1.1 The purpose of the Standards is to guide rehabilitation and
construction in the historic districts in the Town of Chelmsford in order to
preserve and protect the distinctive characteristics of buildings and places significant
in the history and architectural heritage of the town through the maintenance
and improvement of settings for such buildings and places, through the
encouragement of design compatible therewith, and through the prevention of
development which would impair or be unduly detrimental to the locally or
nationally significant structures of the districts.
1.2 The goal is to minimize reliance on the individual tastes and
preferences of those who happen to be awarding permits and instead set up clear
rules that everyone will understand.
2.10 Demolition
2.101. There shall be a presumption toward retaining all existing
historic buildings.
2.102. Demolition shall be allowed only when the new construction
relates better to the Historic District than it does the existing building, and
when all the other requirements below are satisfied.
2.1021. A prerequisite for demolition shall be an application for
Certificate of Hardship, which shall contain a financial report detailing the
costs of rehabilitation and evidencing that the existing building is incapable
of producing a reasonable economic return on the investment. The maximum rate
of return, which is theoretically possible on the land, with new buildings,
shall not constitute such evidence, if the existing buildings can generate a
reasonable return.
2.1022 If an applicant's request for permission to demolish a
structure or part of a structure is based upon structural instability or
advanced deterioration, a technical report prepared by an architect or
professional engineer registered in Massachusetts and approved by the
Commission shall be submitted, detailing the nature and extent of the specific
problems, and providing reasonably accurate cost estimates for their
correction.
2.1023 Applications for permission to demolish existing structures
shall be accompanied by complete plans for the new development proposed on the
site, together with a timetable and a budget for both the demolition and the
reconstruction, as well as satisfactory evidence that adequate financing is
available.
2.1024 A standard condition of approval for demolition shall be
the documentation of the building's elevations, including details of specific
notable architectural features (windows, doors, cornices, etc.), through
measured drawings and photographs. Such data shall be provided according to the
procedures established by the Historic American Building Survey.
2.2 Maintenance
2.20 Owners of all buildings should provide sufficient maintenance
to keep such buildings from falling into a state of poor repair.
2.21 Owners shall therefore be responsible for providing
maintenance necessary to prevent the deterioration of the following items,
which could cause either an unsafe condition or a detrimental effect upon the
character of the Historic District or which could lead to a later claim that
deterioration has become so advanced that demolition or removal of the
architectural features is necessary:
2.211 Foundations, exterior walls or other vertical supports
(exterior or interior);
2.212 Roofs or other horizontal members (including joists, beams,
etc.);
2.213 Chimneys or chimney support system;
2.214 Architectural features (including but not limited to windows
and door trim, parapets, roof cresting, cornices);
2.215 Rainwater drainage systems (gutters, downspout) whether
exterior or interior;
2.216 Water-proofing systems (roofing, flashing, windows, doors,
paint on wooden or corrosible metallic surfaces); and
2.217 Any other Elements which, if not adequately maintained,
would eventually cause the building to crack, bulge, buckle, sag, rot, crumble
or collapse, in whole or in part.
2.22 In cases where deterioration has already progressed to an
advanced stage, and where the owner requests immediate removal, the standards
for demolition shall be applied.
2.301 Historic Architectural Character
2.3011 The historic architectural character of each building shall
be maintained or restored. Buildings shall be rehabilitated to reveal their
historic materials and details. Missing architectural Elements shall be
recreated. Significant existing materials shall be retained by stabilizing,
repairing or matching them with compatible new materials as required.
2.3012 The architectural character of each historic period is made
up of several key factors. Each period interpreted these design Elements in its
own characteristic fashion. These factors or Elements are:
Scale - relationship to human size, form, and perception.
Rhythm - the pattern of repeating Elements such as windows,
columns, arches and other facade Elements, trees, other buildings, etc.
Form - overall shapes, combinations or shapes as seen from
different perspectives, skylines, and contours.
Massing - height, setback of major building Elements, roof panes.
Proportion - the relationship among the dimensions of various
Elements.
Features - building Elements such as windows, doors, cornices,
roofs, porches, widow walks, balconies, cupolas, and decorative trim.
Materials - the "skin" of each building, consisting
traditionally of brick, cast iron, steel, sheet metal, wood, glass, terra
cotta, and slate.
2.311 Masonry - Shall be returned to a serviceable and visually
acceptable state by replacing missing masonry units and mortar with matching
Elements and re-pointing and stabilizing using proper techniques and materials.
Cleaning shall be accomplished using the gentlest effective means possible, so
as not to damage either the masonry unit or the mortar joints. Cleaning
specifications shall be submitted to the Historic Districts Commission for
review prior to commencement of the work. Coatings to stabilize or waterproof
masonry shall be permitted only if they have been proven not to block the
masonry's water vapor permeability, or to contribute to its long-term
deterioration.
2.3111 Old mortar should be duplicated in joint size, method of
application, and joint profile.
2.3112 Masonry should be cleaned only when it is necessary to halt
deterioration and always with the gentlest method possible, such as low
pressure water and soft natural bristle brushes. DO NOT SANDBLAST MASONRY UNDER
ANY CIRCUMSTANCES. Chemical cleaning products that could have an abrasive
reaction with masonry should be avoided.
2.3113 Deteriorated original materials should be repaired or
replaced, where necessary, with new materials that duplicate the old as closely
as possible.
Replacement bricks should be carefully matched in size and color
to the originals.
2.3114 New construction should follow traditional brick coursing
and appearance; salvage brick should not be used.
2.3115 Foundations should be repaired or extended with the
material of the existing foundation. The exposed portion of a foundation for
anew building will be evaluated on an individual case basis.
2.3116 The original or early color and texture of masonry surfaces
should be retained whenever possible. Brick or stone surfaces may have been
painted or whitewashed for practical and aesthetic reasons. Indiscriminate
removal of paint from masonry surfaces may be historically incorrect and may
also subject the building to harmful damage. Masonry facades shall not be
painted unless there is evidence that the building was painted originally.
2.3117 Chimneys are an important architectural feature. They
should not be shortened or removed but repaired as necessary.
2.3118 Existing stucco should be repaired with a stucco mixture
duplicating the original as closely as possible in appearance and texture.
2.312 Wood -Missing or deteriorated wooden features shall be
sensitively replaced with new wood milled to match the original Elements and
existing features shall be repaired whenever possible.
2.3121 Deteriorated material should be repaired or replaced, where
necessary, with new material that duplicates the original as closely as
possible. If a house is to be re-clapboarded, the clapboards should line up to
match the window heads and sills. Clapboards should be applied smooth side
exposed.
2.3122 Synthetic sidings (such as vinyl) are not recommended for
properties in historic districts. Their installation is discouraged because of
the loss of architectural detail when it is carelessly applied; because the
long term effects (such as rot or deterioration) on the underlying wooden
structure are unknown; because they can create unsuspected fire hazards; and
because the synthetic siding is difficult to repair and will itself need
painting in time. Wood has been the most traditional siding material in
Chelmsford. Wood is easily worked, has natural insulating qualities, is
adaptable, plentiful, relatively inexpensive, and resistant to denting. It can
be patched, refinished, and repainted, or stained. And it has its own singular
beauty .For all of these reasons, every reasonable effort should be spent to
keep the original siding on a building. If replacement is absolutely necessary,
new wood clapboards will look better than any synthetic material and will, with
care, last longer.
2.3123 Original details such as trim, cornice, brackets, corner
and sill boards, quoins, window and door hoods and casings, and all other
decorative Elements shall be retained or replicated in kind.
2.3124 Wood shingles are only appropriate for exterior cladding if
they were used as a siding material of the style of the structure in question.
Shaped shingles and shingle patterns for such a structure should be duplicated in
kind where repair and replacement are necessary.
2.322 Doors and Entries - Existing historic doors shall be retained
and rehabilitated. Where doorways must be altered [0 meet current building code
and safety requirements, doors and entrance ways shall be designed also to
respect the exterior architectural integrity of the building.
2.3221 Original or historically significant entries (including
reveals, doors, surrounds, vestibule sidewalls, transoms or fanlights,
sidelights and other features) may not be altered.
2.3222 If replacement doors are necessary, new doors shall be
appropriate to the existing surround in style, material and proportions.
2.3223 Residential doors should be made of wood. Pine and fir are
most commonly used for exterior doors. Replacement doors should have the
appropriate panel arrangement for the date of the building's construction.
Metal doors on houses are not acceptable.
2.3224 Generally, it is not appropriate to introduce anew door
opening into the principal or front elevation. The appropriateness of new side
or rear doors depends upon their design. (See 2.3225)
2.3225 The elaborateness of the entrance is related to the design
of the house. Simple houses tend to have relatively plain doorways while more
ornate houses have more highly decorated doorways. Therefore, when a
replacement doorway is necessary on the principal facade or anew doorway is
being added on a side or rear facade, it should harmonize with the style of the
house as far as the type and extent of detail. Large sheets of glass are not
generally in keeping with the character of a historic house.
2.3226 Doorways above ground level that provide secondary egress
must be individually evaluated. In general, approval will result only when
visibility from the street is minimal. The application of exterior staircases
to buildings is generally not acceptable.
2.3227 Deteriorated porticos, porches, steps, and railings should
be repaired with materials that duplicate the original.
2.3228 It is recommended that storm doors be consistent with the
historic period of the building.
2.3229 Replacement door hardware should replicate the original or
be of an appropriate design.
2.3230 Exterior lighting shall be in traditional locations. The
design of these fixtures should be of an appropriate size and not
imitate styles earlier than the building. Sodium vapor lights are not permitted
on private property.
2.3231 Front steps should be replaced in-kind with the material
historically used with the particular style building.
2.323 Windows - Existing historic windows shall be retained and
repaired to improve thermal efficiency whenever possible. Where replacement is
essential, new windows shall match the originals or be in character with the
building. The original window type (hung sash, casement, pivot, awning, etc.)
shall be retained, as shall be the appearance of the individual lights of glass
formed by the muntin grid. The original width and depth of the individual
Elements (such as exterior molding and/or casing, exterior frame, exterior sash
members, and exterior muntin) shall be reproduced or be closely approximated.
2.3231 Replacement windows for original wood windows should be
made of wood. Aluminum and vinyl windows are not acceptable.
2.3232 The muntin thickness and profile of replacement windows
should approximate those of the original historic windows. Also, the
proportions of the frame to the sash should be preserved. Windows with
removable or sandwich muntin bars are not acceptable.
2.3233 Double glazing is permitted under the following
circumstances:
a. When the use of the single-paned sash is appropriate to the
architectural style of the building.
b. When the double-glazed sash has integral (fixed) muntin bars,
provided the proportions of the muntin bars suite the building.
c. When the double-glazed sash has glued-on muntin bars of the
proper proportions. Muntins must be applied with weatherproof adhesive on both
sides of the glass.
2.3234 Only clear-pane, non-tinted glass shall be used (except to
replace original stained glass). Mirrored and tinted heat-reflective glass is
not appropriate.
2.3235 The frame and decorative window trim should be retained and
repaired if necessary with materials that duplicate the original as closely as
possible. Application of metal or vinyl panning over original wood trim is
strongly discouraged.
2.3236 Exterior window shutters may not be appropriate to every
architectural style and the Commission should be consulted before action is
taken to remove or install them. Where replacement shutters are installed, they
shall be wood constructed and match the height and one-half the width of the
window opening and replicate a traditional shutter. All shutters shall be
properly secured with shutter hardware so as to be operable, not nailed to the
window casing.
2.3237 Original skylights should be retained, repaired, or
replaced in kind. Size, location, and materials are important determinants for
the acceptability of skylights. Bubble skylights are not permitted. New
skylights are permitted in new construction. Skylights should be placed on roof
surfaces with the least visibility to the street. Smaller skylights are
preferable to larger ones.
2.324 Roofs - Features that give the roof its essential historical
character shall be preserved or restored to the extent that they are visible
from the ground. The principal considerations include the original roof shape;
original roofing materials or materials compatible with the old in composition,
size, shape, and texture; and architectural details such as dormer windows,
cupolas, cornices, brackets, chimneys, cresting and weather vanes.
2.3241 Roof replacement materials should be sensitive to the
original. Slating should be retained whenever possible. Slate should be retained
whenever possible. Slate should not be removed without a careful evaluation of
the cost of its repair.
2.3242 Wooden or copper gutters can be an important architectural
feature. In older houses, they were often designed as part of the eave moldings.
Therefore, gutters should be properly maintained and only replaced in cases of
extreme deterioration.
2.3243 New gutters and downspouts should be replaced in an
architecturally sensitive manner and match the surface on which they are
installed; i.e., if a downspout runs down a white corner board, it should be
painted white.
2.3244 Historic dormers shall be retained and repaired or
restored. Expansion of existing dormers or adding new dormers may be approved
on a case-by-case basis provided designs are based on historic models.
3.1 General Principles
3.10 Character. New construction on currently vacant sites in the
town center shall be encouraged to reinforce the character embodied in the
traditional New England town pattern, closely framing the road. New
construction in residential districts shall follow the existing pattern of
setbacks and building placement.
3.11 Continuity. New buildings should not be designed as
freestanding objects, but instead shall generally conform to the tradition of
continuous structures holding the lines of streets, canals, etc.
3.12 Ground-Level Design. On commercial streets, ground-level
building design shall generally follow existing patterns created by the type
and scale of shops, street facades, sign design, shop window configurations,
and materials traditional to the town center.
3.13 Materials. New buildings shall utilize exterior materials in
keeping with the exteriors seen in the Districts, with natural textures being
encouraged. It is recommended colors shall generally be compatible with the
surrounding streetscape.
3.14 Contemporary Approaches. New buildings shall reflect the
traditional scale, preparations, rhythms, and mood of historic structures.
These traditional architectural values should be interpreted into contemporary
building design, but the use of imitation historic building details and
ornaments is discouraged. Building design must also be internally consistent
and amalgamation of historically unrelated stylistic Elements shall be
generally prohibited.
3.15 Directional Expression. Strongly horizontal designs shall be
avoided, by dividing long horizontal facades into smaller vertically oriented
units that conform to the primary expression of the streetscape. Overly
vertical or exaggerated expression in any direction shall be avoided. Proportional
systems based on traditional methodology such as the Golden Triangle, are
encouraged.
3.16 Infill and Major. Different standards are applicable to infill
sites and major sites because the former generally have greater impact upon
their immediate neighbors, while the latter can have significantly larger
impact upon the overall townscape.
4.2 Location and Size of Signs
4.20 Signs must not dominate building facades or obscure their
architectural features (arches, transom panels, sills, moldings, cornices,
windows, etc.).
4.21 The size of signs and individual letters shall be an
appropriate scale for pedestrians and slow-moving traffic.
4.22 Signs on adjacent storefronts should be coordinated in height
and proportion. The use of a continuous sign-band extending over adjacent shops
within the same building is encouraged, as a unifying element.
4.23 Portable signs located on sidewalks, driveways, on top of
vehicles or in parking lots are not allowed except by permit.
4.24 Wall signs shall be located no higher than the windowsill
line of the second story.
4.25 Signs displayed during business hours only, such as those which
are removed every evening and displayed again the following morning, constitute
an on-going advertising format and shall be construed as being permanent signs
rather than temporary signs, if such display continues for more than thirty
calendar days. The date when such sign was first displayed shall be affixed in
a permanent manner to the sign so as to be readily seen.
4.5 Materials and Illumination
4.50 The use of durable and traditional materials is strongly
encouraged (metal and wood). All new signs shall be prepared in a professional
manner. Paper signs for advertising or identification purposes shall be allowed
for not more than 30 days, as temporary signage.
4.51 The date on which a paper sign was first displayed shall be
written on the sign, so as to be readily seen.
4.52 Internal illumination is generally discouraged but it may be
appropriate in certain circumstances, such as:
4.521 Individual back-lit letters which are silhouetted against a
softly illuminated wall, and
4.522 Individual letters with translucent faces, containing soft
lighting Elements inside each letter. However, such signs are generally
suitable only on a contemporary building.
4.53 No neon signs will be permitted in or on the building or in
or on the windows or doors of a building. Neon signs will not be permitted at
all.
5.1 Pedestrian Amenities
5.10 While pedestrian amenities must be compatible with the
town’s historic character, variations shall be permitted in order to respect
the vitality and the variety of the town's different thoroughfares and
neighborhoods.
5.11 Different types of public spaces should respond to the
following general performance criteria:
a) Commercial streets shall be treated simply with maximum open
sidewalk space, minimal obstruction on the ground and pedestrian preference for
street crossing.
b) Historic, Non-Commercial Pedestrian Streets and Walks shall
have a smaller scale, more intimate design using textures and smaller Elements
that stimulate interest along the path.
c) Parking Areas must be carefully designed and landscaped due to
their large size and first-impression impact upon visitors.
5.20 Paving and Planting
5.201 Tree corridors or canopies, stonewalls, and roadside
planting should be extended and strengthened.
5.202 The existing streetscape should be enriched, especially
around historic buildings and heavily used pedestrian areas. Historically
appropriate improvements should create some consistency while avoiding complete
uniformity.
5.203 Historic paving features shall be retained whenever possible
and incorporated into the streetscape improvements.
5.204 Subtle variations in paving patterns and materials shall be
used to enrich sidewalks and plazas, such as by lighting patterns in
streetlights, trees, furniture, street crossings, and entryways.
5.205 Planting shade trees and shrubs shall be encouraged where
they would enhance the historic character or create more inviting spaces.
Removal of healthy trees over 3" in diameter, measured four feet above the
ground level, shall be discouraged, except where they threaten existing
structures.
5.50 Fencing
5.501 Fences are significant architectural features.
Architecturally important fences should be repaired or replaced with new
materials that duplicate the old. Other fences may be architecturally
important, the result of fence replacement in more recent years. In these
cases, property owners are encouraged to upgrade their design rather than
duplicate the existing fence.
5.502 Fences along the street facades of historic houses were
meant to serve a decorative purpose. Such fences should not block a house's
view, but complement it; they should be in scale to the property and they
should be open, not solid. Narrow pickets (approximately 2 1/2 inches in width) are preferred
to wide pickets. Back and side yard fences, which serve a screening purpose,
may be higher and solid.
5.503 The design of a residential fence should be sensitive to
that of the house. Since Federal architecture stressed delicate proportions,
the fence in front of such a house should also be delicate in scale, whereas
the fence in front of a more massive Victorian house could be heavier.
Elaborate fences are suitable for elaborate houses; simple houses should have
simple fences.
5.504 If wood is to be used, picket, capped picket, or spindle
fences are recommended for anywhere around the yard. Capped, flat board fences
are most appropriate for side and back yards and dumpsters. The flat board
fence with a lattice top is an excellent privacy option for side or rear yards.
5.505 The Commission encourages the retention of suitable cast and
wrought iron fences. Such fences should be repaired and painted as necessary
.If sections are missing, and it is financially feasible, replacement sections
should be obtained. Otherwise, it is preferable to consolidate the existing
sections of the fence than to remove the fence altogether.
5.506 Historically, fences were located along the sidewalk and the
continuity of such fences is an important asset to the street. The Commission
generally discourages the fence relocation to accommodate off-street parking.
Gates may be required as an alternative to relocation.
5.507 Chain link, stockade, and wire-type fences are not
appropriate in historic districts. Low brick walls and brick planters are also
not acceptable unless documented to be an original design feature.
APPENDIX: DETERMINATION OF HARDSHIP
Application for a Certificate of Hardship shall be made on a form
prepared by the Historic Districts Commission. The Commission shall schedule a
public hearing concerning the application and any person may testify at the
hearing concerning hardship.
The Commission may solicit expert testimony or require that the
applicant for a Certificate of Hardship make submissions concerning any or all
of the following information before it makes a determination on the
application.
1. A professional estimate of the cost of the proposed
construction, alteration, demolition, or removal and an estimate of any
additional cost that would be incurred to comply with the standards of the
Commission for changes necessary for the issuance of a Historic Permit.
2. A report from a licensed engineer or architect with experience
in rehabilitation as to the structural soundness of any structures on the
property and their suitability for rehabilitation.
3. Estimated market value of the property in its current
condition; after completion of the proposed construction, alteration,
demolition, or removal; and after changes required by the Commission.
4. In the case of a proposed demolition, an estimate from an
architect, developer, real estate consultant, appraiser, or other real estate
professional experienced in rehabilitation as to the economic feasibility of
rehabilitation or reuse of the existing structure on the property.
5. Amount paid for the property, the date of purchase, and the
party from whom purchased, including a description of the relationship, if any,
between the owner of record or applicant and person from whom the property was
purchased, and any terms of financing between the seller and the buyer.
6. If the property is income-producing, the annual gross income
from the property for the previous two years; itemized operating and
maintenance expenses for the previous two years; and depreciation deduction and
annual cash flow before and after debt service, if any, for the previous two
years.
7. Remaining balance on any mortgage or other financing secured by
the property and annual debt service, if any, for the previous two years.
8. All appraisals obtained within the previous two years by the
owner or applicant in connection with the purchase, financing, or ownership of
the property.
9. Any listing of the property for sale or rent, price asked, and
other received, if any, within the previous two years.
10. Assessed value of the property according to the two most
recent assessments.
11. Real estate taxes for the previous two years.
12. Form of ownership or operation of the property, whether sole
proprietorship, for-profit, or not-for-profit corporation limited partnership,
joint venture, or other.
To replace any existing Rules and Regulations previously used by this Commission.
APPROVED BY HISTORIC DISTRICT COMMISSION MEETING 4/3/1995:
Susan Julian Gates, Chairman
Margaret Dunn, Vice Chairman
Stephen Stowell
Brenda Lovering
Bruce Foucar
