in the district. 10. Contemporary architecture that complements the character and enhances the appearance of the district is encouraged. Such design should be compatible with the size, scale, form, color, material, and character of the block in particular, and with the district in general. 11. Most historic buildings in the district rest on a raised foundation. New buildings that rest on a concrete slab can appear out of scale with surrounding historic buildings. New construction should contain a founda- tion that is similar in appearance to that found on surrounding historic structures. 12. Existing mature trees should be retained to the maximum extent possible. Landscaping and site design surrounding the new construction should also complement that on the existing block. 88 Olde Town Historic District Design Review Guidelines I Augusta, Georgia ---PAGE BREAK--- Spacing Consistency in spacing between new houses and existing ones should be maintained, Th is helps to maintain the overall along the street. Setback Consistency in the placement of new structures along the street should be maintained. Size, scale and height Respecting the size, scale and height of existing houses on the block preserves the original feel of the neighborhood. Massing and Form When planning new construction, pay attention to the massing and form of the exist- ing houses. A very diﬀ erent house can also adversely aﬀ ect the of the street. Maintain the Feel of the Neighborhood with New Construction Olde Town Historic District Design Review Guidelines I Augusta, Georgia 89 ---PAGE BREAK--- 90 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Relocation Relocation should be considered a last-re- sort means of preserving a historic build- ing, since the building will lose its original setting and context. However, in some cases, relocation is the only way to save a threatened building. For instance, build- ings standing in the path of a road wid- ening often must be moved in order to be saved. In other cases, relocation can help re- store a historic structure to an acceptable setting. A historic house may have lost its original context due to the re-development of land around it for commercial purpos- es. In such a case, relocating the house to a residential street with dwellings of the same architectural period and style can be beneﬁ cial, increasing the desirability of the dwelling given its new location and im- proving the likelihood that the building’s original function — as a dwelling — will be retained. PRECAUTIONS: A Certiﬁ cate of Appropriateness (COA) is required whenever a building is moved in the Olde Town Historic District, including any of the following situations: ∙ Moving a building within the district, ∙ Moving a building out of the district, or∙ Moving a building into the district When contemplating the relocation of a building, consider its structural condition; how signiﬁ cant building features will be protected during and after the move; the available route to the new location; and how the building will be sited acceptably at the new location. If the building is being moved within or out of the district, consider the eﬀ ect that removing the structure from its parcel will have on the district. If moving a building within or into the district, be sure that it is architecturally compatible with neighboring properties and that it is sited similarly. It may adversely aﬀ ect a proper- ty’s integrity to change its orientation in a move. For example, if a house stands at the southeast corner of an intersection, its north and west elevations will most likely look more prominent than the south and east elevations, which would have faced a neighboring house and rear yard area. Plan the route carefully. Th e move may require that streets be closed, temporary roads be cut, power lines lifted, or vegeta- tion removed. Intermediate steps in the move — such as removing trees — may need to be explicitly described and includ- ed in the COA application. Th e process can be Consider what measures to take to protect the build- ing from vandalism while it is lifted oﬀ its foundation and waiting to be moved. Introduction ---PAGE BREAK--- Doors & Windows: Guidelines Olde Town Historic District Design Review Guidelines I Augusta, Georgia 91 Relocation: Guidelines SEE ALSO: EXTERIOR MATERIALS FOUNDATIONS MAJOR LANDSCAPING & SITE FEATURES SIDEWALKS, STREETS & DRIVEWAYS NEW CONSTRUCTION Secretary of the Interior’s Standards and Guidelines for Rehabilitation www.cr.nps.gov/hps/TPS/ tax/rhb/stand.htm 1. A building in the district should only be considered for relocation after all alternatives for retaining it in its existing location have been explored and demonstrated as unfea- sible. 2. Before a historic building is moved, its original setting and context should be docu- mented with photographs, site plans or other graphic or written statements as appropriate to record existing site conditions. 3. Select a contractor experienced in mov- ing historic buildings after checking refer- ences. 4. Th e structural condition of a building within the district considered for relocation should be assessed in order to minimize any damage that might occur during the move. 5. Signiﬁ cant site features of the original building site, the new site, and along the route of the move should be protected. 6. Th e movement of a building within the district should be coordinated with utility companies and appropriate city departments. 7. A building should be secured from vandal- ism and potential weather damage before, during, and after its move. 8. A building should be relocated within the district only if it is architecturally compat- ible with adjacent buildings according to the Guidelines for New Construction. 9. A relocated building should be sited on a lot within the district in accordance with the Guidelines for New Construction. Th e siting, orientation, setback, and lot coverage of the relocated building in its new location should be similar to that of surrounding buildings. 10. Th e moved building’s relationship to other buildings or building types should remain intact. An outbuilding historically sited in the rear yard behind a dwelling, for instance, should not be moved into a front or side yard. Ideally, when a primary building is being moved, its associated structures should be moved with it and their historic arrange- ment replicated at the new site. 11. Avoid bisecting the house or removing its roof in order to maneuver it during the move. 12. Before moving a building, determine the least intrusive route that avoids limbs and vegetation as much as possible. 13. Protect hard and soft landscape features (sidewalks, curbing, and driveways, for example) which may be impacted by the weight of the moving equipment. ---PAGE BREAK--- 92 Olde Town Historic District Design Review Guidelines I Augusta, Georgia Doors & Windows Demolition Guidelines Introduction 1. Full or partial demolition of a historic building should take place only after all preferable alternatives have been explored and demonstrated as unfeasible. 2. Before a historic building is demolished, signiﬁ cant structures should be documented with photographs, site plans or other graphic or written statements as appropri- ate. 3. Partial demolition projects must actively protect the sections of the building that will remain, particularly the character- deﬁ ning architectural features, by stabilizing or repairing as necessary. 4. An application for a full or partial demolition must include provisions for protecting nearby site features and other buildings during the demolition 5. An application for a full or partial demolition must include provisions for and thoroughly cleaning and clear- ing the lot after demolition. 6. If the site is to remain vacant for any length of time, the empty lot should be maintained so that it is free of hazards and trash and is well tended. Th e demolition or relocation of a con- tributing building within the Olde Town Historic District should be carefully considered. Augusta’s Historic Preserva- tion Ordinance contains provisions that restrict a property owner’s rights to de- molish buildings within a local historic district. Th e HPC would have to issue a Certiﬁ cate of Appropriateness (COA) before a contributing structure within the Olde Town Historic District could be demolished or moved. Th e HPC also re- quires that a Demolition Support Infor- mation Form be completed to support a COA application for building demoli- tion. Th e Preservation Commission re- quires post-demolition plans and a time- table for carrying them out. Any new construction on a lot where a building has been demolished is also subject to design review and a COA is required. ---PAGE BREAK--- APPENDICES ---PAGE BREAK--- Staﬀ Approvals of Certiﬁ cates of Appropriateness 1. Rerooﬁ ng Materials -Proposed project involves rerooﬁ ng materials provided that no other signiﬁ cant alterations, i.e. removal of architec- tural features, dormers, chimneys, are proposed. Proposed replacement materials must be the same as exist- ing materials or the same as the documented original materials. 2. Backyard Fence - Proposed project involves the construction of backyard fences provided that 1) the property is not a corner lot and 2) the proposed fence is of appropriate height and materials in accordance with the appropriate design guidelines and with the Comprehensive Zoning Ordinance. 3. Backyard Decks - Proposed project involves the construction of backyard decks provided that the decks do not require the alteration of the existing building or structure and provided that the proposed deck is not visible from the street. 4. Removal of Artiﬁ cial Siding - Proposed project involves only the removal of asbestos, aluminum, vinyl or other artiﬁ cial siding. 5. Removal of Non-Historic Walks & Walls - Proposed project involves only the removal of non-historic concrete block walks, steps and walls. 6. Installation or Replacement of Backyard Walks & Entry Steps - Proposed project involves the construction of backyard walks, sidewalks and entry steps provided the materials conform to the relevant design guidelines. 7. Removal of Non-Historic Detached Accessory Structures - Proposed project involves only the removal of detached accessory structures that are not architecturally or historically signiﬁ cant. 8. Minor Rehabilitation Projects - Proposed project involves the rehabilitation of exterior walls, porch components, doors, windows, and trim provided the work is done in accordance with the applicable design guidelines. 9. Small Rear Additions - Proposed project involves the construction of rear additions not exceeding ﬁ ve percent of the existing square footage of the principal structure, provided the location, design, and materials conforms to the applicable design guidelines. 10. Picket Fence - Proposed project involves construction of a wood picket fence in the front yard provided the fence is similar in design to others in the historic district, is no more than four feet in height, and does not have any extra features, such as a trellis or arbor. 11. Storm Windows - Proposed project involves installation of storm windows provided the windows have the same sash and frame conﬁ guration as the historic windows, the windows do not obscure muntin bars or other character-deﬁ ning features of the historic window, the color of the window sash and frame matches the existing trim color, the window frames do not project beyond the plane of the historic window opening, and the window panes are clear glass. 12. Rear Yard Accessory Buildings - Proposed project is for construction of rear yard accessory buildings which do not exceed 200 square feet in area nor nine feet in height, the facade material is masonry, wood, or Hardiplank, and where the applicant does not otherwise conﬂ ict with the historic preservation guidelines for the appropriate district and where no variance is needed to conform to the Comprehensive Zoning Ordinance. Th is shall not apply to corner lots. Source: Augusta-Richmond County Historic Preservation Commission, Bylaws and Rules of Procedure as amended November 18, 2004. Historic Preservation Commission staﬀ may issue a Certiﬁ cate of Appropriateness for the approval, or approval with conditions, of the following types of projects. Staﬀ is not required to grant this review and can forward them for review by the Historic Preservation Commission according to its discretion. 94 Olde Town Historic District Design Guidelines I Augusta, Georgia ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 95 Secretary of the Interior’s Standards for Rehabilitation 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the deﬁ ning characteristics of the building and its site and environment. 2. Th e historic character of a property shall be retained and preserved. Th e removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic signiﬁ cance in their own right shall be retained and preserved. 5. Distinctive features, ﬁ nishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. 6. 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 shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. Th e surface cleaning of structures, if acceptable, shall be undertaken using the gentlest means possible. 8. Signiﬁ cant archeological resources aﬀ ected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. Th e new work shall be diﬀ erentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. More information about the treatment standards, including illustrated guide- lines, can be found at the following website: http://www.cr.nps.gov/hps/ tps/standards_guidelines.htm Th e Secretary of the Interior’s Standards for Rehabilitation are ten basic principles created to help preserve the distinctive character of a historic building and its site, while allowing for reasonable change to meet new needs. Th e Standards (36 CFR Part 67) apply to historic buildings of all periods, styles, types, materials, and sizes. Th ey apply to both the exterior and the interior of historic buildings. Th e Standards also encompass related landscape features and the building’s site and environment as well as attached, adjacent, or related new construction. Rehabilitation projects must meet the following Standards, as interpreted by the National Park Service, to qualify as “certiﬁ ed rehabilitations” eligible for the 20 percent rehabilitation tax credit. Th e Standards are applied to projects in a reasonable manner, taking into consideration economic and technical feasibility. ---PAGE BREAK--- 96 Olde Town Historic District Design Guidelines I Augusta, Georgia Tax Incentives for Historic Preservation FEDERAL REHABILITATION INVESTMENT TAX CREDIT (RITC) Th e RITC program provides the opportunity for owners of certiﬁ ed historic properties who undertake a certiﬁ ed rehabilitation to take a federal income tax credit equal to 20 percent of the qualiﬁ ed rehabilitation expenses. To be eligible for the 20 percent tax credit: ∙ Th e building must be listed, or eligible for listing, in the National Register of Historic Places either individually or as a contributing building within a district. ∙ Th e project must meet the “substantial rehabilitation test.” Th e cost of the rehabilitation must be greater than the adjusted basis of the property and must be at least $5,000. Generally, projects must be completed within two years. ∙ After the rehabilitation, the property must be used for income- producing purposes for at least ﬁ ve years. ∙ Th e rehabilitation work must be done according to the Secretary of the Interior’s Standards for Rehabilitation. Th ere is also a 10 percent federal income tax credit for property own- ers who rehabilitate non-historic buildings built before 1936. To be eligible for the 10 percent tax credit: ∙ Th e building must have been built before 1936 and be non- historic. ∙ A building must meet the physical wall retention test. At least 50 percent of the building’s walls existing before the rehabilitation must remain as external walls, at least 75 percent of the external walls must remain in place either as external or internal walls, and 75% of the internal structure must remain in place. ∙ Th e project must meet the “substantial rehabilitation test.” Th e cost of the rehabilitation must be greater than the adjusted basis of the property and must be at least $5,000. Generally, projects must be completed within two years. ∙ Th e building must be used for non-residential income-producing purposes for at least ﬁ ve years after the rehabilitation. Th erefore, properties used for residential rental income are excluded. Th e Historic Preservation Divi- sion of the Georgia Department of Natural Resources and the National Park Service must review all rehabili- tation tax credit projects. GEORGIA STATE INCOME TAX CREDIT Th is program provides the opportunity for owners of certiﬁ ed historic residential or commercial properties who undertake a certiﬁ ed rehabilitation to take 10, 15 or 20 percent of the rehabilitation expenditures, depending on the property type, as a state income tax credit up to $5,000. ∙ Th e property must be listed or eligible for listing in the Georgia Register of Historic Places either individually or as a contributing building within a historic district. ∙ Th e rehabilitation work must be done according to the Georgia Department of Natural Resources Standards for Rehabilitation. ∙ Th e property owner must obtain preliminary and ﬁ nal certiﬁ cation of the project from the Historic Preservation Division of the Georgia Department of Natural Resources. ∙ Th e project must meet the “substantial rehabilitation test” and the applicant must certify to the Georgia Department of Natural Resources that this test has been met. Th e test is met when the qualiﬁ ed rehabilitation expenses exceed the following amounts: For a historic home used as principal residences, the lesser of $25,000 or 50 percent of the adjusted basis; For a historic home used as a principal residence in a target area, $5,000; and, For any other certiﬁ ed historic structure, the greater of $5,000 or the adjusted basis of the building. At least 5 percent of the qualiﬁ ed rehabilitation expenditures must be allocated to work completed on the exterior of the structure. ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 97 GEORGIA STATE PREFERENTIAL PROPERTY TAX ASSESSMENT FOR REHABILITATED HISTORIC PROPERTY Th is program encourages the rehabilitation of both residential and commercial historic buildings by freezing property tax assessments for eight-and- one-half years. Th e assessment of rehabilitated property is based on the rehabilitated structure, the property on which the structure is located, and not more than two acres of real property surrounding the structure. ∙ Th e property must be listed or eligible for listing in the Georgia Register of Historic Places either individually or as a contributing building within a historic district. ∙ Th e rehabilitation work must be done according to the Georgia Department of Natural Resources Standards for Rehabilitation. ∙ Th e property owner must obtain preliminary and ﬁ nal certiﬁ cation of the project from the Historic Preservation Division of the Georgia Department of Natural Resources. ∙ Th e project must meet the “substantial rehabilitation test.” Th is test is met by increasing the fair market value of the building by the following percentages. Th e county tax assessor is the oﬃ cial who makes this determination. For Residential (owner-occupied residential property), rehabilitation must increase the fair market value of the building by at least 50 percent. For Mixed-Use (primarily owner-occupied residential and partially income-producing property), rehabilitation must increase the fair market value of the building by at least 75 percent. For Commercial and Professional Use (income-producing property), rehabilitation must increase the fair market value of the building by at least 100 percent. For more information on these tax incentive programs, please contact the Historic Preservation Division of the Georgia Department of Natural Resources at [PHONE REDACTED] or visit the website at www.gashpo.org Tax Incentives, continued ---PAGE BREAK--- 98 Olde Town Historic District Design Review Guidelines I Augusta, Georgia addition: a new wing or room or other expansion to an existing building alteration: change in the external architectural features or in the landscape features of any site or place in a local historic district architectural integrity: the measure of authenticity of a property’s historic identity by the retention of original physical characteristics architecturally compatible: the incorporation or use of signiﬁ cant elements that relate to the style of the individual building or neighborhood baluster: one of several short vertical columns supporting a stair or porch handrail balustrade: a railing supported by a row of balusters battered: a backward slope on the face of a wall or post as it rises block: parcels on both sides of that portion of a street that lies between two intersecting streets. Houses on corner parcels stand on the block that the primary facade of the house faces; the other block is a secondary block for such buildings. bracket: a support, usually decorative, angled beneath a wall, cornice or other projecting member capping: a metal covering at a roof ridge casement: a window hinged on one side to open by swinging in or out cementitious: having plasticity and adhesiveness when mixed with water which then hardens into a rigid mass such as stucco or plaster Certiﬁ cate of Appropriateness (COA): document issued by the Augusta Historic Preservation Commission, following a prescribed review procedure, certifying that the proposed actions by an applicant are found to be acceptable in terms of design criteria relating to the individual property or the local historic district character-deﬁ ning feature (architecture and landscape): an element of a building or site, whether simple or ornate, that uniquely distinguishes that structure or landscape Colonial Revival Style: based loosely on prototypes in the English colonies in America corbel: a stepped portion of a masonry wall or chimney corner board: a board used as trim on a corner of a structure cornice: ornamental molding projecting from the wall just below the rooﬂ ine Craftsman: an early-20th century architectural style characterized by sheltering eaves, deep porches, exposed beams and rafters, and rustic materials cresting: ornamental work along a roof ridge; generally a low metal railing demolition by neglect: abandonment or lack of maintenance that allows a structure to fall into a serious state disrepair Design Review Guidelines: recommendations for control of alterations, additions and new construction to existing buildings and structures in historic towns or districts dormer: a window with its own roof projecting from a sloping roof double-hung sash: a window with two movable sashes elevation: one side or face of a building; the front elevation is also called the façade Exterior Insulation and Finishing System (EIFS): sometimes called stucco,” EIFS is a multi- layered exterior barrier-type system designed to prevent moisture intrusion into exterior walls. facade: the front or main elevation of a building fanlight: a semi-circular window opening above a doorway fenestration: the arrangement of exterior openings, such as windows and doors, on a building fenestration: the arrangement and design of windows in a building ﬁ nial: an ornament used on the peak of a roof or terminating the point of a spire ﬂ ashing: material used to prevent water penetration at joints or intersections, as where as roof intersects a wall or chimney ﬂ at seam metal roof: a seam between metal sheets that has been folded over front yard: that area of the parcel that lies in front of the house if lines were drawn from the front corners of the house to the side edges of the parcel. Th e front corners of the house include only enclosed spaces on the house and do not include porches or stoops. gable roof: a pitched roof resembling a triangle gazebo: an open sided decorative shelter in a garden or park glazed/glazing: glass or other clear translucent materials in windows and doors Greek Revival Style: an early- to mid-19th century architectural style characterized by symmetrical facades, low-pitched gabled or hipped roofs, pedimented porticos or porches supported by Classical columns, and tall six-over-six double-hung sash windows Th ese deﬁ nitions are for the purposes of these guidelines only and do not aﬀ ect the zoning code. GLOSSARY OF TERMS ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 99 GLOSSARY OF TERMS hip roof: a roof formed by four pitched surfaces knee brace: a relatively small diagonal bracket used in wood frame construction light: individual pane of glass in a window or door lintel: the horizontal structural element that supports the wall above a window or door opening Local Historic District: a local government may choose to take advantage of state-enabling legislation that allows them to create historic preservation commissions and designate local historic districts and landmarks subject to the commission’s oversight mansard roof: a roof having two slopes on all four sides, with the lower slope much steeper than the upper mass/massing: the size and arrangement of all parts of the building meeting rail: the horizontal member of a double-hung sash window mitered edge: corner formed when two obliquely cut members are joined molding: linear decorative trim muntins: the thin pieces of wood that form a grid inside a window sash to hold the individual panes of glass, or lights, in place National Register of Historic Places: a list of places, including districts, sites, buildings and structures, in the United States deemed signiﬁ cant in American history, archaeology, engineering and culture on a national, state or local level pediment: triangular section outlined by molding; used above doors and windows or to ﬁ nish the gable-end of a building period of historic signiﬁ cance: that point in time which is most critical to understanding the importance of a district, site, building or structure pilaster: an engaged column projecting from a wall and usually serving an ornamental purpose preservation: the protection of a building, site or landscape from physical deterioration or disintegration proﬁ le: the shape and dimension of molding in side view. Often, the proﬁ le of molding on modern replacement windows is shallow and undeﬁ ned; this is one of the ways in which new windows may not match the character of historic window details. quartersawn-resawn: clapboards cut with a nearly vertical grain; more stable and less prone to warping than the alternative, ﬂ atsawn-resawn Queen Anne Style: an eclectic style of the late 19th century based on early eighteenth century English architecture during the reign of Queen Anne. Features include asymmetrical facades, bracketed posts, spindlework, ﬁ nials, cast-iron cresting, textured shingles, carved ornamentation and steeply pitched irregular roofs rafter end/rafter tail: a structural member extending from the ridgeline of the roof to the eaves to support the roof covering, often exposed in roof overhangs rear yard: Th at area of a parcel that lies behind the house if lines were drawn from the rear corners of the house to the side edges of the parcel. Th e rear corners of the house include only enclosed spaces on the house and do not include porches, decks, or stoops. Rehabilitation Tax Credits: a reduction in taxes to be paid by an owner of a property in exchange for investing money and following recommended preservation guidelines when rehabilitating a structure repoint: replace missing or deteriorated mortar with new mortar reveal: a vertical measurement of the amount of siding exposed when each board is installed revitalization: the planned economic and social improvement of a commercial or residential neighborhood through physical improvements and social and economic programs ribbon window: a horizontal band of adjoining window units ridge: the horizontal line at the intersection of two sloping surfaces of a roof sash: the framework of a window that may be moveable or ﬁ xed sash cord: in a double-hung window, a rope connecting a sash with its counterweight by means of a pulley sawnwork: ornament made with a saw, rather than carved or turned; often curved, scrolled, or lacy trim or brackets seen on Victorian-era houses scale: the relationship of the size of the building to adjacent buildings and to the site Secretary of the Interior’s Standards for Rehabilitation: technical guidelines developed to return a property contemporary use while preserving those features of the property that are signiﬁ cant to its historic, architectural and cultural values setback: the distance between the building to the street or property line shake: a thick wood shingle shed roof: a roof having one sloping plane sidelights: narrow windows, generally with ﬁ xed lights, ﬂ anking a door or set of windows ---PAGE BREAK--- 100 Olde Town Historic District Design Review Guidelines I Augusta, Georgia GLOSSARY OF TERMS siding: material cladding the exterior of a building side yard: Th ose areas of a parcel that are neither in the front yard or the rear yard simulated divided light: false muntins glued on to a larger piece of glass sill: the horizontal member at the bottom of a window or door that sheds water site feature: a distinguishing physical feature of the landscape including trees, sculpture and fencing Spanish Colonial Revival Style: an eclectic style based loosely on Spanish Colonial architecture. Typical features include stucco or plastered walls, wall tiles, a covered porch or arcade, a patio, wrought-iron balconies and low- to moderate-pitched hipped or gabled tile roofs spindlework: wood details having circular cross sections, such as balusters stabilize: the act of preventing any further structural deterioration of a building standing seam metal roof: a seam made between sheets of materials State Enabling Legislation: legislation enacted by the state that recognizes the architectural heritage of the State and the need to conserve and preserve signiﬁ cant historic districts and landmarks stile: an upright structural member of a door frame or window sash tooling: a masonry joint that has been prepared with a tool before the mortar in the joint has been set transom: a small window directly above a door or window true divided light: a window with individual panes that are held in place by muntins and a seal turned: in stone or wood, pieces having a circular outline usually cut on a lathe turret: a tower vernacular: the common building style of a period or place without true academic architectural elements weatherboard: horizontal boards used as the exterior covering, or siding, of a building; also known as clapboard woven wire: panels of wire knotted or welded together used historically in fencing to contain or exclude animals. Woven-wire fencing, which was commonly used historically, is not the same as chain-link fencing Zoning Overlay Status: government regulations restricting the use, size, siting and form of property ---PAGE BREAK--- Olde Town Historic District Design Review Guidelines I Augusta, Georgia 101 Augusta Historic Preservation Commission 525 Telfair Street Augusta, GA 30901 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] http://www.augustaga.gov/departments/ planning_zoning/hist_prev_about.asp Augusta-Richmond County License & Inspection Department 1815 Marvin Griﬃ n Road P.O. Box 9270 Augusta, GA 30906 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] http://www.augustaga.gov/departments/ license_inspection/home.asp Augusta-Richmond County Planning Commission 525 Telfair Street Augusta, GA 30901 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] http://www.augustaga.gov/departments/ planning_zoning/home.asp Georgia Trust for Historic Preservation 1516 Peachtree Street, N.W. Atlanta, GA 30309 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] http://www.georgiatrust.org Historic Augusta, Inc. P.O. Box 37 Augusta, GA 30903 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] http://historicaugusta.org Historic Preservation Division Georgia Department of Natural Resources 34 Peachtree Street, N.W. Suite 1600 Atlanta, GA 30303-2316 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] http://www.gashpo.org/ National Park Service Historic Preservation Tax Incentive Technical Preservation Services http://www.cr.nps.gov/hps/TPS/tax/ Olde Town Neighborhood Association Randy Peterson, President 333 Ellis Street Augusta, GA 30901-1628 [PHONE REDACTED] Contacts ---PAGE BREAK--- 102 Olde Town Historic District Design Review Guidelines I Augusta, Georgia A Field Guide to American Houses. McAlester, Virginia and Lee. New York: Alfred A. Knopf, 2000. A guide to identify and place houses within their historical and architectural contexts. Grave Intentions: A Comprehensive Guide to Preserving Historic Cemeteries in Georgia. Van Voorhies, Christine. Atlanta: Georgia Department of Natural Resources – Historic Preservation Division, 2003. National Park Service Preservation Briefs http://www.cr.nps.gov/hps.tps/briefs/ presbhorn.htm Series of publications that address speciﬁ c rehabilitation issues and the proper rehabilitation methods that should be applied developed by the National Park Service. Th e Preservation of Historic Architecture: Th e U.S. Government’s Oﬃ cial Guidelines for Preserving Historic Homes. Department of the Interior. Guilford, CT: Th e Lyons Press, 2004. Th is publication includes all of the National Park Service Preservation Briefs. Th e Secretary of the Interiors Standards for Rehabilitation http://www.cr.nps.gov/hps.tps/tax/ rehabstandards.htm Th e Secretary of Interior’s Standards for Rehabilitation are the guiding principles used to evaluate rehabilitation projects submitted to the Historic Preservation Division of the Georgia Department of Natural Resources and the National Park Service for tax incentive review and certiﬁ cation. References ---PAGE BREAK--- ---PAGE BREAK---

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