HPC of South Bend and St. Joseph County - Standards Update Draft

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City of South Bend and St. Joseph County Historic Preservation Guidelines 34 Residential Standards: New Construction • Position taller portions of a structure away from neighboring buildings of lower scale . • Where permitted by zoning, taller structures should be located to minimize looming effects and shading of lower-scaled neighbors. Taller buildings should step down towards lower-scaled neighbors, including adjacent historic properties and Districts. • Establish a sense of human scale in building designs . Use vertical and horizontal articulation to break up large facades . Incorporate changes in color, texture and materials in building designs to help define human scale. Use architectural details that create visual interest and convey a three-dimensional façade. Use materials which help to convey scale through their proportions, detailing and form. Size and locate signs to engage pedestrians and help define building entries. • Roof forms should be like those historically found in the District . • Use a ratio of solid-to-void (wall-to window) that is like that found on traditional commercial structures. Large surfaces of glass beyond the storefront are not recommended . Architectural Character • Design a new building to reflect its time, while respecting key features of its context. Use contemporary interpretations of historic architectural building types when designing a new building . • Open porches on the main façade area are a primary design requirement . • Contemporary interpretations of traditional designs and details should be considered . • Special features which may be used in defining physical character: building height, building form, roof form, variations in wall planes, and the relationship of building floor area to lot size. • Use similar window and door proportions to those seen traditionally . Upper story windows with a vertical emphasis are encouraged . A general rule is that the height of the window should be twice the dimension of the width . If a larger window is needed, combine sets of vertically proportioned windows . • Maintain the general alignment of horizontal features on a building front . Typical elements that align include window mouldings, tops of display windows, cornices, copings, and parapets at the tops of buildings . When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the horizontal façade elements . • Maintain the traditional spacing patterns created by upper story windows . Maintain the historic proportions of windows . Window headers and sills on new buildings should maintain the traditional placement relative to cornices and belt courses . Materials • Use masonry that appears similar in character to that seen historically . Brick should have a modular dimension like that used traditionally . Brick larger than the nominal 2-3/8” x 8” is discouraged. Brick should also appear structural in its application as load bearing and should be detailed accordingly . • Stone, like that used traditionally, is also appropriate . • Alternative materials should appear similar in scale, proportion, texture, and finish to those used traditionally for that building type. • Use high quality, durable materials proven to be durable in the local climate . • Façade materials should maintain an intended finish over time or acquire a patina which is understood to be an outcome of normal interaction with the elements . • Materials used on an addition to an existing structure shall relate to the existing or original materials of that structure . As much of the original structure as possible shall be retained so that the addition could be removed without damage to the basic structure and appearance of the building .DRAFT