Historic Alteration Applications
Eugene, Oregon
1979-2005
The best way to understand how Eugene’s Historic Alteration application process works is to examine real cases. The process only involves significant alteration projects — you won’t find applications seeking approval to paint a house or replace roofing material, for example. (Only property owners participating in the State’s Special Assessments program must seek approval for paint color. This program, offering a 15-year freeze on property taxes, is available to property owners rehabilitating historic properties.)
The case studies show how long it took from submitting the application to approval (typically 30-40 days), and with what conditions and/or suggestions. No decisions were appealed. Six different staff members had application oversight, at one time or another, over the 26 years covered in this report.
Eugene has more than 200 historic structures, including those in the East Skinner Butte and Blair Blvd. Historic Districts. While most are City landmarks, Eugene has 54 buildings, districts or sites listed on the National Register of Historic Places.
During the past 26 years the City has reviewed 92 historic alteration applications. Of these, 25 involved residential properties. Other properties included Deady, Villard, Johnson, Gerlinger, and Susan Campbell Halls on the UO campus, the UO Museum of Art and Collier House (Faculty Club), the Southern Pacific Railroad Passenger Station, the Banana Warehouse, Sam Bond’s Garage, Lincoln School, the Palace Hotel, the Smeede Hotel, the Oregon Electric Station, the Quackenbush Building, the Masonic Cemetery, the Tiffany Building, the Bijou Theatre/Willcox Building, the Old Texas Steak House and New Day Bakery.
A review of all the applications from residential sites follows. Additional notes and comments on selected projects are presented as well. Applications are listed chronologically, by reference number (i.e. HA 79-1 means the first Historic Application on file for 1979).
These cases include new construction/infill, historic buildings, noncontributing buildings in historic districts, rental properties, multifamily dwellings, single-family dwellings.
Residential Properties
(HA 81-1)
Tony Ciochetti House
224 E. 2nd Ave.
Status: East Skinner Butte Historic District
Application Submitted: 7/1/81
Approved: Unknown
Project: Approval apparently granted to allow addition to upstairs plus a solar greenhouse in back of house. No building permit ever applied for, however. Unlikely that original plan ever carried out.
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(HA 81-2)
Wheeler House
245 Pearl St.
Status: East Skinner Butte Historic District
Application Submitted: 9/11/81
Application Approved: 9/23/81
Project: Convert garage/storage area to a dwelling unit.
Proposal approved because:
1. It met Secretary of the Interior’s standards
2. Increased economic viability and therefore the likelihood that the structure would be preserved.
3. No adverse effect on architectural and historic significance
4. Alterations compatible in proportion, detailing, color, material and character of structure’s original exterior.
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(HA 84-3)
Peters-Liston-Wintermeier House
1611 Lincoln St.
Status: City Landmark.
Incentives: City helped owners get financial assistance for their project
Application Submitted: 2/27.84
Application Approved: 3/5/84
Project: Replace supports and flooring for front porch. SHPO provided information on the architectural origins, recommended tongue & groove flooring.
Conditions:
1. Use of minimum 2” x 3” tongue & groove flooring
2. Care taken not to damage other existing building materials.
3. Make file of black & white photos of existing porch for City Historic Preservation Office.
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(HA 85-2)
Cogswell-Miller House (Ken & Joy Morrow)
246 E. 3rd Ave.
Status: East Skinner Butte Historic District
Application Submitted: Unknown
Application Approved: 7/22/85
Project: Application concerned a carport and related decks. Carport approved, decks were not. No details given but file notes that the architect would be submitting an alternative design for the decks.
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(HA 89-5)
Moore House
96 W. 20th Ave.
Status: City landmark.
Incentives: City historic preservation loan.
Application Submitted: 8/9/89
Application Approved: 8/11/89
Project: Interior remodel requiring skylight on the west slope of the roof (facing Olive St.).
Project approved even though an official Historic Property Alteration application was not filed. City staff found the the alteration was minor and did not alter the primary integrity of the structure. Review expedited because owners had not been told, when applying for building permit, that they also needed to submit a Historic Property Alteration application.
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(HA 90-2)
Wintermeier House (David & Jennifer Gusset)
1611 Lincoln St.
Status: City Landmark. Applying for National Register status.
Incentives: City historic preservation loan.
Application Submitted: 2/28/90
Application Approved: 3/30/90
Project: Alteration and restoration of house, outbuildings and carriage house to original condition. Replace electrical plumbing and heating system.
Called a “meticulous restoration.” Noted cost of $2,000 for National Register nomination. City authorized increasing loan to $40,000 (normal limit was $20,000).
Conditions:
1. Revise preliminary carriage house porch design and submit for review. (SHPO looking for “a simpler design, which was compatible yet not pretending to date from an earlier period,” suggesting a shed roof or a hipped roof.
2. Exterior paint color of house “should be of those neutral tints, such as fawn, drab, gray, brown, etc.”
3. Alteration plans for outbuildings subject to review.
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(HA 90-5)
KEN & JOY MORROW (FOUR-PLEX)
210 E. 3rd Ave.
Status: East Skinner Butte Historic District
Application Submitted: 4/6/90
Application Approved: 5/16/90
Project: Noncontributing structure moved into Historic District. Two-story duplex to be converted to four-plex. Alterations (exterior porches, steps and walkways) intended to make structure more compatible with nearby historic structures.
Issue was whether the additions would further contribute to the non-conforming nature of the structure. Staff found the alterations were consistent with the style of the building and were compatible with neighboring structures.
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(HA 90-6)
ANKENY HOUSE
212 Pearl St.
Status: East Skinner Butte Historic District, City Landmark.
Application Submitted: 4/10/90
Application Approved: 5/1/90
Project: Apartment house needed replacement of rotted features (fires escape, breezeway, window sill, bathroom floor and miscellaneous boards). Approved as submitted.
Ankeny House garage also went through historic review process (HA 84-2).
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(HA 90-9)
KOPPE HOUSE (Kent Howe & Kathi Wiederhold)
221 E. 3rd Ave.
Status: East Skinner Butte Historic District
Incentives: City historic preservation loan.
Application Submitted: 6/1/90
Application Approved: 6/26/90
Project: Add new porch and deck to correct safety hazard. Project also involved new roofing and removal of a tree that was hazardous to the foundation. Nothing visible from street.
Approved as submitted.
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(HA 91-6)
Transitional Box-Studer (Paul Studer)
320 High St.
Status: East Skinner Butte Historic District.
Incentives: Restoration loan fund.
Application Submitted: 4/19/91
Application Approved: 6/1/91
Project: Add window and skylight to workshop. “New windows will be true to the age and character of the added workshop; no effort will be made to give an inauthentic colonial look to this modest shop.” House built 1905, workshop in 1940s.
City proposed window compatible with adjacent multi-paned door on addition and windows on rear porch.
No conditions.
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(HA 91-8)
Christian/Patterson Rental
1605 Pearl, 244 E. 16th Ave.
Status: Pending National Register
Application Submitted: 6/14/91
Application Approved: 7/29/91
Project: Rehabilitate structures. Remove chimneys, install roof vents, enclose back porch, create parking lot.
Conditions: Make every effort to place any large square vents to preserve street-facing side of roof. Do not incorporate Italianate features onto later addition. Landscape street-facing side of parking lot.
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(HA 91-1)
Prioni House (Russell Bowen and Shirley Meckley)
235 E. 3rd Ave.
Status: East Skinner Butte Historic District.
Incentives: Special assessments program (state).
Application Submitted: 7/31/91
Application Approved: 9/9/91
Project: New garage, new grade. Some landscape alteration which the city said was not subject to review.
No conditions.
Recommendations:
SHPO: historically compatible railings to be installed on exterior stairs
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(HA 91-13)
Moore House (Glen and Ann Hoversten)
96 W. 20th Ave.
Status: City Landmark.
Incentives: Restoration loan fund.
Application Submitted: 11/26/91
Application Approved: 12/19/91
Project: Alteration and addition to rear sun porch of this 1912 Craftsman-Bungalow. Add 6’ to porch and an entry door alcove. Create double roof system, new foundation for porch. Reintroduce historical stairway and door, lattice work. Replicate many details of original porch and main house.
Conditions:
1. Retain existing bathroom window.
2. Simple handrails.
3. Retain sash trim below existing windows and extend around entire addition.
4. Try to reuse existing original windows, replace non-original windows with replicas. To ensure original windows are weathertight, frame them it and provide storm windows. “If applicant determines that it is not possible to Reedie a minimum of four existing windows, an explanation will (be needed)”: i.e. due to condition, inability to convert to weathertight, etc.
5. A rear deck, if added, should be designed to be as discrete as possible to retain maximum visibility of the main house. It should be “designed so that the original fabric of the house is not damaged, making it possible to remove and restore the house at a later date if desired.”
Recommendation:
1. Double gable roof recommended instead of double hip roof.
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(HA 92-1)
O’Rourke, Kaaren (Fence)
284 Pearl St.
Status: East Skinner Butte Historic Landmark Area
Application Submitted: 3/15/92
Application Approved: 4/11/92
Project: Back and front yard fence.
Followed East Skinner Butte Landmark Area “Guidelines for Site Development.”
(HA 93-4)
C.W. Powell House (Nancy Frey)
1125 W. 5th Ave.
Status: Blair Historic District.
Incentives: City rehabilitation loan.
Application Submitted: Referrals sent 11/5/93 (other paperwork in mid-October)
Application Approved: 12/9/93
Project: Single-family residence needing extensive restoration from foundation up. Replacement and rebuilding to be more compatible with original design (1897 Gothic Vernacular). Some modernization of plumbing, wiring and interior wall materials. All work to adhere to modern building codes.
Comments: File contains numerous suggestions from staff (Ken Guzowski) and other experts regarding the most economical and authentic ways to complete the restoration. Apparently all were acceptable to the applicants. In some cases negotiation and discussion occurred regarding ways to achieve historically accurate construction consistent with current building codes. Work financed by City Rehabilitation Loan. City helpful in keeping project on schedule. (Contractor doing the work ended up in breach of contract. Owner’s brother finished the work.)
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(HA 94-4)
Koppe Stable/Carriage House (Kent Howe & Kathi Wiederhold)
221 E. 3rd Ave
Status: East Skinner Butte Historic District.
Incentives: State special assessment program, City historic rehabilitation loan.
Application Submitted: 8/22/94
Application Approved: 9/16/94
Project: Rehabilitate stable/carriage house.
Condition: Install firewall or obtain 6’ easement
Recommendations dealing with appearance of stone foundation, paint color and keeping photo record of process.
(File also includes mention of moving existing doors–no alteration application needed. SHPO in the loop.)
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(HA 95-1)
Hansen Joint Trust Garage
240 E. 2nd (alley between Pearl & High, south of E. 2nd)
Status: East Skinner Butte Historic District
Application Submitted: 1/19/95
Application Approved: 2/12/95
Project: Rehabilitation of single car garage (circa 1926).
Conditions:
1. New garage roof shall be kept at same pitch as existing garage.
2. Detailing to include exposed rafter tails, wide surrounds and doors and windows. Four-pane fixed windows required.
Recommendation: Document process with photos.
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(HA 97-2)
Carriage House (Kimmel/Hisrich)
306 High St.
Status: East Skinner Butte Historic District.
Application Submitted: 3/10/97
Application Approved: 5/28/97
Project: Application for new construction of storage building and household workshop. Skylight allowed. Utilizing reclaimed historic materials from Key House in rural Lane County, replicates building of same proportions which was on site circa 1900.
Neighbors’ objection: One neighbor objected to the setback but withdrew the objection. Setbacks OK at 10’ from north property line and 5’ from west property line.
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(HA 97-3)
Kimmel/Hisrich House
306 High St.
Status: East Skinner Butte Historic District
Incentives: State special assessments
Application Submitted: 7/18/97
Application Approved: 9/19/97
Project: Originally a plan for rehabilitating a house to resemble a 1-1/2 story Vernacular Gothic house, using elements from a house being torn down in rural Lane Co. Applicant allowed to submit missing plan information after date of approval, presumably to meet construction season. Conditions had been discussed with applicant prior to permit approval.
Plan eventually changed to rehab based on “visible historic evidence…more in keeping with the original historic character” of the house. Work included installation of permanent foundation, front porch repair, new bathroom, laundry room.
Solar water heater allowed. (Interesting article included in file on early solar collectors.)
Conditions: Fence to be 12” from sidewalk; delete proposed arbor in fence. Simple gate would be more appropriate to character of house.
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(HA 98-1)
Hartman Cottages (Donn Stemm)
451, 461, 471 Blair Blvd.
Status: Blair Blvd. Historic District.
Incentives: State special assessments program.
Application Submitted: 12/12/97
Application Approved: 2/11/98
Project: Code modification of Historic Property (three 1930s workers’ houses). Make one tax lot into three.
Conditions: Future construction of fences needs to be approved. Retain large maples as long as healthy.
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(HA 1-1)
Wendel House (Bob Wendel)
259 E. 2nd Ave.
Status: East Skinner Butte Historic District
Application Submitted: 7/6/01
Application Approved: 8/1/01
Project: 1924 bungalow used as rental. Replace two skylights on front roof slope with two dormers and reshingle entire roof. Skylights added in 1970s are inappropriate. Remove second floor of rear apartment and replace with gable roof to improve historic look.
Conditions: Architectural detailing of front dormers should match another dormer. New roof should use historic details.
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(HA 1-3)
Osborn Duplex
2261 & 2263 University St.
Status: City landmark
Application Submitted: 9/20/01
Application Approved: 11/13/01
Project: Reconfigure interior spaces of duplex to improve use for contemporary life. Alterations will effect exterior (replace roofing materials, install contiguous roof vent, two dormers and skylights, remove and replace second floor windows, install French doors to access terraces). Alterations only visible at rear of property.
Conditions:
1. Eaves of new dormers to conform in detail to existing central hipped roof bathroom extensions that existed in 1931.
2. Scale down window size.
3. Install characteristic window surrounds at all windows and doors.
4. More detail needed for terrace plans, staircases.
(Note: project never attempted, property sold.)
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(HA 4-2)
Chambers House (Jack & Anne-Marie Feldman)
1006 Taylor
Status: National Register
Application Submitted: 12/7/04
Application Approved: 1/26/05
Project: Converting single-family dwelling to a Bed & Breakfast. Add dormer, reconstruct period-appropriate steps & handrails. Enclose porch, add new window. Increase functionality, restore dilapidated features, provide additional access. Removed windows that were non-historic and replaced them with appropriate style windows. Trim reused or recreated.
Neighbor comments: Concern about loss of trees and construction noise (one individual). Another said “I like what they are planning to do.”
Conditions: obtain required permits, small modifications to meet modern fire and safety code standards.
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(HA 5-1)
Ball House Ensemble (Larry & Christine Barber)
1339 Lincoln St.
Status: Local landmark ensemble
Application Submitted: 1/24/05
Application Approved: 3/9/05
Project: New apartment construction behind existing Ball House using pattern language of bungalow-style residential building (compatible with Ball House ensemble).
Hardi-plank siding instead of wood. Single-paned insulated windows instead of multi-paned uninsulated windows. Composition shingle roof, square & vertical oriented casement windows. Paint consistent with period. Tint concrete.
Neighbor concerns: Alley improvements would be needed for the new building.
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Selected Commercial or nonresidential Properties:
(HA 95-2)
Sam Bond’s Garage
407 Blair Blvd.
Status: Blair Historic District,
Incentives: Special assessment program
Application Submitted: 1/23/95
Application Approved: 2/6/95
Project: Window replacement, conversion to “Brew Pub.” At time of application several prior non-historic alterations were apparent.
Conditions:
1. Replacement of aluminum doors within two years (required by special assessments program).
2. Maintain historic landscaping as much as possible (departures allowed to facilitate outdoor seating & privacy screening).
3. Optional consultation with local historian.
4. Consideration to be given to reconfiguration of handicapped access ramp.
5. Relocation of two parking spaces to allow better pedestrian access.
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(HA 95-4)
Bray Grocery Bldg.
341 & 343 High St.
Status: East Skinner Butte Historic District
Application Submitted: 4/11/95
Application Approved: 5/22/95
Project: Proposed retail/office use. Restoration of front facade. Window replacement to wood or vinyl depending on budget, reconstruction of back porch to historic design, driveway removal, new landscaping, awning replacement, modern insulation, repainting.
Condition: “True pane division” rather than faux dividers in certain windows.
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(HA 97-1)
Campbell House Conservatory (Myra and Roger Plant)
1125 W. 5th Ave.
Status: East Skinner Butte Historic District
Application Submitted: 1/2/97
Application Approved: 2/13/97
Project: Construct 862-square-foot conservatory/meeting room to be attached to Campbell House. A greenhouse originally existed north of the Campbell House. Issues include compatibility of the proposed addition (more ornate than rest of building) and removal of historic features such as a back service porch.
Conditions:
1 Napa Valley Fieldstone, recessed panels, oversized dentils create unnecessary texture. Not allowed.
2. Visible skylights and snap-in muntins not allowed.
3. Windows and doors must utilize true divided lights.
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Campbell House Cottage Landscaping (HA 98-3)
175 E. 3rd Ave.
Status: East Skinner Butte Historic District
Application submitted: 3/1/98 and 4/13/98
Application Approved: 5/13/98
Project: Request to remove tons of basalt boulders to created a series of retaining walls & terraces, install landscape plantings for Campbell House Cottage.
Conditions:
1. Tint concrete
2. Resolve curbing issue with Public Works Transportation
3. Building permits needed for retaining walls over 4’ high
Recommendations:
1. Replace pruned trees with lower canopy species
2. Outdoor lamps compatible with Arts & Crafts style, same for benches, wood partition wall, trellis, arbor, picket fence.
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(HA 98-4)
Lewis & Anna Potter House (Gunnar Schlieder & Barbara Britt)
405 River Road
Status: Local landmark
Application Submitted: 6/28/98
Application Approved: 8/13/98
Project: Rehabilitate house (converting from residential to office space)—remove asbestos-cement siding and aluminum storm windows, replace deteriorated siding, missing window casing/trim, reconstruct missing front porch and balcony, removed existing carport, construct hipped roof over south porch.
Conditions:
1. Redesign roof for north end of porch
2. Remove concrete porch steps and replace with enclosed wooden risers and treads.
3. Replace window surrounds
4. Install appropriate period door
5. Enclosed railing at balcony can be constructed at historic 27” height but cables have to be installed every 4” up to 42” to prevent accidents
6. 18” overhang for hipped roof; eaves should be detailed like the remainder of the house
Recommendation: “Regulation of (paint) color is beyond the city’s purview” but staff has made recommendations. Owner’s proposed paint scheme is appropriate. Disabled access at front of house would significantly alter the historic appearance; access can be provided via porch on south side instead.
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(HA 99-3)
Collier House (University of Oregon)
1170 E. 13th Ave.
(UO Faculty Club)
Status: Local Landmark
Application Submitted: 9/11/99
Application Approved: 9/20/99
Project: Add wheelchair ramp & rebuild deck to meet ADA standards.
Conditions & comments:
1. Removal of vegetation OK, not historically significant.
2. Deck OK because it replaced another non-historic deck, even though decks were not typical of Collier House style (Italianate).
3. Minor detail modification–new design, such as handrail, was more compatible than that which it replaced.
4. Some features OK because not visible from street.
5. Staff recommends repainting.
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(HA 1-2)
U of O Art Museum
UO Campus
Status: National Register.
Application Submitted: 7/24/03
Application Approved: 9/17/03
Project: Make west doors more accessible for disabled. Construct partial basement. Construct monolithic 2-story addition on east elevation that will retain historic courtyard. Add 14 parking spaces plus pedestrian improvements. Project involved demolition of certain trees, shrubs, sidewalks and building elements. File contains “thank you” letter to Ken Guzowski regarding helpfulness of City staff.
Application was preceded by a year of work between architects and City regarding building code issues, therefore Building Code division had no trouble signing off on the historic review application.
University to document original structures, salvage certain materials .
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(HA 2-2)
Pacific Cooperative Building, AKA Banana Warehouse (Tom Bowerman)
500 Olive St.
Status: National Register.
Application Submitted: 10/11/02
Application Approved: 11/3/02
Project: Installation of bank of photovoltaic panels on south-facing roof.
Approved exactly as per applicant’s submittal. No removal of distinctive materials required, no effect on existing lines and plane of building, not highly visible, product of current technology, no attempt to compete with historical features of building.
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(HA 3-2)
Jamieson House
3650 River Road
Status: City landmark
Application Submitted: 3/3/03
Application Approved: 4/14/03
Project: New construction of 40’ x 80’ barn to serve as meeting, entertainment hall for American Legion Post #83.
Objections: Neighborhood association opposed project (“pole building being used as a bar”).
Conditions: Remove proposed shutters from barn (false sense of historical development)
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(HA 4-1)
Lincoln Street Office (Larry & Christine Barber)
1338 Lincoln St.
Status: City landmark ensemble
Application Submitted: 4/24/04
Application Approved: 6/1/04
Project: New construction, one-story office building. City staff wrote: “Redevelopment of this parcel will create a continuation of spatial relationships between buildings that are characteristic of historic neighborhoods of the early to mid-twentieth century.”
Solar panels allowed facing rear of lot (flat with roof), air conditioning units positioned to be less visible, landscaping to soften impact, use of brackets similar to other buildings in ensemble–continuation of historic character.
Recommendations:
1. More ornamentation
2. Rework roof angles. Proposed shed roof contradicts main roof angle.
3. Discourage snap-in or sandwiched muntins
4. Different size window types.
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SPECIAL NOTES
City staff described the subtleties and differences of minor and major alterations in a recent review (HA 4-1). The distinctions may prove helpful in understanding the reasoning behind historic alteration review. Here are some excerpts:
“A minor alteration to an existing historic structure requires a direct response to the use of materials and craftsmanship that are consistent with the building’s time period and style. By replicating historic features it is hoped that such a minor alteration will go unnoticed and contribute to the existing historic character of the home.
“An alteration in the form of a more moderately scaled addition or new construction has a great deal more flexibility…primary focus (is a response to) historic context.”
“There is no criterion requiring recreation of the past.”
Creative design “used to complement and pull together different styles and time periods in one cohesive project, is what distinguishes a historic landmark and its connection with the community.”
“Constructing a new building, as opposed to the alteration of a historic structure, requires a slightly different approach.”
“We encourage design that incorporates some reference to contemporary materials and trends.”