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 64 Commercial Standards: New Construction General Understanding and Approach Most if not all districts have the potential for growth . Whether by filling in the gaps left by demolished buildings or lots that permit expansion, new con-struction and additions to existing buildings require striking a smart balance between compatibility with existing fabric yet distinct to announce its newer arrival . New construction and additions to existing buildings also does not need to replicate the exist- ing style of a building or styles of architecture in a district . To retain the special character that makes that area worth preserving, new development should blend in and flow with the district, rather than disrupt or distract from existing buildings . Applicants and architects can achieve this compat-ibility in design by carefully balancing the new with the old and considering the characteristics of the new development, including its mass, scale, form, height, alignment, setback, façade proportion, building materials, and style . The Guidelines Setbacks and Site Parameters • Design characteristics of typical existing buildings help define rhythms that may contribute to the character of a neighborhood. Specific features that should be used in defining physical context include: building age, style, design character, materials, the relationship of openings to solid wall areas, building use, roof lines, eaves, location of entries, and the placement of accessory structures . • Reflect the traditional setbacks seen within the block. Place the façade of the building at the property line . This should only vary in special circumstances, such as local precedence with treatments for large public buildings and places of worship . Massing and Scale • Maintain the average perceived size of buildings at the sidewalk . • Façade heights of new buildings should fall within the established range along the block and respect traditional proportions of height to width. Floor-to-floor heights should appear like those of traditional buildings in the area. • Traditional spacing patterns created by the repetition of uniform building widths along streets should be maintained . New façade widths should reflect the established range of the building widths seen along the block. Reference historic examples for double and triple lot buildings . • Where a building must exceed this width, use a change in design features to suggest the traditional building widths . Changes in façade material, window design, façade height or decorative details are techniques that may be considered . These variations should be expressed through the structure, so the composition is a collection of smaller buildings . • A new building should incorporate a base, middle and a cap to reinforce the visual continuity of the area . • Position taller portions of a structure away from neighboring buildings of lower scale . New Construction Heads Up It is likely that other permits or variances are required from the City for projects in this section . For more information go here .DRAFT