Athens-Clarke County, Georgia Design Guidelines for Historic Districts and Landmark Properties *

MANDATORY SUBMITTAL SECTION VI – PROPOSAL FORMS

A: PROPOSAL FORM

Proposal of

(Hereinafter called "Developer"), organized and existing under the laws of the State of

, doing business as *.

In compliance with the RFP issued for this project, the Developer hereby proposes and agrees to perform and furnish all work for the requirement known as RFP #00001 HOTEL DEVELOPER in strict accordance with the Proposal Documents, within the time set forth therein, and at the price proposed above.

By submission of this Proposal, the Developer certifies, and in the case of a joint Offer, each party thereto certifies as to its own organization that:

1. The Developer has examined and carefully studied the Proposal Documents and the Addenda, receipt of all of which is hereby acknowledged at Attachment I.

2. The Developer agrees that this proposal may not be revoked or withdrawn after the time set for the opening of proposals but shall remain open for acceptance for a period of sixty (60) days following such time.

Company: Contact: Address:

Phone: Fax

Email:

Authorized Representative/Title Authorized Representative Date (print or type) (Signature)

MANDATORY SUBMITTAL SECTION VI – PROPOSAL FORMS

B: MINORITY BUSINESS ENTERPRISE IDENTIFICATION FORM

THE UNIFIED GOVERNMENT OF ATHENS -CLARKE COUNTY - MINORITY BUSINESS ENTERPRISE IDENTIFICATION FORM

IS THIS BUSINESS 51% OWNED, OPERATED AND CONTROLLED ON A DAILY BASIS BY ONE OR MORE MINORITIES AS OUTLINED IN THE UNIFIED GOVERNMENT’S MINORITY BUSINESS ENTERPRISE POLICY? οYES ARE YOU CURRENTLY CERTIFIED WITH THE UNIFIED GOVERNMENT AS A MINORITY BUSINESS ENTERPRISE FIRM?

οYES οNO

The Unified Government of Athens-Clarke County adopted a Minority Business Enterprise Policy on November 1, 1994. The Policy seeks to identify, certify, and encourage Minority Business Enterprise firms to participate in every aspect of the Unified Government’s procurement of goods and services. The policy was implemented on July 1, 1995. Firms interested in participating in the program should contact the Minority Business Enterprise Coordinator in the Department of Finance, Purchasing Division. The Minority Business Enterprise Policy defines a Minority Business Enterprise as “a business which is 51% owned, controlled, and operated on a daily basis by one or more persons who are part of one of the following groups: 1. “Black American” includes persons having origins in any of the Black racial groups of Africa; 2. “Hispanic American” includes persons of Mexican, Puerto Rican, Cuban, Central or South American, or other Spanish culture or origin regardless of race; 3. “Native American” includes persons who are American Indian, Eskimos, Aleuts or Native Hawaiian; 4. “Asian Pacific American” includes persons whose origins are from Japan, China, Taiwan, Korea, Viet Nam, Laos, Cambodia, the Phillippines, Samoa, Guam, and the U.S. Trust Territories of the Northern Marianas; and 5. “Asian Indian American” which includes persons whose origins are from India, Pakistan, and Bangladesh. If your firm partners or subcontracts with a minority firm(s), please provide these contacts on a separate sheet and include with your proposal.

Authorized Representative/Title (print or type) Authorized Representative (Signature) Date

Company Name (printed ): MANDATORY SUBMITTAL

SECTION VI – PROPOSAL FORMS

C: ADDENDA ACKNOWLEDGEMENT

The Developer has examined and carefully studied the Specifications and the following Addenda, Receipt of all of which is hereby acknowledged:

Addendum No. dated Acknowledgement Initial Addendum No. dated Acknowledgement Initial Addendum No. dated Acknowledgement Initial Addendum No. dated Acknowledgement Initial

Developers must acknowledge any issued addenda. Proposals which fail to acknowledge the Developer’s receipt of any addendum will result in the rejection of the proposal if the addendum contained information which substantively changes the Owner’s requirements.

MANDATORY SUBMITTAL

SECTION VI – PROPOSAL FORMS

D: GEORGIA SECURITY & IMMIGRATION COMPLIANCE (GSIC) AFFIDAVIT

The Unified Government of Athens-Clarke County and Contractor agree that compliance with the requirements of O.C.G.A. §. 13-10-91 and Rule 300-10-1-.02 of the Rules of the Georgia Department of Labor are conditions of this Agreement for the physical performance of services.

The Contractor represents that it employs:

500 or more employees;

100 or more employees; or

fewer than 100 employees

(Contractor must initial appropriate category).

The Contractor further agrees that its compliance with the requirements of O.C.G.A. § 13-10-91 and DOL Rule 300-10-1- .02 is attested to on the executed Contractor Affidavit and Agreement attached hereto as C-1.

If employing or contracting with any subcontractor(s) in connection with this Agreement, Contractor further agrees:

(1) To secure from the subcontractor(s) such subcontractor(s)’) indication of the employee-number category applicable to the subcontractor(s); and

(2) To secure from the subcontractor(s) an affidavit attesting to the subcontractor’s compliance with O.C.G.A. § 13-10-91 and DOL Rule 300-10-1-.02; such affidavit being in the form attached hereto and referenced as SECTION IV, C-; and

(3) To submit such subcontractor affidavit(s) to the County when the subcontractor(s) is retained, but in any event, prior to the commencement of work by the subcontractor(s).

The failure of Contractor to supply the affidavit of compliance at the time of execution of this Agreement and/or the failure of Contractor to continue to satisfy the obligations of O.C.G.A. §. 13-10-91 and DOL Rule 300-10-1-.02 as set forth in this Agreement during the term of the Agreement shall constitute a material breach of the contract. Upon notice of such breach, Contractor shall be entitled to cure the breach within ten days, upon providing satisfactory evidence of compliance with the terms of this Agreement and State law. Should the breach not be cured, the County shall be entitled to all available remedies, including termination of the contract and damages.

SEE AFFIDAVITS ON FOLLOWING PAGES

MANDATORY SUBMITTAL SECTION VI – PROPOSAL FORMS

D-1: GEORGIA SECURITY & IMMIGRATION COMPLIANCE (GSIC) AFFIDAVIT CONTRACTOR AFFIDAVIT & AGREEMENT

By executing this affidavit, the undersigned contractor verifies its compliance with O.C.G.A. § 13-10-91, stating affirmatively that the individual, firm or corporation which is contracting with Unified Government of Athens-Clarke County, has registered and is participating in a federal work authorization program* [an electronic verification of work authorization program operated by the U.S. Department of Homeland Security or any equivalent federal work authorization program operated by the U.S. Department of Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA), P.L. 99-603], in accordance with the applicability provisions and deadlines established in O.C.G.A. § 13-10-91.

The undersigned further agrees that should it employ or contract with any subcontractor(s) for the physical performance of services pursuant to the contract with Unified Government of Athens-Clarke County, the Contractor will secure from the subcontractor(s) verification of compliance with O.C.G.A. § 13-10-91 on the attached Subcontractor Affidavit. (SECTION IV, C-). The contractor further agrees to maintain records of such compliance and shall provide a copy of each such verification to Unified Government of Athens-Clarke County, at the time the subcontractor(s) is retained to perform such services.

BY: Authorized Officer or Agent Date [Contractor Name]

Title

Printed Name

SUBSCRIBED AND SWORN BEFORE ME ON THIS THE DAY OF , 200_

Notary Public My Commission Expires:

*The applicable federal work authorization program as of the effective date of the statute is the Basic Pilot program of the Systematic Alien Verification for Entitlements (SAVE) Program Office of U.S. Citizenship and Immigration Service (USCIS).

MANDATORY SUBMITTAL

SECTION VI – PROPOSAL FORMS

D-2: GEORGIA SECURITY & IMMIGRATION COMPLIANCE (GSIC) AFFIDAVIT SUBCONTRACTOR AFFIDAVIT

By executing this affidavit, the undersigned subcontractor verifies its compliance with O.C.G.A. § 13-10-91, stating affirmatively that the individual, firm or corporation which is engaged in the physical performance of services on behalf of Unified Government of Athens-Clarke County, has registered and is participating in a federal work authorization program* [an electronic verification of work authorization program operated by the U.S. Department of Homeland Security or any equivalent federal work authorization program operated by the U.S. Department of Homeland Security to verify information of newly hired employees, pursuant to the Immigration Reform and Control Act of 1986 (IRCA)], in accordance with the applicability provisions and deadlines established in O.C.G.A. § 13-10-91.

BY: Authorized Officer or Agent Date [Contractor Name]

Title

Printed Name

SUBSCRIBED AND SWORN BEFORE ME ON THIS THE DAY OF , 200_

Notary Public My Commission Expires:

Company Name (printed ): MANDATORY SUBMITTAL

SECTION VI – PROPOSAL FORMS (This is for demonstrative purposes only and not intended to be all inclusive.)

E: SOURCES AND USES OF FUNDS FOR INFORMATION ONLY. N/A FOR STEP ONE OF CLASSIC CENTER HOTEL RFP SOURCES Source 1 Source 2 Source 3 Source 4

TOTAL SOURCES

USES/DEVELOPMENT COSTS

Hard Costs Base Construction Retail Construction/Residential Construction/Office Construction Parking Construction Impact Fees & Permits Site Improvement Construction Period Interest Construction Review & Inspections Contingency @ 10%

Soft Costs Predevelopment Expenses Marketing Materials Construction Management Fee Property Management Fee Architectural & Engineer Fees

Environmental Audits Phase 1 & 2 Termite Treatment

Legal Legal-Closing Legal-Formation Expenses

General and Administration Loan Points Appraisal Lease Up Carrying Costs Other Financing Costs Marketing Study Building Insurance Property Tax Survey Supervision and Administration

Total Development Costs

TOTAL USES

Planning & Zoning 101

CERTIFICATE OF APPROPRIATENESS (COA) Alterations to the exterior materials or design of local historic landmarks or properties within locally designated historic districts require review and approval of the Historic Preservation Commission. Upon determination that the proposed changes satisfy local historic preservation guideline, the Historic Preservation Commission issues a Certificate of Appropriateness (COA) for the project. A COA must be obtained prior to the issuance of a building permit. The Historic Preservation Commission has identified a list of minor changes that may receive approval through the issuance of a Staff COA and do not require review at the monthly commission meeting.

COMPREHENSIVE PLAN & ZONING The comprehensive plan is a long-range policy document that looks at the future of the community in twenty-year planning increments. A zoning ordinance is the existing law that spells out the immediate, allowable uses and development standards for each piece of property within the community. In general, zoning should help shape new development into the vision outlined by the comprehensive plan for future growth. Nonetheless, because the comprehensive plan is a long-term guide for growth, current zoning may not always permit the type, breadth or density of development envisioned by the comprehensive plan for a particular area at a given time. The purpose of zoning is to implement the policies of the comprehensive plan over the twenty-year planning time period.

FAR Abbreviated as FAR, this is a measure of development intensity. FAR is the ratio of the amount of floor area of a building to the amount of area of its site. For instance, a one-story building that covers an entire lot has an FAR of 1, while a one-story building that covers ½ of a lot has an FAR of 0.5. Similarly, a two-story building that covers the entire lot has an FAR of 2, while a two-story building that covers ½ of a lot has an FAR of 1. Minimum FAR requirements can encourage dense development where appropriate (as in downtown areas) as maximum FAR requirements can help restrict development intensities where appropriate (as in neighborhood commercial corridors).

HISTORIC PRESERVATION COMMISSION The Historic Preservation Commission is a group of seven citizens appointed for 3- year terms by the Mayor & Commission. This body primarily reviews certificate of appropriateness applications, but also is responsible for maintaining an inventory of local historic resources and recommending new historic designations and preservation initiatives to the Mayor and Commission.

LOT COVERAGE Lot coverage refers to the amount of impervious surfaces that comprise a lot’s total area, and is often expressed as a percentage. Building footprints, driveways, walkways and other paved or otherwise impervious areas are included in this calculation. Different zones have varying maximum lot coverage requirements, from 100% allowable coverage in the C-D (commercial-downtown) zone to 10% in the AR (Agricultural Residential) zone. MADISON ATHENS-CLARKE OCONEE REGIONAL TRANSPORTATION STUDY (MACORTS) MACORTS was formed in 1969 and includes all of Athens-Clarke County and the northern half of Oconee County. The southern portion of Madison County was added in 2002/2003. MACORTS is responsible for implementing the 3-C (comprehensive, cooperative, and continuing) transportation planning process prescribed by the State of Georgia. The organization is composed of a Policy Committee and a Technical Coordinating Committee. MACORTS is one of 14 Metropolitan Planning Organizations (MPO) in Georgia.

The Policy Committee consists of 8 Voting Members (10 non-voting/alternate members). The voting members consist of representatives from Madison County, Clarke County, Oconee County, University of Georgia, and the Georgia Department of Transportation (GDOT). The MACORTS Chairmanship is rotated between Madison County, Oconee County and Athens-Clarke County Chief Elected Officials. Meetings are held on the second Wednesday of the month, usually on a quarterly basis.

The Technical Coordinating Committee (TCC) is composed of staff from Madison County, Athens-Clarke County, Oconee County, University of Georgia, and Georgia Department of Transportation (GDOT) and the Federal Highway Administration (FHWA). The A-CC Planning Department Director is permanent Chairman of the TCC. The TCC is a recommending body to the MACORTS Policy Committee. TCC meetings are held on the fourth Wednesday of each month on an as needed basis.

The Athens-Clarke County Planning Department is designated as the Metropolitan Planning Organization (MPO) by the Governor of Georgia. The Planning Department, in conjunction with GDOT, is responsible for carrying out the transportation planning process as mandated under federal legislation for all urban areas over 50,000 in population. All transportation projects in this area which utilize state and/or federal funds must go through a process in which they are adopted into a regional Long Range Transportation Plan. The projects that are in this plan are, over time, put into the Transportation Improvement Program (TIP) for implementation.

OVERLAY (vs. UNDERLYING) ZONES In addition to the base zoning applied to each parcel of land, many cities and counties use "overlay zones" to further regulate development in areas of special concern. Lands in downtown districts, along particular corridors, or amid airport flight zones are often subject to having additional regulations "overlain" upon the basic zoning requirements. For example, a lot that is within a commercial general zone and also subject to an airport overlay zone must meet the development requirements of both zones when it is developed. The base zone (of commercial general in this example) is often referred to as the “underlying” zone. All properties within a jurisdiction are assigned an underlying zone while overlays generally apply to specific geographic areas of a particular character.

PLANNING COMMISSION The Planning Commission is comprised of ten citizens appointed by the Mayor & Commission for 5-year terms. Planning Commission duties include preparation of the comprehensive plan and zoning ordinance and map for Athens-Clarke County, as well as recommendation of any amendments to these documents, including all rezones, planned development, and special use requests. PLANNED DEVELOPMENT (PD)

A Planned Development is a zoning “overlay” designation appended to a residential, commercial, or other district that provides greater latitude with regard to the application of zoning and development standards for internal site planning, provided that the spirit and intent of such requirements are complied with in the total development plan. It is the intent of the Planned Development to encourage compatible, creative development of mixed land uses through design flexibility. A Planned Development request is reviewed twice by the Planning Commission, first as a preliminary concept and then as a Master Plan. The Planned Development application is ultimately reviewed and either approved, approved with conditions or denied by the Mayor and Commission. Like a Special Use, the site plan and application report of an approved Planned Development are binding, and substantial deviations from the approved plan must likewise be approved by the Mayor & Commission.

If no permits are obtained to begin implementation of a Planned Development within two years of approval, the PD designation “sunsets” and the property is subject to rezoning to the underlying zone or another category compatible with the future land use plan.

PLANS REVIEW The administrative process by which permit applications are reviewed for all commercial, institutional, and multi-family developments, as well as preliminary subdivision plats creating 5 or more lots. The Plans Review process coordinates a project’s review for code compliance among the A-CC Planning, Building Inspections, Transportation and Public Works, Public Utilities, Fire Marshall, and Solid Waste Departments, as well as the Clarke County Health Department.

Plans Review applications follow weekly submittal deadlines every Tuesday and a subsequent review cycle of nine days culminating in staff-applicant meetings every Thursday of the week following the submittal deadline. Plans that demonstrate compliance with all codes are eligible for permitting subsequent to the Thursday meeting. Those that do not demonstrate compliance require the submittal of revisions to address outstanding issues. Depending upon the complexity of the project and the completeness of the submitted plans, the time span of this permitting process ranges widely from nine days to several months to even longer.

REZONING The particular zone determines the uses to which land may be put. If a landowner proposes a use that is not allowed in the zone, the local government could approve a rezoning (change in zone) to allow that development. The local Planning Commission and the Mayor and Commission must hold public hearings before property may be rezoned. The hearings must be advertised in advance. Planning Department staff mail notice directly to surrounding property owners when a rezone request is made. The Mayor and Commission is not obligated to approve requests for rezoning and must deny such requests when the proposed zone conflicts with the comprehensive plan. When a request does conflict with the comprehensive plan, the Planning Commission and Mayor and Commission first consider whether or not an amendment to the comprehensive plan is warranted. SETBACK A minimum or maximum distance required by zoning to be maintained between a structure and property lines. The setback often varies from the front to side to rear property line requirements. Minimum and maximum setback requirements contribute to more cohesive streetscapes and patterns of neighborhood design.

SPECIAL USES Most zoning ordinances identify certain land uses which do not precisely fit into existing zones, but which may be allowed upon approval of a Special Use permit (sometimes called a conditional use permit or a CUP). These might include community facilities (such as hospitals or schools), public buildings or grounds (such as fire stations or parks), temporary or hard-to-classify uses (such as Christmas tree sales or boarding houses), or land uses with potentially significant environmental impacts (hazardous chemical storage or a waste transfer facility).

The local zoning ordinance specifies those uses for which a Special Use permit may be requested, which zones they may be requested in, and the public hearing procedure. As with rezoning and planned developments, public hearings must be held to consider a Special Use. The initial hearing before the planning commission may result in a recommendation to approve or deny the request. The planning commission may alternatively table the request, giving the applicant time to address problematic issues that often arise in the review or public input and asking for application revisions to address these. The final public hearing is before the Mayor and Commission, in which a vote is cast for approval of the use, for approval subject to certain conditions, or for denial of the use for failure to meet the special use criteria of the ordinance. A Special Use application’s report and site plan are binding upon approval, meaning that any substantial deviation from the activities and site development described therein requires further approval through the public process.

If no permits are obtained to begin implementation of a Special Use within one year of approval, the permit shall be deemed revoked.

SUBDIVISION, MAJOR The creation of five or more lots is classified as a major subdivision, requiring the initial submittal of a Preliminary Plat through the Plans Review process. Upon approval of the basic lot layout, density, and general road and utility locations identified by the preliminary plat, engineered site construction plans are submitted for review, again through the Plans Review process. Site construction plans must numerous construction details, from grading plans, tree management plans, stormwater management plans, and road and utility construction to proposed architectural elevations for subdivisions with minimum architectural design standards. Only upon approval of the site plan may a site begin to be cleared. After road and utility construction is complete or bonded, the final plat approval process described under SUBDIVISION, MINOR may begin.

SUBDIVISION, MINOR The creation of four or fewer lots is classified as a minor subdivision. A property owner or his agent submits to the Planning Department a Final Plat application, including a survey indicating the proposed new lots, an application form and fee. Applications are accepted daily, and reviewing departments (including Planning, Public Utilities, and Public Works) have ten days to complete an initial review. If revisions are required to meet minimum requirements for subdivision approval or plat standards, comments are conveyed to the applicant’s surveyor. Upon submittal of a revised plat, departments may take up to an additional ten days review the survey. Approved plats are signed by department directors and recorded with the Clerk of Superior Court. Once recorded, building permits may be issued for the new lots.

VARIANCES A variance is a limited waiver of development standards for a use that is otherwise permitted in that zone. The city or county may grant a variance in special cases where: (1) application of the zoning regulations would deprive property of the uses enjoyed by nearby, similarly zoned lands; and (2) restrictions have been imposed to ensure that the variance will not be a grant of special privilege. Typically, variances are considered when the physical characteristics of the property make it difficult to develop. For instance, in a situation where the rear half of a lot is a steep slope, a variance might be approved to allow a house to be built closer to the street than usually allowed.

A city or county may not grant a variance that would permit a use that is not otherwise allowed in that zone (for example, a commercial use could not be approved in a residential zone by variance). Variances also cannot be granted to increase residential density beyond that permitted by the underlying zone.

Variance requests require a public hearing, usually before the Hearings Board, known in some jurisdictions as the board of zoning adjustment. Neighbors are given the opportunity to testify. The local hearing body then decides whether to approve or deny the variance.

ZONES Under the concept of zoning, various kinds of land uses are grouped into general categories or "zones" such as single-family residential, mixed-density residential, commercial neighborhood, employment-industrial, agricultural residential, etc. A typical zoning ordinance describes 15 or more different zones that may be applied to land within the community. Each piece of property in the community is assigned a zone listing the kinds of uses that will be allowed on that land and setting standards such as minimum lot size, maximum building height, and minimum front yard depth. The official zoning map is used to keep track of the zoning for each piece of land.

Zoning is adopted by ordinance and carries the weight of local law. Land may be put only to those uses allowed by the applicable zoning classification. A zoning ordinance has two parts: (1) a precise map or maps illustrating the distribution of zones within the community; and, (2) a text which identifies the specific land uses and development standards allowed in each zone.

Exhibit D Athens-Clarke County, Georgia Design Guidelines for Historic Districts and Landmark Properties *

*Except as Otherwise Specified

Adopted 12.6.11 Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 1 1 OVERVIEW

Protection of the historic, cultural, and aesthetic heritage of Athens-Clarke County is considered an essential aspect to the promotion of the health, prosperity, and general welfare of our citizens; the stimulation and revitaliza- tion of business districts and historic neighborhoods and to protect and enhance local historic and aesthetic at- tractions to tourists. Based on these goals, Athens-Clarke County has chosen to protect a number of districts and properties with a historic designation after finding them to have special character or historic value or interest, be representative architecturally or to otherwise constitute a visibly perceptible section of the county. It is the intention of historic designation to preserve and protect that character for future generations while allowing the protected properties to continue their useful functions and evolution. An easy way to understand the protection is to think of a former resident from many decades ago returning to the area and recognizing the property - not because it has been without changes but because the gradual changes over time respected the character, allowing it to remain evident. The goal of this document and the goal of the Historic Preservation Commission is to help residents, contractors, and others in planning these character preserving changes. It is important to make a distinction between this type of preservation and design review based on taste or a particular aesthetic. It is entirely possible to design a project that is deemed attractive yet inappropriate because it does not adequately preserve the historic character. Conversely, a project can be found appropriate in its preservation aspects that does not necessarily meet society’s current aesthetic ideals. While those serving on the Historic Preservation Commission, just like everyone else, have their own views of attractive aesthetics, their role in design review is limited to the ideals of historic preservation. The Historic Preservation Commission and Planning Staff are eager to work with property owners and applicants in the development of appropriate projects and assistance in understanding the Design Guidelines and ten- ets of historic preservation. In almost every instance, the Historic Preservation Commission is able to successfully work with applicants to modify designs when necessary to achieve a project that embodies both the preservation of the historic character and the functional and aesthetic goals of the applicant. In so doing, Athens-Clarke County can preserve those properties and areas most reflective of our past and ensure their place in our future.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 2 2 TABLE OF CONTENTS

Chapter 1: Introduction to Design Guidelines Chapter 5: New Construction 1A: What are Design Guidelines ….……………..5 5A: Overview………………………………..132 1B: Maintenance, No COA required ..……….….6 5B: Scale & Massing………………………133 1C: How to Use The Design Guidelines…...…...7 5C: Location and Orientation…………...139 1D: The Historic Preservation Commission…....8 5D: Materials…………………………...…..140 1E: The Design Review Process…………..………9 5E: Details……………...…………………...141 5F: How to Apply to Additions…………..142 Chapter 2: Designated Properties 5G: Incorporating Accessibility…………143

2A: Historic Districts……………………….……..13 2B: Landmark Properties ………………….…….32 Chapter 6: Demolition and Relocation 6A: Overview and Criteria…………….…146 Chapter 3: Building Materials and Features 6B: Historic Additions……………….…..149 3A: Roofs……………………………………….……..57 6C: Information to Include………….…..150

3B: Windows………………………………….……...67 3C: Entrances………………………………….…....76 Appendices 3D: Porches………………………………….….…...81 A: Secretary of the Interior’s Standards For Rehabilitation 3E: Exterior Siding…………………………..……..87 B: Local Tax Freeze Application Process 3F: Foundations……………………………….…....93 C: The National Register and What it Means to You 3G: Architectural Details……………………..…..98 D: How to Get Started Researching a Property’s History E: Glossary of Terms Chapter 4: Site Materials and Features F: Additional Resources and Contacts 4A: Site Materials and Features Overview…...105 4B: Parking Drives, & Walkways……………….106 4C: Fencing & Walls………………………….…...111 4D: Landscaping…………………………………...116 4E: Lighting……………………………………...... 117 4F: Signs………………………………………….….118 4G: Accessory Structures………………………..124 Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 3 3 CHAPTER 1 INTRODUCTION TO DESIGN GUIDELINES

A. WHAT ARE DESIGN GUIDELINES?

B. MAINTENANCE NOT NEEDING A CERTIFICATE OF APPROPRIATENESS

C. HOW TO USE THE DESIGN GUIDELINES

D. THE HISTORIC PRESERVATION COMMISSION

E. THE DESIGN REVIEW PROCESS

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 4 4 1A: What are Design Guidelines?

Design Guidelines are general policies about alterations to existing structures, additions, new construction, and site work. The Design Guidelines are intended to provide a common understanding of the underlying principles of historic preservation, to assist property owners in developing appropriate alteration plans, to assist the Historic Preservation Commission in recognizing appropriate alteration plans, and to provide a level of assurance to the community that the changes allowed today will not dampen the rich sense of history evident in Athens-Clarke County.

The Design Guidelines are the basis for decisions regarding such changes to properties within local historic districts or those having local historic landmark status when Certificates of Appropriateness (COA) are sought from the Historic Preservation Commission (HPC) or staff. The Design Guidelines apply to all properties having a historic designation, even those considered non-contributing or of newer construction. The guidelines have been carefully written to anticipate the most compatible alterations for protecting historic character known today. However, ad- vances in modern building materials and treatments are expected and welcomed. Applicants seeking to take advantage of contemporary materials or novel treatment approaches not anticipated by this document should provide documentation supporting their approach as falling within the intention of the Design Guidelines as well as within the Secretary’s Standards for Rehabilitation. The Secretary of the Interior’s Standards for Rehabilitation are very general federal design guidelines used by Federal, State, and local agencies to review a wide array of projects. Should a proposed change at a locally designed historic property or area fall outside of the specific review criteria within the main body of the Design Guidelines, the Secretary’s Standards for Rehabilitation, which are found in the appendices of this document, could be used.

It is important to note that these design guidelines do not supersede other Athens-Clarke County ordinances such as building setbacks, parking requirements, tree ordinance, etc. and that projects must meet all applicable ordinances along with receiving design approval.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 5 5 1B: Maintenance, No COA Required

A Certificate of Appropriateness (COA) is a document that states a particular alteration to a property has been reviewed and found to be appropriate. A Certificate of Appropriateness is not intended to be required for ordinary repair and maintenance; therefore, many projects do not require a COA. Routine care and in-kind replacement of worn features does not involve a change in design or material.

For instance, roofing materials have a definite known lifespan and replacement of roofing is an anticipated action. Therefore, replacing an asphalt shingle roof with a new asphalt shingle roof would not require a Certificate of Ap- propriateness, but a request to change the shape or slope of the roof would require a COA. On the other hand, wood lap siding may require the replacement of a board or two due to water infiltration or other damage. However, when properly maintained, wood siding does not typically need overall replacement. Therefore, review of the proposed wholesale replacement would be necessary to ensure the new boards are consistent in design and materials with the original building.

Planning Department staff may be contacted at 706-613-3515 to determine if a project is considered ordinary maintenance or if review is needed. This is recommended for all undertakings on the exterior of a structure or property. The following is a brief list of a just a few of the changes usually considered ordinary repair and maintenance.

• Repainting– even with a change of color*; • Resurfacing damaged concrete in kind; • Replacing broken slats on a shutter in kind; • Replacing a broken pane of glass in kind.

* While a change in paint color is not reviewed, the application of paint to a previously unpainted structure or feature would be considered a material change requiring review.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 6 6 1C: How To Use The Design Guidelines

These guidelines are intend to help property owners understand preservation goals and objectives by providing direction about appropriate design and material options for a variety of projects. However, it is impossible to predict every possibility, and those changes not adequately covered by these design guidelines will be reviewed following the Secretary of Interior’s Standards for Rehabilitation. These may be found in the Appendix A.

When using these guidelines to determine the appropriateness of a certain project, consult the charts found in each section indicating what kind of work can be considered maintenance not requiring review, what can be approved with staff level review and what must be reviewed at a public hearing. Note that if staff finds a project submitted for staff level review to be atypical, borderline in its appropriateness or complex, they may choose to forward the review to the Historic Preservation Commission.

In some cases, what is acceptable may be directly linked with the status of the property as contributing or non-contributing. This is a status given at the time a property is designated that indicates if it is a historic property that has retained sufficient character to contribute to the historic character of the area or if it is a non-historic or significantly altered historic structure that does not contribute to the historic character of the area.

It is highly recommended that all projects be discussed with staff ahead of submittal to determine the correct process for a planned project and avoid unnecessary delays or confusion. The Planning Department staff will be happy to discuss the project, offer tips and suggestions, and provide the outcomes of similar applications reviewed in the past.

It is the property owner who will be held responsible for a project complying with the design review process and construction following the approved design. As many contractors may not be aware of the review procedures, it is incumbent on the property owners to see that all necessary reviews and permits are obtained. Doing so will make the project run much smoother and perhaps avoid costly consequences.

For more information on the process of review see IE: The Design Review Process on Page 9.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 7 7 1D: The Historic Preservation Commission

The Historic Preservation Commission (HPC) is a seven (7) member board appointed by the Mayor and Com- mission to make preservation-related decisions and recommendations for Athens-Clarke County following established procedures. They are considered part of the planning functions of the Unified Government of Athens-Clarke County. Member terms are three years with the potential for a second consecutive appointment.

Qualifications for membership include residency in Athens-Clarke County with a majority of the members having a demonstrated interest, experience, or education in history, architecture, or preservation of historic resources. Members can not be employed by Athens-Clarke County Government nor can they serve as elected officials of Athens-Clarke County while serving as a Historic Preservation Commissioner. Historic Preservation Com- missioners serve without compensation. The Historic Preservation Commission began in 1986 after the passage of the preservation ordinance by the City of Athens and continued after the city-county unification in 1991.

Currently, historic designations within Athens-Clarke County include eleven (11) districts and forty-one (41) local landmarks. The Historic Preservation Commission is responsible for reviewing changes at each parcel within one of these historic districts or landmark properties.

See Athens-Clarke County Code, Chapter 8-5 Historic Preservation for the complete ordinance.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 8 8 1E: The Design Review Process

Once a completed Certificate of Appropriateness application has been submitted, the approval process will vary depending on if it is submitted for staff review or to the HPC to review. Staff-reviewed applications require fewer steps and can often be completed within a relatively short timeframe. Staff reviews the application, visits the site if necessary, and prepares a Certificate if the project is acceptable. The applicant would be notified when the Certificate is approved. If it is not approved, staff will discuss the necessary next steps with the applicant such as re-design or review by the HPC. Staff review takes an average of three (3) business days.

Applications for HPC review must be submitted at least 30 days prior to a hearing. Hearings are held once a month. Applications require that the property be posted with notification of the hearing as well as advertising in the newspaper prior to the public hearing. These tasks are part of the work performed by staff leading up to the review. Additionally, the agenda is posted on the Planning Department website and sent to any interested neighborhood groups or other interested parties. In preparation of the hearing, HPC staff will develop a presentation of the project including a summary of the application, evaluation of the compliance with the design guidelines and a recommendation.

At the hearing, the review of each application begins with a presentation by staff in a Power Point format. Following the presentation, the applicant is given the opportunity to further explain the project to the HPC and respond to the staff review. Public comment regarding the project would then be received both for and against the project. The discussion is then closed to all except the HPC members, who may choose to ask additional questions of an applicant or audience member. After discussion, a motion is made and seconded and a vote taken. An application can be approved, approved with conditions, denied, or tabled (provided the applicant signs a tabling agreement). After the hearing, the written results of the meeting are provided that also includes the next steps in the process or ex- plains how to appeal a negative decision. Decisions can be appealed to the Mayor and Commission to determine if the decision was an abuse of discretion. The Mayor and Commission have the ability to approve the appeal (agree that it was an abuse of discretion), or deny the appeal (find that there was no abuse of discretion).

A Certificate of Appropriateness is prepared for each approved application once any conditions of approval are met and any additional permits from the Planning Department have been obtained. The applicant is provided with a copy of the Certificate for their records and to submit when applying for a permit from the Building Inspections De- partment. When the applicant feels that a project is completed, they call for an inspection. Staff visits the site to determine compliance prior to agreeing to the release of a Certificate of Completion or Certificate of Occupancy from the Building Inspector.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 9 9

For information on the next submittal deadline and hearing schedule, copies of the application form, or fee schedule, please see our website at www.athensclarkecounty.com or see the Planning Department staff . Discussion of your application with staff prior to the submittal is highly recommended.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 10 10

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 11 11 CHAPTER 2 DESIGNATED PROPERTIES

A. HISTORIC DISTRICTS

1. BLOOMFIELD HISTORIC DISTRICT PAGE 14

2. BOULEVARD HISTORIC DISTRICT PAGE 16

3. BUENA VISTA HISTORIC DISTRICT PAGE 18

4. COBBHAM HISTORIC DISTRICT PAGE 20

5. DEARING STREET HISTORIC DISTRICT PAGE 22

6. HENDERSON AVENUE HISTORIC DISTRICT PAGE 24

7. REESE STREET HISTORIC DISTRICT PAGE 26

8. ROCKSPRINGS HISTORIC DISTRICT PAGE 28

9. WEST CLOVERHURST-SPRINGDALE HISTORIC DISTRICT PAGE 30

10. WOODLAWN HISTORIC DISTRICT PAGE 32

B. LANDMARK PROPERTIES

1. LIST OF LANDMARK PROPERTIES PAGE 34

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 12 12 2A: Historic Districts

Historic districts are a collection of structures, sites, buildings, objects, works of art, places or a combination of these that collectively share some historic distinction. The criteria to determine eligibility for district designation are that the districts-

• Have special character or special historic/aesthetic value or interest;

• Represent one or more periods of styles of architecture typical of one or more eras in the history of the municipality, county, state, or region;

• Cause such area, by reason of such factors, to constitute a visibly perceptible section of the municipality or county.

Historic districts are approved by the Mayor and Commission with recommendation from the Historic Preservation Commission. Designation reports are prepared for each district and are available for review for each of the districts having received local historic district designation. Only those districts that follow these guidelines are further discussed. For more information on the Downtown Local Historic District or the Milledge Avenue Local Historic Dis- trict, please refer to the designation reports and guidelines adopted specifically for those districts.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 13 13 2a.1: Bloomfield Historic District

Date of Local Designation: 1988 Number of Parcels: 112 Date of National Reg. Designation: 1985 Number of Parcels: 97 Do boundaries match? No Approximate Acreage: 38 Period of Significance from designation report: 1880s to 1930s Areas of Significance from designation report: Architecture, Community Planning, Landscape Architecture, Local History Architectural Styles or Types Seen: Victorian Eclectic, American Foursquare, Bungalow, Craftsman, Tudor Revival, Neoclassical Architectural Materials, Heights, Massing, or other features common to the area: • Wood is the principal building material, both structurally and for decorative effect. • Brick and stucco finishes are found among the latter-built structures Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Naturalistic landscaping representative of type popular during the late 19th/ early 20th century • Front yards informally landscaped with large shade trees, shrubs, and grass flowing together in a park-like setting • Small lots predominantly rectangular in size with fairly uniform front setbacks Important History: • A few structures are associated with known architects or builders • Area developed in stages as large tracts subdivided in the late 1880s, 1912, and 1920 • Interesting mix of middle-class residents associated with the history of the area

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 14 14

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 15 15 2a.2: Boulevard Historic District

Date of Local Designation: 1988 Number of Parcels: 457 Date of National Reg. Designation: 1985 Number of Parcels: 456 Do boundaries match? No Approximate acreage: 144 Period of Significance from designation report: 1835-1940 Areas of Significance from designation report: Architecture, Community Planning, Landscape Architecture, Politics/Government, and Transportation Architectural Styles or Types Seen: Bungalow, American Foursquare, Mill Housing, Queen Anne/Victorian, Neoclassical, Greek Revival, Craftsman, Shingle Architectural Materials, Heights, Massing, or other features common to the area: • One, one and a half, and a few two story residences with more elaborate structures along Boulevard and pockets of worker housing • Wood is the principal building material for primary and decorative uses • Many of the more vernacular structures feature detailing along porches, balustrades, and in gables • Brick and stone are rare for residences but found on institutional structures Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Similar setbacks with structures situated near the front of the lots • Greater density along side streets than on Boulevard • Many properties have extensive landscaping, some have low walls • Tree-lined streets in a grid pattern with rolling terrain • Long rectangular lots of varying sizes and not necessarily bearing a relationship to the topography Important History: • Streetcar suburb laid out in 1890 by the Athens Park and Improvement Company • Wide range of architectural styles reflecting national styles at the local level • Both informal and formal landscapes with tree-lined streets • Residences for primarily working and middle class families • Several prominent Athenians made their homes in the area. Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 16 16

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 17 17 2a.3: Buena Vista Heights Historic District

Date of Local Designation: 2013 Number of Parcels: 62 Date of National Reg. Designation: 1999 Number of Parcels: 108 Do boundaries match? No Approximate acreage: 20 Period of Significance from designation report: 1890-1960 Areas of Significance from designation report: Architecture, Community Planning, and Transportation Architectural Styles or Types Seen: Central Hallway, gabled ell cottage, pyramid cottage, Queen Anne, shotgun, ranch, and Bungalow types Architectural Materials, Heights, Massing, or other features common to the area: • Primarily one or one and half story residences • Gabled, hipped or pyramidal roofs Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Most blocks have a typical front setback that is maintained by each primary structure. • Informal plantings Important History: • Area was laid out in a gridiron pattern by the Athens Park and Improvement Company in 1890 to coincide with their electric streetcar service that began in 1891 and continued until 1930. • Southern Manufacturing Company cotton mill located to the north across the railroad tracks was a major em- ployer of early residents in addition to workers associated with the streetcar and the railroad. • A 1973 tornado destroyed several homes in the neighborhood

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 18 18

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 19 19 2a.4: Cobbham Historic District

Date of Local Designation: 1988 Number of Parcels 214 Date of National Reg. Designation 1974 Number of Parcels 220 Do boundaries match? No Approximate Acreage: 87 Period of Significance from designation report: 1800-1937 Areas of Significance from designation report: Architecture, Education, History Architectural Styles or Types Seen: includes Greek Revival, Gothic Revival, Victorian/Queen Anne, Classical Revival, Italianate Architectural Materials, Heights, Massing, or other features common to the area: • One and two story houses • Primary building material is wood • Variety of styles • Some newer construction in the district utilizes brick Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Setbacks similar, buildings are closer to the front of the lots • Long rectangular lots • Many substantial trees Important History: • Originally, Cobbham consisted of 80 lots offered for sale by John A. Cobb in 1834 on both sides of what is now Prince Avenue. The northern side of that area became Boulevard and the southern side became Cobbham. • Antebellum appearance included substantial houses and dependencies on large lots in a rural atmosphere. • Development increased after the Civil War and into the next century. Larger lots divided up. • Commercial development pressure increased in the 1950s.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 20 20

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 21 21 2a.5: Dearing Street Historic District

Date of Local Designation: 1998/ expanded in 1999 Number of Parcels: 17 Date of National Reg. Designation: 1975 Number of Parcels: 95 Do boundaries match? No Approximate Acreage: 10 Period of Significance from designation report: 1820-1950 Areas of Significance from designation report: Architecture, Community Planning and Development Architectural Styles or Types Seen: • Includes I-house, Georgia house, Queen Anne Cottage, New South Cottage, side-gabled bungalow, English vernacular cottage • Includes Greek Revival, Italianate, Queen Anne, Folk Victorian, Colonial Revival, Neoclassical, Craftsman, Eng- lish Revival Architectural Materials, Heights, Massing, or other features common to the area: • Foundations: brick, stone, granite, concrete • Siding: wood weatherboard is predominant, brick, stucco, asbestos, synthetics • Roofing: tin, asphalt • Range from cottages to two-story houses • Frame construction Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Uniform setbacks and street orientation Important History: • Area part of the original 633 acres set aside for UGA that was sold off to pay for the university. • Area platted many times; an 1852 composite map shows four-acre lots on a grid pattern set in 1830. • Additional development occurred after the Civil War as residents took advantage of the proximity of the Milledge Avenue street car line.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 22 22

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 23 23 2A.6: Henderson Avenue Historic District

Date of Local Designation 11-2-1999 Number of Parcels 14 Date of National Reg. Designation 1975 Number of Parcels (included in Dearing Street NR district.) Do boundaries match? No Approximate Acreage: 6 Period of Significance from designation report: 1840-1950 Areas of Significance from designation report: Architecture, Community Planning and Development Architectural Styles or Types Seen: Folk Victorian, Craftsman, Colonial Revival, and Minimal Traditional Architectural Materials, Heights, Massing, or other features common to the area: • Commonly full-width front porches • Commonly centered entrances with transom- a few also have sidelights • One and one and a half story dwellings • Hipped and gabled roofs Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Streets platted in a grid pattern oriented north-northwest to south-southeast and east-northeast to west- southwest Important History: • Henderson Avenue was originally named States Rights Street. The change to Henderson Avenue occurred in the early 1900s. • The street car line along Milledge Avenue contributed to the boon in development along Henderson Avenue in the 1880s and 1890s.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 24 24

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 25 25 2a.7: Reese Street Historic District

Date of Local Designation 7-1-2008 Number of Parcels 87 Date of National Reg. Designation 1985 Number of Parcels 78 Do boundaries match? No Approximate Acreage: 19 Period of Significance from designation report: 1868-1958 Areas of Significance from designation report: Architecture, Community Planning and Development, Education, African-American Heritage, Religion Architectural Styles or Types Seen: • Not highly stylistic but exhibiting characteristics of Queen Anne, Folk Victorian, and Craftsman. • 11 house types found: saddlebag, central hallway, hall-parlor, Georgia cottage, shotgun, extended hall-parlor, gabled wing cottage, new south cottage, pyramidal cottage, bungalow, and American foursquare Architectural Materials, Heights, Massing, or other features common to the area: • Nearly all dwellings and commercial structures one story in height • Institutional structures are larger Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Basically consistent setbacks close to streets and behind sidewalks • Variety of historic landscape treatments such as low shrubbery, boxwood, and hedgerows. Hemlock and oak trees found. • Brick sidewalks • Low retaining walls positioned near streets Important History: • One of the earliest African-American neighborhoods • Knox School (Institute) was in this neighborhood, first school for African-Americans in area and Athens High and Industrial as the first accredited public school for African Americans in Georgia.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 26 26

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 27 27 2a.8: Rocksprings Historic District

Date of Local Designation 6-6-2000 Number of Parcels 10 Date of National Reg. Designation Number of Parcels 6 Do boundaries match? No Approximate Acreage: 2 Period of Significance from designation report: 1900-1950 Areas of Significance from designation report: Architecture, African-American heritage Architectural Styles or Types Seen: • 7 of the 10 properties are shot-gun type dwellings • Also, saddlebag, extended hall-parlor, and a turn of the century duplex. Architectural Materials, Heights, Massing, or other features common to the area: • Majority of houses are shot-gun type • Modestly sized houses • Primary material is wood Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Long rectangular lots • Setbacks close to the street Important History: Recognized for its association with African-American history and as an urban grouping of worker housing including rare house types.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 28 28

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 29 29 2A.9: West Cloverhurst/Springdale Historic District

Date of Local Designation 1-5-1999 Number of Parcels 46 Date of National Reg. Designation 2007 Number of Parcels 123 Do boundaries match? No Approximate Acreage: 25 Period of Significance from designation report: 1890-1945 Areas of Significance from designation report: Architecture, Community Planning and Development, Social History Architectural Styles or Types Seen: Colonial Revival, Craftsman, Minimal Traditional, Neo-colonial, Prairie, Ranch, Tudor, Folk Victorian, and Victorian Architectural Materials, Heights, Massing, or other features common to the area: • Primary siding is clapboard, shingle, stucco or brick • Composition shingle roofs • Brick, stone, or concrete slab foundation • About half are one story and half two story • Cloverhurst homes tend to be larger than those of Springdale Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Some variety in lot sizes- Cloverhurst lots tend to be larger than those on Springdale • Well-defined front and rear yards • Variety of flower beds, shrubbery, and trees with dogwoods being the most common. Important History: • Cloverhurst area was once part of an experimental farm of the same name that was parceled in the 1890s. • Springdale area was part of the Bloomfield property.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 30 30

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 31 31 2A.10: Woodlawn Historic District

Date of Local Designation 2-2-1988 Number of Parcels 21 Date of National Reg. Designation 1987 Number of Parcels 21 Do boundaries match? Yes Approximate Acreage: 9 Period of Significance from designation report: 1915-1926 Areas of Significance from designation report: Architecture, Community Planning and Development, Landscape Architecture, and Local History Architectural Styles or Types Seen: • Dominated by craftsman style dwellings • Neoclassical, Georgia Revival, and Bungalow details found Architectural Materials, Heights, Massing, or other features common to the area: • Shallow pitched roofs with wide eaves and exposed rafters • Windows typically 9 over 1 or 12 over 1 Site Features such as setbacks, plantings, paving materials, etc. common to the area: • Rectangular lots similar in size- 60 to 80 feet width and approximately 200 feet depth. • Uniform setback • Trees, shrubs, and grassed lawns create a continuous landscape with yards blending into one another • Granite curbing, concrete sidewalks and streets Important History: • 187 Woodlawn Street has an association with architect Fred Orr. • The area was created through the subdivision of larger tracts representative of the community growth in the early 20th century

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 32 32

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 33 33 2B: Landmark Properties

Athens-Clarke County is lucky to have a number of properties having already received the status of local historic landmark as well as a large number of properties eligible for that distinction. Local historic landmarks are properties that have been deemed worthy of preservation individually rather than a collection of properties preserved together as found with a historic district. The following criteria are used when determining a site as eligible for local historic landmark status:

• It is an outstanding example of a building, structure, object, or work of art representative of its era;

• It is one of the few remaining examples of past architectural style;

• It is a place, building, site, object, work of art or structure associated with an event or person of historic or cultural significance to Athens-Clarke County, State of Georgia, or the region.

• It is a site or place of natural or aesthetic interest that is continuing to contribute to the cultural or historical development and heritage of the municipality, county, state or region.

Files for each of the local historic landmark properties are available at the Planning Department. Note that several of the local landmark properties are included in the Downtown Historic District and would utilize the separate Downtown Design Guidelines when planning alterations. Similarly, several properties are located within the Milledge Avenue Historic District that would follow the design guidelines created specifically for that area. However, these properties are listed here for continuity and recognition of their landmark status.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 34 34 Landmark Property Designations

Landmark Name: Anderson Cottage Landmark Address: 425 S. Church Street Local Designation Date: 12-6-1994 NR Designation: Yes, within district: Dearing Street Date of Construction: 1898

Period of Significance from designation report: Victorian/ 1915 Areas of Significance from designation report: Architecture and Associa- tion with Important Persons Important History, Etc.: vernacular Queen Anne style one-story residential structure built approximately 1898. The house was purchased in 1915 by Miss Ruby Anderson. Miss Anderson was an English teacher at Athens High for 52 years, a member of a national educational policy committee and the first inductee into the Georgia Teachers’ Hall of Fame.

Landmark Name: Athens High and Industrial School Landmark Address: 496 Reese Street Local Designation Date: 2-2-1988 NR Designation: Yes, within district: Reese Street Date of Construction: 1913

Period of Significance from designation report: 1913-1955 Areas of Significance from designation report: Architecture, Community Planning, Education, Landscape Architec- ture, Social, Local History Important History, Etc.: Georgia’s first four-year high school for African Americans

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 35 35 Landmark Property Designations

Landmark Name: David C. Barrow School Landmark Address: 100 Pinecrest Drive Local Designation Date: 1-8-1991 NR Designation: No Date of Construction: 1923

Period of Significance from designation report: 1923-1940 Areas of Significance from designation report: Education Important History, Etc.: School opened in 1923; named after the Chancellor of the University of Georgia; still in operation as a public school

Landmark Name: Bobbin Mill Works Landmark Address: Milledge Circle at West Lake Drive Local Designation Date: 3-6-1990 NR Designation: No Date of Construction: 1947 Period of Significance from designation report: none provided Areas of Significance from designation report: none provided Important History, Etc.: 3.72 acres of land at the site of the former Bobbin Mill which operated in the late 1800’s. The land was deeded to the Bobbin Mill Garden Club in 1947 and now serves as an arboretum and bird sanctu- ary. The land is not readily accessible to the public.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 36 36 Landmark Property Designations

Landmark Name: Bottleworks on Prince Landmark Address: 297 Prince Avenue Local Designation Date: 1-2-2002 NR Designation: Yes, individual Date of Construction: 1928 and 1940

Period of Significance from designation report: 1928-1950 Areas of Significance from designation report: Architecture, Commerce, Industry, and Invention Important History, Etc.: Walter Sams opened the Athens Coca-Cola Bot- tling Plant bottling facility at this location in 1928 having been designed by John William Barnett. Frank Fowler, an employee at the plant for 57 years is credited with numerous inventions for the bottling process and other areas.

Landmark Name: Camak House Landmark Address: 279 Meigs Street Local Designation Date: 3-6-1990 NR Designation: Yes, individual Date of Construction: prior to 1833

Period of Significance from designation report: 1800-1849 Areas of Significance from designation report: Architecture and Trans- portation Important History, Etc.: First house to be built in the Prince Avenue area; James Camak was a UGA professor of mathematics, factory owner, a bank president and president of the Georgia Railroad. Historic American Building Survey documentation of structure completed in 1936.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 37 37 Landmark Property Designations

Landmark Name: Chase Street School Landmark Address: 757 North Chase Street Local Designation Date: January 8, 1991 NR Designation: Yes, within district: Boulevard Date of Construction: 1923

Period of Significance from designation report: 1923-1940 Areas of Significance from designation report: Education, Architecture Important History, Etc.: Built in 1923 in Spanish Colonial Revival style with the original tile roof and some other decorative elements removed in 1986. Extensive remodeling and additions were done in 2007.

Landmark Name: Chestnut Grove School Landmark Address: 610 Epps Bridge Parkway Local Designation Date: 5/5/1998 NR Designation: Yes, individual Date of Construction: 1896

Period of Significance from designation report: 1896 Areas of Significance from designation report: Education, Religion, Social Important History, Etc.: The school was constructed by joint funding of the County Board of Education and local sharecroppers as the first public school for African-Americans. One of few remaining one-room schoolhouses, the building was restored in the 1970’s by former students. The school board sold the property to Chestnut Grove Baptist Church in 1956.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 38 38 Landmark Property Designations

Landmark Name: Church-Waddell-Brumby House Landmark Address: 280 East Dougherty Street Local Designation Date: February 2, 1988 NR Designation: Yes, individual Date of Construction: 1820

Period of Significance from designation report: 1800-1849 and 1850- 1899 Areas of Significance from designation report: Architecture, Education, Transportation and Local History Important History, Etc.: Federal style house originally located on the north side of Hancock Street between Jackson Street and Thomas Street. The house, without its various additions, was moved to the present location in 1967 after demolition pressure from Urban Renewal. The home was restored in 1971 and opened in 1972 as the Welcome Center for Athens-Clarke County.

Landmark Name: City Hall and Double-Barrel Cannon Landmark Address: 301 College Avenue Local Designation Date: February 2, 1988 NR Designation: Yes, within district: Downtown Date of Construction: 1904(City Hall)/ 1862 (cannon) Period of Significance from designation report: 1800-1936 Areas of Significance from designation report: Architecture, Military, Politics/ Government Important History, Etc.: City hall occupies the highest point in downtown Athens and was built in the Beaux Arts Classicism style based on the design of Augusta architect J.W. Barnett. The Double-Barrel Cannon is an important remnant of the Civil War. The cannon was designed by a local house builder and cast at the Athens Foundry and Machine Works in 1862. The design was tested but deemed unsuitable for dual firing and returned to Athens by Georgia Governor Joseph Brown. The cannon then occupied a spot near the town hall to serve as a warning signal of approaching Union troops. Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 39 39 Landmark Property Designations

Landmark Name: Clarke County Courthouse Landmark Address: 325 E. Washington Street Local Designation Date: January 8, 1991 NR Designation: Yes, within district: Downtown Date of Construction: 1913

Period of Significance from designation report: 1913-1940 Areas of Significance from designation report: Architecture, Government/Politics

Important History, Etc.: Yellow brick building in the Beaux Arts Classicism style design by architect Anthony Ten Eyck Brown. Reviewed under the Downtown Design Guidelines.

Landmark Name: Clarke County Jail Landmark Address: 380 Meigs Street Local Designation Date: January 8, 1991 NR Designation: Yes, individual Date of Construction: 1876

Period of Significance from designation report: 1876-1913 Areas of Significance from designation report: Government/Politics, Architec- ture Important History, Etc.: Only remaining structure from the original courthouse square that later became Athens High School. The masonry design was an early example of a fireproof design. The building was used as intended until 1913 when the new courthouse was built downtown.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 40 40 Landmark Property Designations

Landmark Name: (Ross) Crane House Landmark Address: 247 Pulaski Street Local Designation Date: January 8, 1991 NR Designation: Yes, individual Date of Construction: 1842

Period of Significance from designation report: 1842 Areas of Significance from designation report: Architecture Important History, Etc.: Built by and for architect Ross Crane, who is also credited with designing several other noteworthy buildings in Athens. The house is in the Greek Revival Style and was documented by the Historic American Building Survey in 1936.

Landmark Name: (Albin P.) Dearing House ADD PHOTO Landmark Address: 338 South Milledge Avenue Local Designation Date: January 8, 1991 NR Designation: Yes, individual and district: Milledge

Date of Construction: 1856-1858 Period of Significance from designation report: 1858 Areas of Significance from designation report: architecture Important History, Etc.: Brick structure of Greek Revival style with a full height portico. Built by A.P. Dearing, who was the son of a wealthy local textile manufacturer. Documented by the Historic American Building Survey in 1936. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 41 41 Landmark Property Designations

Landmark Name: Firehall No.2 Landmark Address: 489 Prince Avenue Local Designation Date: March 6, 1990 NR Designation: Yes, within district: Cobbham Date of Construction: 1901

Period of Significance from designation report: 1900-1936 Areas of Significance from designation report: Architecture and Local History Important History, Etc.: Two-story brick fire house in truncated triangular form created by intersection of Prince Avenue and Hill Street.

Landmark Name: First AME Church Landmark Address: 521 North Hull Street Local Designation Date: May 6, 1998 NR Designation: Yes, individual Date of Construction: 1916

Period of Significance from designation report: 1916 Areas of Significance from designation report: Religion, African-American Heritage, Architecture Important History, Etc.: English Vernacular Revival architecture with a Latin cross plan designed by Louis Hud- son Persley, the first registered African-American architect in Georgia and built by R.F. Walker, the first certified African-American builder in Georgia.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 42 42 Landmark Property Designations

Landmark Name: F.M. Coker Building Landmark Address: 112 Foundry Street Local Designation Date: October 6, 1998 NR Designation: Yes, within district: Warehouse Date of Construction: 1890

Period of Significance from designation report: 1890 Areas of Significance from designation report: Architecture, Commerce/ Industry Important History, Etc.: Represents Athens’ late-nineteenth and early- twentieth century development in the areas of industry, agriculture, trade, and commerce. The designation includes the original two story brick building at the corner with Broad Street and a single story non contributing building of which only the rear half remains with parking at the front.

Landmark Name: Franklin House Landmark Address: 464-480 East Broad Street Local Designation Date: March 6, 1990 NR Designation: Yes, individual Date of Construction: 1845-1860

Period of Significance from designation report: 1800-1849 and 1850-1899 Areas of Significance from designation report: Architecture and Commerce Important History, Etc.: Constructed in two stages, the building exhibits both Federal and Greek Revival styles. Built with hotel rooms on upper floors and commercial uses on the first floor. However, Athens Hardware operated in the space from 1865 to 1972. Historic American Building Survey documentation from 1936. Reviewed under the Downtown Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 43 43 Landmark Property Designations

Landmark Name: Georgian Hotel Landmark Address: 247 E. Washington Street Local Designation Date: January 8, 1991 NR Designation: Yes, within district: Downtown Date of Construction: 1909

Period of Significance from designation report: 1909-1940 Areas of Significance from designation report: Architecture and Social History Important History, Etc.: Designed by Anthony Ten Eyck Brown, the building is now primarily private dwellings. Reviewed under the Downtown Design Guidelines.

Landmark Name: Gospel Pilgrim Cemetery Landmark Address: 580 Fourth Street Local Designation Date: February 2, 1988 NR Designation: Yes, individual Date of Construction: 1882

Period of Significance from designation report: 1850-1899; 1900-1936, 1937- 1988 Areas of Significance from designation report: Religion, Social, Local History Important History, Etc.: Resting place for many prominent African-Americans in Athens’ history. The cemetery was associated with the Gospel Pilgrim Lodge, a membership insurance program in which members paid a weekly fee to be guaranteed a big funeral upon passing. Restoration efforts, which began in 1986, continue.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 44 44 Landmark Property Designations

Landmark Name: (James L.) Hamilton House ADD PHOTO Landmark Address: 150 South Milledge Avenue Local Designation Date: March 6, 1990 NR Designation: Yes, individual and district: Milledge Date of Construction: between 1856 and 1861

Period of Significance from designation report: 1856-1861 Areas of Significance from designation report: Architecture and Com- munity Planning Important History, Etc.: Designed by architect Ross Crane, the structure has influences of the Federal, Greek Re- vival, and Italianate styles with the cast iron porch and balustrade. Reviewed under the Milledge Avenue Design Guidelines.

Landmark Name: Hamilton-Williams House ADD PHOTO Landmark Address: 224 South Milledge Avenue Local Designation Date: May 5, 1998 NR Designation: Yes, within district: Milledge Date of Construction: 1904

Period of Significance from designation report: 1904 Areas of Significance from designation report: Architecture and Com- munity Planning Important History, Etc.: Representative of early twentieth century development along Milledge Avenue, the structure was built in the Colonial Revival style. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 45 45 Landmark Property Designations

Landmark Name: Hiram House Landmark Address: 635 West Hancock Avenue Local Designation Date: May 5, 1998 NR Designation: Yes, within district: Reese Street Date of Construction: 1910

Period of Significance from designation report: 1900-1930 Areas of Significance from designation report: African-American Heritage, Health/Medicine, Architecture, and Community Planning/ Development Important History, Etc.: Home of Dr. Ida Mae Hiram, the first female African-American Dentist in Georgia from 1918 until her death around 1979.

Landmark Name: Hodgson House ADD PHOTO Landmark Address: 126 South Milledge Avenue Local Designation Date: January 8, 1991 NR Designation: Yes, within district: Milledge Date of Construction: 1910

Period of Significance from designation report: 1910 Areas of Significance from designation report: Architecture Important History, Etc.: Craftsman style dwelling with green pantile tile roof as a distinctive feature. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 46 46 Landmark Property Designations

Landmark Name: Homewood Landmark Address: 255 Milledge Heights Local Designation Date: February 2, 1988 NR Designation: No Date of Construction: 1830

Period of Significance from designation report: 1830 Areas of Significance from designation report: Architecture, Community Planning, Education, and Local History Important History, Etc.: Built by then UGA President Alonzo Church as a summer residence. The home served as a hospital and morgue during the Civil War prior to the surrounding land being subdivided into neighborhoods.

Landmark Name: Hoyt Street Station Landmark Address: 135 Hoyt Street Local Designation Date: November 1, 1988 NR Designation: No Date of Construction: freight warehouse 1875, passenger depot 1909

Period of Significance from designation report: 1875-1909 Areas of Significance from designation report: Architecture and Com- merce Important History, Etc.: Freight warehouse constructed by the North East Railroad Company with the passenger depot added in 1909 after the passenger line was established. The passenger line stopped service in the 1930s, however the warehouse continued to operate until 1956.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 47 47 Landmark Property Designations

Landmark Name: McNutt Creek Battlesite (a.k.a. Barber Creek) Landmark Address: 190 Puritan Lane Local Designation Date: July 6, 1999 NR Designation: No Date of Construction: 1864

Period of Significance from designation report: 1864 Areas of Significance from designation report: Military History Important History, Etc.: The site includes battery emplacements and infantry trenches remaining from the Civil War. Specifically, the site was involved in a raid in the summer of 1864.

Landmark Name: Morton Building Landmark Address: 195 West Washington Street Local Designation Date: February 2, 1988 NR Designation: Yes, individual Date of Construction: 1910

Period of Significance from designation report: 1900-1936, 1937-1988 Areas of Significance from designation report: Architecture, Commerce, Theater, and Local History Important History, Etc.: Four story brick building at the core of what was once the center of downtown African- American businesses in an area known as Hot Corner. It was built by M. B. “Pink” Morton, a successful businessman. The building included not only a theater but professional office space in which many prominent African- American professionals worked.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 48 48 Landmark Property Designations

Landmark Name: Newton House Landmark Address: 892 Prince Avenue Local Designation Date: May 5, 1998 NR Designation: Yes, individual Date of Construction: 1897

Period of Significance from designation report: 1897-1951 Areas of Significance from designation report: Architecture and Wom- en’s History Important History, Etc.: Queen Anne Style and association with Cathe- rine Newton, the second female faculty member at the University of Georgia.

Landmark Name: Phinizy-Segrest House ADD PHOTO Landmark Address: 250 South Milledge Avenue Local Designation Date: January 8, 1991 NR Designation: Yes, within district: Milledge Date of Construction: 1858

Period of Significance from designation report: 1857 Areas of Significance from designation report: Architecture Important History, Etc.: Built by Thomas N. Hamilton in the Greek Revival Style and renovated with elaborate Victorian details around 1890 by Mrs. Ferdinand Phinizy. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 49 49 Landmark Property Designations

Landmark Name: Presbyterian Manse (a.k.a. Albon Chase House) Landmark Address: 185 N. Hull Street Local Designation Date: February 2, 1988 NR Designation: Yes, individual Date of Construction: 1840-1841

Period of Significance from designation report: 1800-1849 Areas of Significance from designation report: Architecture, Communi- cations, History Important History, Etc.: Built by local newspaper owner and editor, Albon Chase, and used as the manse to the First Presbyterian Church on Hancock Avenue from 1888 to 1906. Noteworthy simplicity of classical design.

Landmark Name: Scudder-Lewis House Landmark Address: 490 South Milledge Avenue Local Designation Date: December 6, 1994 NR Designation: Yes, within district: Milledge Date of Construction: pre-1892

Period of Significance from designation report: 1892 Areas of Significance from designation report: Architecture Important History, Etc.: Major additions and renovations in 1892 converted a one and a half room cottage into a two-story Queen Anne home with a diamond motif. Also includes a historic accessory structure. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 50 50 Landmark Property Designations

Landmark Name: Susan Building Landmark Address: 1127 West Hancock Avenue Local Designation Date: February 2. 1988 NR Designation: Yes, within district: W. Hancock Date of Construction: 1946

Period of Significance from designation report: 1946 Areas of Significance from designation report: Science and Social Important History, Etc.: Built as Athens’ first African-American maternity hospital. The facility founder, Dr. An- drew Jones, named the building after his grandmother.

Landmark Name: Taylor-Grady House Landmark Address: 634 Prince Avenue Local Designation Date: February 2, 1988 NR Designation: Yes, landmark Date of Construction: about 1845

Period of Significance from designation report: 1850-1899 Areas of Significance from designation report: Communications and Pol- itics/ Government Important History, Etc.: Greek Revival structure with several historic accessory buildings. The property is associated with Henry Grady who is remembered for his role in reconciliation between the North and South after the close of the Civil War and as a journalist. Historic American Building Survey documentation from 1936.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 51 51 Landmark Property Designations

Landmark Name: (Stevens) Thomas House Landmark Address: 347 West Hancock Avenue Local Designation Date: January 8, 1991 NR Designation: Yes, individual Date of Construction: 1849

Period of Significance from designation report: 1849-1980 Areas of Significance from designation report: Architecture and Social Histo- ry Important History, Etc.: Greek Revival structure designed by Ross Crane. Originally faced Pulaski Street but was relocated around 1911 to allow for construction of the YWCO. A servants’ house was also relocated at this same time. Historic American Building Survey documentation from 1936.

Landmark Name: Thomas-Carithers House Landmark Address: 530 South Milledge Avenue Local Designation Date: January 8, 1991 NR Designation: Yes, individual Date of Construction: 1896

Period of Significance from designation report: 1896 Areas of Significance from designation report: Architecture Important History, Etc.: Beaux Arts Classicism style dwelling built by and for William Winstead Thomas, a local civil engineer, architect, and businessman. Historic American Building Survey documentation from 1936. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 52 52 Landmark Property Designations

Landmark Name: The Tree That Owns Itself Landmark Address: Dearing and Finley Streets Local Designation Date: February 2, 1988 NR Designation: Yes, within district: Dearing Street Date of Construction: unknown

Period of Significance from designation report: 1800-1988 Areas of Significance from designation report: Agriculture and Local His- tory Important History, Etc.: Large oak tree within the intersection is the subject of a legend that professor William Jackson deeded the tree the land on which it grew. There is no evidence to the truth of the legend that first gained popularity in the 1890’s.

Landmark Name: Upson House Landmark Address: 1022 Prince Avenue Local Designation Date: November 1, 1988 NR Designation: Yes, individual Date of Construction: 1847

Period of Significance from designation report: 1847-1885 Areas of Significance from designation report: Architecture and Local History Important History, Etc.: Greek Revival style dwelling built for Dr. Marcus A. Franklin and later home to Stephen Upson after his retirement from the Georgia Supreme Court in 1885. His- toric American Building Survey documentation from 1934.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 53 53 Landmark Property Designations

Landmark Name: Ware-Lyndon House Landmark Address: 293 Hoyt Street Local Designation Date: February 2, 1988 NR Designation: Yes, individual Date of Construction: 1850

Period of Significance from designation report: 1850 Areas of Significance from designation report: Community Planning, Conservation, and Local History

Important History, Etc.: Greek Revival style building with Italianate style influences was built as a home for prominent local physician Edward R. Ware and later home to a local druggist and millwork company. Purchased by the City of Athens in 1939 for recreational purposes, the property has continued to be developed as the Lyndon House Arts Center with additional structures and recreation fields.

Landmark Name: Whitehall Mill (Athens Factory) Landmark Address: 585 White Circle Local Designation Date: August 2, 2002 NR Designation: Yes, individual Date of Construction: 1893

Period of Significance from designation report: 1829-1988 Areas of Significance from designation report: Archeology, Architecture, Engineering, Exploration/Settlement and Industry Important History, Etc.: The oldest of the remaining mill buildings dates to 1893 with the property first used for a textile mill in 1829. The industrial use of the area allowed the area to gain population with the town of Whitehall incorporated in 1891.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 54 54 Landmark Property Designations

Landmark Name: Dearing-Wilkins House ADD PHOTO Landmark Address: 387 South Milledge Avenue Local Designation Date: January 8, 1991 NR Designation: Yes, within district: Milledge Date of Construction: 1860

Period of Significance from designation report: 1860 Areas of Significance from designation report: Architecture Important History, Etc.: Greek Revival structure originally built as a home for Alfred L. Dearing and later owned by John Julian Wilkins, a prominent banker. This was the first National Register listed property in Athens. Reviewed under the Milledge Avenue Design Guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 55 55 CHAPTER 3 BUILDING MATERIALS & FEATURES

A. ROOFS PAGE 57

B. WINDOWS PAGE 67

C. ENTRANCES PAGE 76

D. PORCHES PAGE 81

E. EXTERIOR SIDING PAGE 87

F. FOUNDATIONS PAGE 93

G. ARCHITECTURAL DETAILS PAGE 98

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 56 56 3A: ROOFS

Roofs are essential to the preservation of a structure. Roofs not only provide protection to a building’s components and interior, they are a character defining feature through their shape, slope, material, and details such as cresting, chimneys, eaves, and dormers. Maintaining the character of the roof and its defining features is important to the preservation of the structure’s historic integrity.

1. Roof Shape Page 58

2. Roof Slope Page 59 3. Roof Materials Page 60 4. Overhangs, Eaves and Cornices Page 61

5. Chimneys Page 62 6. Cresting and Finials Page 62 7. Gutters Page 63 8. Dormers Page 64

9. Skylights and Solar Collectors Page 65 10. Review Chart Page 66

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 57 57 3a.1 Roof Shape

The roofs found in the historic districts of Athens- Clarke County are primarily of the gable, hipped, or flat varieties or some combination of these. However, limited use of mansard, gambrel and other roof types are seen in a few examples. These shapes may be a key feature in the style of the architecture, building type, or age of construction and should be maintained without alteration. Front Gable

Mansard Side Gable

Flat Hip

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 58 58 3a.2 Roof Slope

The slope, or pitch, of a roof can be a factor of the architectural style or of the region where the structure is located. For instance, Queen Anne style buildings often have very steep roof slopes, whereas craftsman style buildings often have much lower slopes. Roofs in regions prone to a lot of snow accumulation have much steeper roofs than those in areas without much precipitation resulting in regional slope differences. Typical Athens-Clarke County structures have moderate roof slopes. The slope of a roof is usually presented as a rise over a run or the number of inches it rises for each horizontal foot. This may be expressed as 4:12, 4/12, or similarly on drawn plans. The slope of a roof can be an important indicator of a building’s style, type, and age of construction. The slope of a roof should be maintained without alteration on contributing properties and other properties where it is a character defining feature. Alteration of roof slope requires a COA to be approved by the HPC.

This is an example of low roof pitch. Low pitched This is an example of a steep roof pitch. Steeply roofs are common to Craftsman and Greek Re- pitched roofs are common to the Queen Anne vival styles of architecture, among others. style of architecture among others.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 59 59 3a.3 Roof Material

Roofing materials most common in the historic districts of Athens -Clarke County today are primarily asphalt shingles and standing Asphalt and architectural shingles are the seam metal. However, other materials that can be found include most common roofing pressed metal shingles, slate shingles, and clay tiles. Metal, tar, materials used today. or rubberized roofing can be found on flat roofs. Wood shingles were very common when the remaining historic structures were constructed. However, they are rarely used today. Each of these materials has a variety of pros and cons to its use; however, the deciding factor in the appropriateness of a material is its relation- These pressed metal ship with the original and current roofing material. shingles are a distinct feature of this Maintaining the character of the original or existing material is an house. While increas- important aspect of preserving a structure’s character. Therefore, ingly rare, they were when replacing a roof, utilizing that same type of material is al- once much more ways the most appropriate choice. If the original material is not common. available, the closest material in regard to visual appearance should be used taking into account scale, texture, size and finish. Green Tip It is generally not appropriate to replace a roof with a new material as this always changes the character of the structure. An ex- When replacing a shingle roof, ception to this is when evidence exists showing the structure orig- consider the color of the new inally had a different roofing material that is to be restored to the roof. Lighter colors can reflect structure. more light– energy savings that can really pay off on your cooling bill.

Metal roofs have become increasingly popular. However, they are not all the same. When choosing a product, look at the height of the seams, the spacing of the seams, the ridges and the finish. These factors contribute to the character of the metal roofing and its appropriateness for a property.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 60 60

3a.4 Overhangs, Eaves And Cornices

Eaves and overhangs enable a roof to provide shade to the structure, allow for ventilation, and reinforce the massing of the structure. The depth of the eaves or overhangs as well as the details of the cornice can be a defining feature of Fascia many styles of architecture. Soffit Attention to eaves and overhangs is important when designing compatible additions, accessory structures, or other Dentil Moulding types of construction. The alteration of a roof to add an Frieze overhang where one was not originally designed is usually inappropriate. Such a change to a non-contributing proper- Architrave ty will be reviewed to ensure the change does not negatively affect the district. Such a change should not lead to confusion about a structure’s age or draw undue attention by conflicting with the other architectural details. Whether simple or highly decorative, the cornice is the up- permost section of molding along the top of a wall or just below a roof. The level of detail, width, and depth of the cornice can all be character defining features to a structure and should be maintained on all contributing and most non Fascia -contributing properties. The addition or alteration of a cornice beyond returning a structure to a documented former Soffit condition is considered inappropriate for these structures. Cornice For some non-contributing structures, adding or altering a cornice might be considered appropriate if the change allows the property to become better visually aligned with the other structures in the district. In all cases of change, the design should avoid confusing the new changes with the historic, original architectural details.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 61 61 3a.5 Chimneys

While fireplaces are seldom used as the primary means of heating structures today, chimneys are an important reminder of the past and should therefore be preserved, regardless of their functionality. Chimneys can also be important keys when determining a building type or age of construction.

Maintaining the structural integrity of masonry chimneys is important and proper re-pointing techniques should be fol- lowed. The use of a trained professional is recommended. The application of stucco or otherwise coating a chimney that was not coated historically is considered inappropriate.

When constructing a new chimney with additions or new construction, the traditional chimney form with brick or stucco Both decorative and simple chimneys can tell you a masonry exterior that extends to the ground is most appropri- lot about the style and age of a structure. Removal of ate. Non-masonry chimneys and chimneys that do not extend sound chimneys is, therefore, inappropriate. to the ground are inappropriate.

3a.6 Cresting and Finials

Cresting is an architectural detail, often made of metal, which runs along the peak of a roof, or was used to define a widow’s walk, cupola, or other architectural feature. Finials are most commonly seen as either the end pieces of cresting or as the cap to a spire or tower roof. Maintaining or restor- ing cresting or finials where evidence exists to their original use is considered appropriate and desirable. The introduction of these features without evidence to their original use is inappropriate.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 62 62 3a.7 Gutters

Gutters direct the water running off of a roof to an appropriate area on the ground for drainage, prevent- ing the water from damaging the structure. However, in order for gutters to function effectively, they must be maintained and kept free of debris.

When adding gutters to a structure, consider the material, shape, and placement of both the gutter and downspouts. New gutters and downspouts should blend in with the architecture and avoid interrupting the lines and details of the character defining features.

It is not appropriate to remove or cover integral or built-in gutters. These are character defining features of some historic structures and should be main- A downspout extends A downspout extends tained. from an attached gutter. from a built-in gutter.

The use of cisterns, rain barrels, and similar devices to contain water on site for re-use is encouraged. Placement of these containers at secondary Green Tip elevations is recommended. Rain barrels, cisterns and similar devices to collect roof water on site for re-use are encouraged for secondary elevations. This water is an excellent way to irrigate vegetation not meant for consumption, which both saves on your water bill and conserves water.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 63 63 3a.8 Dormers

Dormers are used to provide light and interior spaces at the attic level of structures. Dormers are important character defining features to several architectural styles and types and should not be added to or removed from primary facades.

Dormers typically incorporate the same siding and roofing materials of the main structure and complement its scale and massing. When new dormers The light division pattern Matching dormers main- are proposed for a structure, they should be locat- of the dormer windows in tain the symmetry of this ed on secondary elevations that are less visible to this example is consistent historic structure. the public rights-of-way. New dormer designs throughout the house. should consider the scale, massing, and materials most appropriate to the features of the structure. Some structures may not lend themselves to the addition of dormers as well as others.

New dormers should not alter the symmetrical character of a property or its architectural style by introducing elements not already found on the structure. New dormers should utilize a simplification of design or similar modification rather than replicating the existing design details to let the new dormers be visibly of their own time and not confused as historic elements.

While this dormer addition manages to maintain the symmetry and has consistent window placement and style, the scale, the roof form of the massing, and the materials do not relate to the original structure.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 64 64 3a.9 Skylights and Solar Collectors

Skylights and solar collectors are both modern features that would not have been found on historic architecture. Therefore, their use should be limited to secondary facades that are less visible from streets. The materials should be such that reflected light does not draw unnecessary attention to the device. The profile of the device should be as minimal as possible, preserving the character of the roof.

It is understood and expected that as the solar industry changes, new and different technology will arise. In such cases an applicant needs to submit materials explaining the technology and how it com- plies with the intent of the design guidelines to en- These skylights are on secondary sure the character of the historic structure or area elevations and designed to have is affected as little as possible. minimal visibility from the street.

Any associated exterior change, such as the pipes that sometimes need to run along a roof and/or exterior wall, should be fully explained and indicated on the Certificate of Appropriateness application. These changes would need to be situated to minimize the impact on the structure and avoid detract- ing from character defining features.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 65 65 3a.10 Review Chart

Maintenance Not Needing Review

Replacing an existing roof in-kind, with no change in the material, shape, slope or other details; Repair of eaves, overhang, or cornice with no change in design or material and no wholesale replacement; Repointing of masonry chimneys; Repair or cleaning of damaged cresting, finials, or gutters; Repair of existing dormers, skylights, or solar collectors.

Work Potentially for Staff Level Review

Returning a roof or roof feature to a documented former condition; In-kind rebuilding of an existing chimney found to be deteriorated beyond repair by a masonry professional; Installation of gutters and downspouts; Installation of skylights or solar collectors on elevations not facing a public street.

Work Requiring Review at a Public Hearing

Roofing change involving an undocumented change in material, shape, or slope; Addition of a new chimney or removal of an existing chimney without an in-kind replacement; Addition of dormers to any side of a building or skylights or solar collectors to highly visible or street facing elevations.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 66 66 3B: Windows

Windows are an important part of every structure. Their value extends beyond the ability to admit light and provide emergency egress. Windows can speak to the style of a building. Windows can impart a rhythm through their placement. Windows can relate the interior function of a building part, such as a stairwell or bath, by changes in size or placement from the rest of a structure. Windows in the historic districts of Athens-Clarke County are primarily vertical in their shape and double-hung sash in type; however, other shapes and types of windows can be found as well. Win- dows and their associated trim and details are character defining features. Original windows should be preserved on existing structures, and windows on new construction should be designed to complement the historic examples nearby.

1. Types of Windows Page 68

2. Parts of a Window Page 69 3. Storm Windows and Screens Page 70 4. Security Bars Page 71 5. Awnings Page 72 6. Shutters Page 73 7. Replacement Windows and Energy Efficiency Page 73 8. Rhythm and the Solid to Void Ratio Page 74 9. Review Chart Page 75

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 67 67 3b.1 Types of Windows

The most common window type in the historic districts in Athens-Clarke County is the double-hung sash. This means that the window is composed of two sashes, one located above the other and each on a separate plane so that each can be raised and lowered to admit fresh air. Many of the new windows available these days have the same appearance but are actually single-hung sash which Paired double-hung Picture window between means that only the bottom sash can be raised windows two single-hung windows and lowered and the top sash is stationary. As the single and double- hung windows are identical in exterior appearance, there is generally no need to distinguish between these two similar window types during review.

Another window type common to this area is the casement window. A casement window uses hing- es to swing open to one side. A closed casement window looks very much like a fixed window that Paired casement windows Jalousie window does not open at all. Large fixed windows are often referred to as picture windows. Jalousie windows are occasionally found in this area and involve the Green Tip use of slats that can be opened or closed together Studies have shown that win- by turning a crank. dows only account for 10-15% of a structure’s energy loss. The most gains in efficiency come from properly insulating attics and walls.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 68 68 3b.2 Parts of a Window

Understanding windows and how their various Ornamented Casing parts come together can be advantageous when maintaining and repairing windows, when contemplating window replacement, and in appreciating the level of craftsmanship put into historic windows. Muntin Each sash is composed of a top rail, a bottom rail, and a stile at each side. This makes the frame in which either a single piece of glass would be placed or in which the area could be divided up Meeting rail into several smaller panes. The material used to divide the glass panes is called a muntin. Each of these panes is referred to as a “light”; therefore, “light configuration” means the way those lights are patterned. The light configuration is often spo- ken of as being the number of divisions of the top sash over the number of divisions of the bottom Bottom rail sash, such as three over one (3/1) or six over six (6/6). Sometimes a sash is divided up with much more detail, such as into a series of diamonds. This is referred to as tracery.

The other parts of the window into which the sash Lower sash is placed include the jambs, which frame the Sill depth of the window opening, the casing or exteri- or trim framing the jambs, a sill composed of a stool and apron, and possibly a header or window hood above the top framing.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 69 69 3b.3 Storm Windows and Screens

Many of the windows in the historic districts of Athens-Clarke County have seen the addition of screens or storm windows. Screens are often used to allow a window to be opened for fresh air indoors without letting in bugs. Screens are typically the full size of the window for those windows where both sashes open but only at the bottom sash for single- hung windows or those used as such. While screen density should be such that the window remains visible, it is most appropriate to not use screens beyond the sash to be opened.

Storm windows are used to combat some of the effects of nature on the structure, such as driving rain, drafts, and sometimes even noise pollu- tion and UV light effects to interior furnishings. Storm windows come in both interior and exterior applications. Interior applications are most appropriate for historic structures as they allow the historic window to be fully visible on the exterior. Storm windows involve the use of tem- pered glass or various clear plastics within a framing of wood or metal. The frames are then attached over the existing window. The frames are designed to cover only the rails and stiles of the window and not to dis- rupt the glazing. It must be noted that while energy efficiency gains can be realized with the introduction of storm windows, it remains important to properly maintain, seal, and caulk the existing window sys- Green Tip

Storm windows added to the interior These windows have or exterior of original wood windows screens on lower sash that are properly caulked and glazed only as that is usually can approximate the energy efficien- the only sash opened. cy of double-glazed replacement windows with much less expense.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 70 70 3b.4 Security Bars

Security bars are not often used in Athens-Clarke County, but a few examples can be found. While the use of an alarm system can provide security without altering the exterior of a structure and would be preferred, security bars are not prohibited. However, they often portray a negative image of crime that detracts from the historic character of the area and should, therefore, only be considered where other options have been unsuccessful. The bars should be limited to less visible secondary elevations since this not only maintains the most visible elevations intact, but the less visible locations are most likely to be targeted by crim- inals. The bars should not extend beyond the lower sash and should not introduce any pattern not existing on the sash it protects.

3b.5 Awnings

Awnings are used to provide shade or protective covering at a door or window opening. Awnings are rarely original to a structure; however, they may be a historic addition. Historic awnings should be repaired rather than replaced. If new awnings are to be introduced to a structure, they need to be carefully designed. The awnings should not obstruct the view of the opening it is to shield. The awning should be of a shape and size to correspond with the opening it is to shield. The awnings should be of an appropriate material, such as weather resistant canvas. Alumi- num and similar material awnings are not considered appropriate. When adding an awning to a residential structure that has been converted for non-residential use, it is important that the structure retain the residential character; therefore, commercial style awnings, including those with signage, may not be deemed appropriate.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 71 71 3b.6 Shutters

Shutters originally were used much as storm windows and screens are today. Shutters were typically closed during a storm to protect the window from drafts and driving rain. The shutters could be drawn in summer to allow air flow without adding the heat of light.

These uses for shutters are still possible today, and the use of operable shutters is encouraged. Original shutters should be maintained and repaired, rather than replaced, whenever possible. Replacement shutters and those for new construction should follow the same sizing and placement as operable shutters even if non-operable shutters are used. Shutters should not be added to historic structures without evidence of their original use.

Wood is the ideal material for shutters as it allows for the maintenance and selective replacement when necessary rather than the total replacement that is often needed when a plastic or aluminum shutter is damaged. However, these materials are not prohibited provided the shutter has a painted finish.

Shutters with cut-out details and other embellishments are rarely suited to the architecture of Athens and should be avoided.

Both windows have appropriately sized shutters. In the top photo the shutters are operable, while tin he bottom photo the shutters are merely designed to appear so.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 72 72 3b.7 Replacement Windows and Energy Efficiency

When properly maintained most historic windows will last in- definitely. Repairing of deteriorated windows is almost always possible and the most appropriate action. Carpenters knowl- Green Tip edgeable in window repair are able to assess a window’s condition and repair the deteriorated parts with like materials. When considering window replacement, don’t forget to calculate the embodied Many people are concerned about energy efficiency and its energy loss and loss of landfill space impact on their finances and the environment. However, en- when existing windows are discarded. ergy efficiency is often misrepresented by those selling re- These losses are environmentally signif- placement windows. Windows do not account for the bulk of icant and often successfully mitigated energy loss in structures. This is especially true when win- by repairing the existing windows and dows are well maintained with regular caulk and glazing. incorporating storm windows. Comparing the minimal gain in efficiency with the high price and lower life-span of replacement windows, they rarely make financial sense. Several power providers in the area offer energy audit services that can make a detailed evaluation of a property and report where the most gains in efficiency can be found. For those rare instances when a window is found to be deteriorated beyond repair, it is important that the replacement window is carefully chosen. Replacement windows should match the original window in size, shape, type, materials and light division. The light division should maintain a true divided light through the use of muntins rather than a grid embedded between two pieces of glass or snapped in. The use of an applied exteri- or grid in lieu of true divided lights for replacement windows will be considered on a case by case basis.

While additions and new construction should include windows that thoughtfully correspond with the originals or the historic windows in the area, these applications allow for more options than replacement windows.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 73 73 3b.8 Rhythm and the Solid to Void Ratio

With most historic structures there is a rhythm to the placement of the door and window openings. This rhythm stems from regular or patterned placement of openings. Windows maintain a common head height and windows typically align vertically on different stories. Along with the rhythm, the placement and size of windows creates a solid to void ratio based on the amount of openings (voids) in relationship to the amount of opaque wall siding (solids). Historic structures tend to have openings on every side of a structure- often aligned with one another to create cooling air flow during hot summer months. While modern air conditioning has largely ended our dependence on architecture for cooling, the placement of windows should respect the aesthetic of the past by avoiding large expanses without openings and maintaining a standard window size wherever possible. The top example shows a 5 part rhythm on a front façade, while the While the use of a faux shuttered window can occasionally succeed in bottom example shows a 3 part maintaining the rhythm and solid to void ratio, the use of true win- rhythm on a side elevation. dows is most appropriate.

The image on the left shows a side elevation with a large expanse of wall without windows or other details. The image on the right shows the same elevation if several additional windows were added.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 74 74 3b.9 Review Chart

Maintenance Not Needing Review

Repair of window parts or features that are deteriorated or damaged with like materials and design.

Work Potentially for Staff Level Review

Replacement of individual windows with new windows of identical size, design, and materials, including trim, when the window is documented to be deteriorated beyond repair; Installation of storm windows or screens made of wood or painted metal; Addition or removal of a window to return the property to a known and documented previous condition; Repair or replacement of windows with changes in design, material, size, trim details, etc. at a location not visible from a public street..

Work Requiring Review at a Public Hearing

Repair or replacement of windows with changes in design, material, size, trim details, etc. at a location visible from a public street. Addition or removal of windows when not returning the design to a previously known status, or when the historic window design is not known; Addition of security bars or shutters where not known to have previously existed.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 75 75 3C: Entrances

The doors and surrounding components that make up an entrance, primary and secondary, are considered contributing elements to the character of structures. Main entrances of structures in Athens-Clarke County historic districts include a variety of components aiming to not just simply allow access but to draw the eye and further the architecture of the structure, whether simple or elaborate. Secondary entrances rarely have the same level of detail as a main entrance and are usually much simplified versions.

1. Parts of an Entrance Page 77

2. Screen, Storm, and Security Doors Page 78 3. Replacement Doors and New Construction Doors Page 79 4. Review Chart Page 80

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 76 76 3C.1 Parts of an Entrance

An endless amount of variation is seen in entrances using the same basic components with differing details and degrees of elaboration. The main components include a door, transom, sidelights, and surrounds. The original doors remaining in the Athens-Clarke County historic districts are pre- dominately wood. Some doors are painted while others are stained. Some doors have glass panes. Some have wood panels. Some have both.

Some doors have a transom window above them. In some doors the transom extends over sidelights as well.

The variation in the door configurations found in Stained wood door with Arched wooden door with the historic districts of Athens-Clarke County stained glass glazing, arched wooden screen door. speaks to the variety of architecture and degrees of sidelights, and transom. ornamentation found. The variation and the configuration of the many entrances are contributing features to the districts and the properties and should be maintained.

Arched transom over double wood door with half glazing and double wood screen doors.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 77 77 3c.2 Screen, Storm, and Security Doors

As with windows, property owners may desire alterations to the typical door opening in the form of screen doors, storm doors or security doors. All of these products can be appropriate provided the materials correspond well with those of the original door features and that the design is such that those features remain visible.

For instance, a screen door might have a wood frame painted to match the door and use screening with a density that allows the glazing or panels of the door to remain visible. Screen and storm doors should match the finish of the true doors.

Security doors are relatively rare as many of those available include designs and materials that do not complement the character of the original door or Both the stained wood screen door and the painted metal block its view. Therefore, security doors will be storm door above are designed to obscure as little of the considered for secondary elevation entrances on a front doors as possible. case by case basis.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 78 78 3c.3 Replacement Doors and New Construction Doors

In those rare instances when an original door has deteriorated beyond repair or a new door is desired to replace an unoriginal and inappropriate door, new replacement doors may be needed. When choosing a replacement it is important to base the decision on information gleaned from the house. For instance, the opening size should be maintained. Sidelights and transoms should not be added unless there is documentation to their previous use at that entry. The details of the door design and style should be consistent with the type of architecture involved and the level of detail found. For instance, a highly ornate Queen Anne house might be better suited to a door with carvings or stained glass panels than a simple vernacular shot-gun house. However, all main entrances should have some level of detail through simple glazing, paneling, etc. Solid, flush doors are not characteristic of residential spaces or highly visible commercial entrances. Wood doors are usually the most appropriate; however, other materials will be considered on a case-by-case basis.

Choosing a door for new construction does not differ greatly from finding appropriate replacement doors. The design of the structure is the basis for the choice. The formality of the architecture and its level of ornament will place limitations on what kind of door would be appropriate. Wood doors are recommended; however, new construction does allow more flexibility for other materials.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 79 79 3c.4 Review Chart

Maintenance Not Needing Review

Repair of parts of entrance features with like materials and design due to damage or deterioration. Examples include the in-kind replacement of a glass in a door after it breaks or replacement of torn screen on a screen door.

Work Potentially for Staff Level Review

Replacement of entrance features of identical size, design, and materials including trim when the entrance feature is documented to be deteriorated or damaged beyond repair; Installation of storm doors or screen doors on secondary elevation entrances when made of wood or painted metal; Addition or removal of an entrance to return the property to a known and documented previous condition; Repair or replacement of an entrance or entrance features with changes in design, material, size, trim details, etc. at a location not visible from a public street.

Work Requiring Review at a Public Hearing

Repair or replacement of an entrance or entrance feature with changes in design, material, size, trim details, etc. at a location visible from a public street; Addition or removal of an entrance other than returning the property to a previously known historic design; Addition of a security door.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 80 80 3D: PORCHES

Porches are major character-defining features of historic residences. Porches function as additional living space for residences, as well as providing an area for community interaction. Porches can also make economic sense because the shade provided by a porch may greatly reduce energy bills. House styles often include unique configurations and design elements as a part of the porch. His- torically, residential porches in their many forms (stoops, porticos, terraces, entrance courtyards, porte-cocheres, patios, or verandas) served a variety of functions. They provided a sheltered outdoor living space in the days before reliable climate controls, they defined a semi-public area to help mediate between the public street areas and the private area within the home, and they provided an architectural focus to help define entryways and allowed for the development of architectural detail.

1. Types of Porches Page 82

2. Elements of the Porch Page 83 3. Changing Existing Porches Page 84 4. Adding, Reconstructing, or Removing a Porch Page 85 5. Review Chart Page 86

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 81 81 3d.1 Types of Porches

Porch types are usually defined by their width in relationship to the main massing of the structure. For instance, a porch could be full-width or partial -width. When a porch is within the main house massing it is described as recessed. The location of the porch, its roof type, and its use of screening or other enclosures can be added for a more descrip- tive porch type. Examples include a full-width Porte Cochere open front porch that wraps to a partial width side porch or a shed-roofed, partial-width, rear screened porch.

Some types of porches are defined by their use. The porte cochere is a covered drive-through often located on a side elevation. A stoop can be either covered or without a roof and is of a size limited to the width of the entry with just enough space to allow entry. A portico is a covered walkway that Side Porch often connects structures.

Covered Stoop Open Front Porch

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 82 82 3d.2 Elements of the Porch

The porch is usually made up of certain Porch Components components such as a roof, columns or other roof supports, a flooring system, 1. Rafter 1 railings, and steps. The roof types are most often shed-style, gabled, or hipped. 2. Cornice 3. Column Capital Columns have a wide degree of variations, 2 from classical columns with decorative 4. Column capitols at the top and possibly fluted col- 3 umn shafts to simple, unadorned 6” 5. Column Base square posts. Columns can extend the full 6. Baluster 4 length from roof to flooring or can rest on piers. 7. Top Rail 7 Columns or piers rest on the porch floor, 8. Bottom Rail which is usually the only visible part of 6 9. Pier 10 the flooring system, as floor joists and 8 5 other support pieces are often hidden be- 10.Newel hind a skirt board or apron that abuts the 11 11.Riser foundation. 12 9 12.Tread Railings, often referred to as a balustrade, act as a safety device for taller porches while adding decorative detail to many architectural styles with simple, turned, or even intricately sawn details.

Steps are most often outside of the cover of a porch and may be of a material to match the foundation or the porch itself.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 83 83 3d.3 Changing Existing Porches

Porches are a major character defining feature of most structures, and extreme care must be taken when planning alterations. The most common change proposed to porches is their enclosure with screening or glass.

Enclosing a porch is most appropriate on secondary elevations allowing the front of the structure to retain its open connection to the street and the public realm. The enclosure should be designed to allow the retention of the main porch components. For example, by installing the enclosing material directly behind a railing appropriately preserves the original porch design components. By respecting the divisions This front porch had been inappropriately of the porch created by the columns, an enclosure enclosed but has recently been renovated can gain the necessary structural support without and re-opened. disrupting the architectural detailing.

Another common change proposed for porches is the replacement of railings or other features due to deterioration, missing components, or perceived architectural improvement. Deteriorated components should be repaired if possible or replaced in-kind if beyond repair. Missing details should be replaced using the simplest design possible unless documentation or physical evidence suggests otherwise. Because the porch is such an important component of an architectural style, it is not appropriate to alter a porch to suggest a style or detailing not known to have previously existed at the particular property.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 84 84 3d.4 Adding, Reconstructing, or Removing a Porch

In the event that a porch is proposed to be added to a structure or reconstructed where one was known to have once existed, there are certain criteria to keep in mind. First, porches should not be added to a front elevation unless it is through a reconstruction with strong documentation as to the original design. While documentation is necessary with any reconstruction, the impact to a primary elevation makes it absolutely necessary to protect the original character. Consider creating a simplified design, using stock lumber, and moldings that convey similar visual characteristics as the original porch. One should duplicate the dimensions and materials but not necessarily the detailing. The resulting porch can then complement the structure without falsely appearing his-

Second, porch additions need to follow the design criteria used for new construction. Even when dealing with secondary elevations, the scale, massing, materials, and other new construction criteria are vital to ensuring an addition that complements the existing structure.

Third, when considering the removal of a porch it is important to remember that previous additions have often reached a level of importance in their own right architecturally and as evidence of a property’s evolution. These added porches, as well as original porches, are part of a property’s defining characteristics and integrity and should not be removed. Look in the chapter on demolition for additional information on historic additions.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 85 85 3d.5 Review Chart

Maintenance Not Needing Review

Repair to parts of porch features with like materials and design due to damage or deterioration. Examples include the in-kind replacement of a handful of pickets due to rot or replacement of several floorboards due to water damage. Replacement of these features in their entirety would go beyond expected up-keep and would no longer be considered maintenance.

Work Potentially for Staff Level Review

Replacement of porch features of identical size, design, and materials, including trim, when the porch feature is documented to be deteriorated or damaged beyond repair; Addition or removal of a porch or porch features to return the property to a known and documented previous condition; Addition of a simple, traditional balustrade where an original or historic balustrade is not present and the railing is required to meet building code; Screening enclosure of existing secondary elevation porches that does not involve any degree of opaque enclosure beyond that existing.

Work Requiring Review at a Public Hearing

Repair or replacement of a porch or porch feature with changes in design, material, size, trim details, etc.; Addition or removal of a porch or porch feature other than returning the property to a previously known state; Enclosure of a porch beyond what is allowed for staff level review.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 86 86 3E: EXTERIOR SIDING

Exterior siding contributes to the character of a structure and district through its pattern, scale, texture, finish, and details. These characteristics can be seen in each of the most common exteri- or siding materials found in the historic districts of Athens-Clarke County: wood lap siding, wood shingle siding, brick, stone and stucco. Some additional exterior siding materials found less commonly in Athens-Clarke County include asbestos siding, cement-based siding, vinyl siding, and aluminum siding. These are not appropriate as replacement sidings as they impart a different character than is historically accurate and have the potential to allow damage to the original structure. Removal of synthetic replacement siding from historic structures is encouraged. The use of cement based siding or other modern synthetic sidings for new construction and additions will be reviewed on a case by case basis to ensure that the product is in keeping with the character of the district and/or the original structure. 1. Wood Siding Page 88

2. Brick and Stone Page 89 3. Stucco Page 90 4. Composite/ Cement Based Page 90 5. Replacement Siding Page 91 6. Review Chart Page 92

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 87 87 3e.1 Wood Siding

Wood siding is found in many different styles such as board and batten, shingles, shiplap, lap siding, and tongue and groove. Each of these styles is a character defining feature offering pattern, scale, texture, finish, and details to the structure. There- fore, wood siding should be maintained with replacement only of damaged or rotten boards that are beyond repair. Replacement should be in-kind Board and Batten with the new wood matching in dimension, profile, and spacing. Attention should be paid to the reveal of the siding and the sealing of all parts of the new wood to prevent water infiltration.

Shingles

The reveal is the space of a clapboard that is visible.

Novelty Siding Lap Siding is the most common wood siding in Athens-Clarke County.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 88 88 3e.2 Brick and Stone

Brick and stone are found in the historic districts of Athens-Clarke County with a variety of different sizes, textures, colors, and bond patterns often making it a character defining feature of the properties on which it is found. As such, it should be maintained and protected through appropriate techniques.

Brick and stone should never be sandblasted as this causes irreparable damage. A low pressure wash under 200 psi with a neutral detergent, if needed, should be adequate for cleaning without risk of damaging the structure. Paint or other seal- ers should only be used on those elements that were historically coated.

When damage or deterioration is noted, repointing of the mortar may be necessary. This involves hand-raking the joints to avoid further damage of the masonry before applying new mortar that matches the original in width, depth, color, raking profile, composition, and texture. The use of port- land cement or other hard mortars is inappropriate as they are too hard for historic brickwork and will cause damage as the masonry expands and contracts with temperature changes.

Brick and stone examples can be found in many of the historic districts, as well as several landmark properties.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 89 89 3e.3 Stucco

Stucco is found on a variety of architectural styles in a variety of different application compositions and textures, making it a character defining feature of the properties on which it is found. There- fore, it should be maintained and protected through appropriate techniques. When repair is necessary it should involve removing the damaged material and patching with new stucco that matches the old in terms of strength, color, composition, and texture. Replacing stucco with a synthetic stucco or other material is inappropriate as these alter the historic character and longevity of the material.

3e.4 Composite and Cement Based Siding

Composite or cement based siding, such as Hardi- plank™, has become increasingly popular for use on additions and new construction. This is because the product is able to approximate the appearance of wood siding while keeping the construction as a product of its own time. Replace- ment of wood siding on existing structures with a new material, even one approximating the original appearance, is considered inappropriate.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 90 90 3e.5 Replacement Siding

Generally , vinyl, aluminum, and other synthetic sidings do not adequately provide similar pattern, scale, texture, finish, or details to historic siding options. Therefore, they are considered inappropriate for both replacement siding and new construction.

The removal of synthetic siding from historic structures is encouraged as these materials may mask drainage problems or insect infiltration and may prevent adequate ventilation.

One of the problems with vinyl and aluminum siding is the loss of trim details such as the depth around window trim. Asphalt siding was removed from this former church building revealing hidden trim and window openings.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 91 91 3e.6 Review Chart

Maintenance Not Needing Review

Repair or replacement to minor areas of siding, such as replacing five or six boards of lap siding or up to two square feet of stucco. Wholesale replacement of an elevation’s siding goes beyond expected maintenance and requires review; Re-pointing of mortar on brick structures using the same kind of mortar as original to the structure; Repainting of previously painted surfaces, including any change in color.

Work Potentially for Staff Level Review

In-kind replacement of larger areas of siding material where significant deterioration is documented; Returning siding material to a know previous condition, such as removing vinyl siding to expose the original.

Work Requiring Review at a Public Hearing

Alteration or replacement of siding material; Painting of previously unpainted brick siding.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 92 92 3F: FOUNDATIONS

Foundations, including both basements and common piers, are character- defining features of buildings in this area. Southern houses of the nineteenth and early twentieth centuries were commonly set up off the ground on piers due to the warm, moist climate. Over the years many of these have been filled in to keep out pests or to protect mechanical systems. In more recent years the introduction of modern heating, cooling, and plumbing has increased the use of continuous foundations and slab foundations. Basements were rarely constructed in the past in Athens- Clarke County.

Foundations are a strong visual element in historic areas and the treatment of foundations, in order to preserve the original relationship of the house to the ground, is an important consideration. Foundation design should be maintained. Wherever possible, original piers should be retained in the course of modification of historic buildings. Where piers exist they should not be removed and replaced with a continuous foundation.

Common foundation problems, such as rising damp, excess moisture and structural upgrading should be addressed without alteration of the foundation form or materials.

1. Infill Between Piers Page 94

2. Porch Foundations Page 95 3. Foundations for New Construction Page 96 4. Review Chart Page 97

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 93 93 3f.1 Infill Between Piers

Maintaining open pier foundations is encouraged. Infilling between piers is discouraged. However, if necessary, infill material should be recessed from the front face of the piers to retain the distinction of the piers from the infill material. The visual impact of non-historic material can be lessened further by painting it a dark color and/or plantings. However, care should be taken NOT to paint the original or historic foundation material unless previously painted. If concrete block is used as infill it should be recessed enough to allow for other treatment to cover the block, taking care not to cover the piers. If block or other material has been used as infill and is flush with the piers, an attempt should be made to create a visual distinction between the two. The block can be given a skim coat of stucco and then painted a dark color to contrast with the brick.

Over time piers will need repair. The repair should maintain the original design and use materials that match the historic materials. If the piers are brick, care should be used in selecting a mortar for repair, as modern cement is rigid and will cause damage to historic bricks which expand and contract. Brick piers that have not been previously painted or covered over with stucco should not have these treatments applied. Do not paint original foundation materials which have never been painted. Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 94 94 3f.2 Porch Foundations

Porch piers and foundations should be treated much like other foundations. Ideally, original piers should be left in place and exposed. Continuous foundations, such as continuous brick foundations, should similarly be left intact. Spaces between piers should only be filled in with traditional materials, most typically lattice. If the spaces have already been filled-typically with concrete block-then lattice panels can be placed to correspond with earlier openings to further define the original foundation style. Lattice should never be applied over the piers or extend up to cover the porch sill. Another option could be painting the infill material a darker color than the piers and/or masking the area with shrubs. The uniform stuccoing of piers and infill severely alters the appearance of porch foundations, and, therefore, should be avoided.

A wide variety of porch foundation designs can be found in Athens-Clarke County. The historic treatment of the porch foundation will help determine what is appropriate today.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 95 95 3f.3 Foundations for New Construction

The height of a foundation is one of the elements of form that give a building its particular silhouette and footprint. A new building in a historic district should be set on a foundation which is approximately the same height as adjacent and nearby historic buildings. The foundation height of a new addition should match that of the original portion of the building. This is especially important the closer together adjacent buildings are located.

Other information to glean from adjacent structures or the original structure being added onto include the choice of material and finish, use of piers or continuous foundations, and any differentiated treatment at the front porch. While duplication of these features is not always necessary, it is necessary to respectfully consider these elements to insure compatibility.

The house on the left was able to utilize a modest foundation due to the relative flatness of the lot. The house on the right works with the topography to keep the front elevation a few steps above grade while having a substantial foundation wall for a basement. New construction should look to the historic examples nearby or similarly situated to determine the most appropriate foundation height to accommodate the topography and the character of the area.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 96 96 3f.4 Review Chart

Maintenance Not Needing Review

Repainting of already painted foundation surfaces; Re-pointing of mortar on brick piers using the same kind of mortar as original to the piers; Placement of additional structural support posts or piers under a structure where the new supports are not visible on the exterior.

Work Potentially for Staff Level Review

In-fill between foundation piers.

Work Requiring Review at a Public Hearing

Replacement of foundation material; Design changes, such as adding windows to the foundation.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 97 97 3G: Architectural Details

Architectural details range from those common to most all historic structures regardless of style or type, such as corner boards, to those found only with a particular style of architecture, such as gothic arches. The level of detailing and the details themselves play a key role in defining a structure as high-style or vernacular as well as differentiating evolving styles. This makes the architectural details character-defining features. As character-defining features, no details should be added or removed unless documentation shows the previous condition of the site. New construction and additions should carefully consider the degree and types of ornamentation found in the area or on the existing structure when designing ornamentation for new construction and additions. However, replication of detailing on a new addition or new structure may confuse the age of construction and should be avoided. The following involve just a few of the wide range of architectural details found in the historic areas of Athens-Clarke County . Additional information on these details or those not listed can be found in most reference books on historic architecture.

1. Corner Boards Page 99

2. Verge Boards Page 99 3. Column Details Page 100

4. Eave Brackets Page 101 5. Exposed Rafters Page 101 6. Half-timbering and Gable Trusses Page 102 7. Review Chart Page 103

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 98 98 3g.1 Corner Boards

Corner Boards mark the corner of a particular massing area of a structure. They are found on most architecture using wood siding with some variety in the width of the board. When properly installed and maintained, corner boards protect the end of the wood siding from damage and deterioration.

Corner boards should be retained when making additions as they help to define the original massing and evolution of a structure.

3g.2 Verge Boards

These details define a gable roof form by use of a span of material at the gable eaves spaced away from the wall plane. These boards are often intricately carved or sawn and most common to Victorian or Queen Anne architecture, as well as Gothic Revival and Tudor examples.

Where existing, verge boards should be maintained and preserved. Verge boards should not be added without documentation as to their previous existence.

Verge boards may alternately be referred to as barge- boards.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 99 99 3g.3 Column Details

Porch supports are one of the major areas for defining an architectural style. For instance, classical columns are used on a variety of styles, but the type of column capital, the presence of fluting, and other details of the column itself can differentiate between similar styles.

Column details should not be altered. When deterioration beyond repair requires replacement, new columns should match the original in size, shape, and other details. Mod- ern materials will be considered on a case-by-case basis.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 100 100 3g.4 Eave Brackets

Eave brackets can be either decorative or functional supports for the overhanging eave. Some styles, such as Italianate, use more detailed brackets with a decorative appearance ,while others, such as Craftsman, use more simple designs such as a triangular knee brace.

3g.5 Exposed Rafters

Rafters are the sloped framing members supporting a roof. When those rafters continue beyond the wall plane without being boxed over, they are referred to as exposed rafters.

While the exposed rafters of many historic structures are true functional members, many new construction examples utilize false rafter ends to sim- ulate the appearance while using more modern roof truss systems.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 101 101 3g.6 Half-timbering and Gable Trusses

Half-timbering and gable trusses involve retaining the visibility of the structure’s construction in the finished appearance. Half-timbering involves the use of stucco or other masonry materials to fill in the spaces between heavy timber framing. Gable trusses, often less bulky than true half-timbering, may similarly be left exposed.

The half-timbering and visible gable trusses found in and around the historic areas of Athens-Clarke County are often simulated for decorative purposes rather than true structural members. Regard- less, this detailing is very much a character defining feature and should be handled accordingly.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 102 102 3g.7 Review Chart

Maintenance Not Needing Review

Repair of minor areas of damage or deterioration on architectural details, such as portions of a column capitol or corner board; Repainting of previously painted features.

Work Potentially for Staff Level Review

In-kind replacement of damaged or deteriorated architectural features when demonstrated to be deteriorated beyond repair; Removal of or addition of architectural detail features to return a structure to a documented historic condition.

Work Requiring Review at a Public Hearing

Removal of, or addition of, architectural detail features not returning a structure to a known historic condition; Replacement of damaged or deteriorated architectural features with a new design or materials.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 103 103 CHAPTER 4 SITE MATERIALS & FEATURES

A. SITE MATERIALS & FEATURES OVERVIEW PAGE 105

B. PARKING, DRIVES, & WALKWAYS PAGE 106

C. FENCING AND WALLS PAGE 111

D. LANDSCAPING PAGE 116

E. LIGHTING PAGE 117

F. SIGNS PAGE 118

G. ACCESSORY STRUCTURES PAGE 124

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 104 104 4A: Site Materials and Features Overview

The character of a property and district is composed of not just the structures within its boundaries but the context for those structures as well. The surroundings play an important role in maintaining the historic character of an area and may include historic landscapes, fences, retaining walls or other aspects that are worthy of preservation in their own right. In fact, many of the historic districts in Athens-Clarke County included landscape considerations as imparting historic character at the time the areas were designated.

When considering changes to site materials and features, it is important to consider the impact of the change on the individual property as well as the character of the area as a whole. Just as fencing in a front yard in an area with wide open yards that flow into one another would be a significant change that disrupts the historic pattern, so would paving much of a yard to allow a circular driveway in an area where yards were heavily landscaped with minimal driveway area.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 105 105 4B: Parking, Drives & Walkways

All properties typically have a means of both pedestrian and vehicular access through driveways, parking areas, and walkways. These features are often overlooked in their importance to maintaining the character of a historic area but deserve careful consideration. Many options exist for material selection, placement, and even ornamentation. As with the evaluation of building features, care is needed to ensure that the designs chosen relate to the area, the specific design of the property involved, and topographical limitations of the property. Historic examples of driveways and walkways should be maintained. This includes the retention of tire strip driveways without infill between the strips and the retention of historic retaining walls often found along driveways or curb cuts.

1. Material Selection Page 107

2. Placement Considerations Page 108 3. Ornamentation and Details Page 109 4. Review Chart Page 110

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 106 106 4b.1 Material Selection

Traditional materials for driveways, walkways, and parking areas include standard concrete, gravel, Concrete paving strips and brick pavers. Modern material options contin- allow a grassy strip to ue to evolve including stamped concrete and per- remain and lessen the meable paver systems. When determining the amount of paving mate- proper material– traditional or modern– it is im- rial used. portant to consider the property being accessed, as well as the character of the surrounding area.

Access considerations include the amount of area being covered, the proximity of the area to the structure(s) and any topographical patterns. Is the area large and highly visible to the general public? Concrete steps are used Will water be directed to or from the area? Are with a rock retaining wall there materials used in the exterior of the struc- and border for a walkway ture that relate to the material selection? How of stone pavers. does the material relate to the main structure in terms of degree of detail?

When looking at other properties in the area, consider how the materials of the walkways, driveways, and parking areas relate to the main structures and to the other sites. This pea gravel driveway is both contained by the brick edging and given a more pol- ished appearance.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 107 107 4b.2 Placement Considerations

The Athens-Clarke County Code of Ordinances regulates both driveway and parking lot design. In addition to those regulations, other important design principles include integrating the topography of the site and alignment of access features; locating parking at less visible locations on the property; and limiting driveway width and curb cuts to the minimum necessary.

Landscaping can often be used to soften paved ar- The walkway on the left is curvilinear in style and made of irregu- eas but should be carefully planned to not cause lar stones, which mimics the curve of the tower and the more vision hazards once matured. casual architecture. The walkway on the right is brick and directly aligned with the front entrance. This corresponds to the more Some other placement considerations include: symmetrical and formal style of the architecture.

• Locate drives to one side of a structure as circular drives are not usually appropriate.

• Locate off street parking to the rear whenever possible and to the side, behind the building line of the structure, if necessary. Avoid locating parking areas in front yards.

• Minimize grade changes to accommodate driveways and parking areas.

The above diagram illustrates several of the options for driveway and parking placement. Note that the walkways are oriented to the street, as is typical in most older neighborhoods and that parking is not within the front yards.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 108 108 4b.3 Ornamentation and Details

The degree of ornamentation and detail that can appropriately be used at a driveway or walkway is directly tied to the degree of ornamentation and detail found on the exterior of the main structure. Those few properties con- taining a high level of ornamentation and detail might have the opportunity to use more details in their walkways and driveways than the more modest structures that are most common.

Some of the types of material details possible include patterned brick or patterns of stained concrete. Ornamen- tations could include decorative piers flanking a driveway entrance or a fountain at a circular drive. It is important to remember that the ornamentation and detail must relate to the main structure in design and materials and must not give a false historic appearance.

This concrete driveway has brick edging and This walkway is accented by a low wall that in- breaks, which fit a more formal architecture. cludes softening landscaping.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 109 109 4b.4 Review Chart

Maintenance Not Needing Review

Resurfacing of existing driveways, walkways and parking area with identical material and design due to damage or deterioration; Re-pointing of brick walkways and driveways to repair damage or deterioration provided the new mortar matches the original.

Work Potentially for Staff Level Review

Resurfacing of existing non-historic driveways, walkways, and parking areas with a new material but no major alteration of location or design; Introduction or removal of a driveway, walkway, or parking area when consistent with historic precedent for the area.

Work Requiring Review at a Public Hearing

Introduction of new driveways, walkways, or parking areas that are not consistent with historic precedent for area, such as circular driveways or front yard parking areas, or removal of features that are consistent with the historic character of the area such as related ornamental features like gateways and piers.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 110 110 4C: Fencing & Walls

Fences and walls are often desired to mark a boundary or keep people and animals either in or out of the enclosed space. Historic fences are character defining features and should be maintained. Consider, for instance, the iron fencing and arch at the historic north campus of the University of Georgia. The fencing is an important feature whose removal would significantly alter the landscape and sense of place. While most of the historic fences in Athens-Clarke County do not have the same degree of visibility and public awareness, they too are important and should be maintained. Due to longevity of materials, most remaining historic fencing is iron; however, some stone walls and wooden fencing have been maintained as well and these provide us with a great understanding of what kinds of materials and placement will be most appropriate for use today in our historic districts and landmark properties.

1. Types of fencing & walls Page 112

2. Front yard fencing & walls Page 113 3. Side and rear yard fencing & walls Page 114 4. Review Chart Page 115

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 111 111 4c.1 Types of Fencing & Walls

Fences and walls can be found in a variety of materials with a number of different styles and degree of ornamentation for each of those materials. The degree of ornamentation should relate to the architecture of the main structure as should the material itself.

Some of the most common wood fencing types that may be appropriate include picket fencing and privacy fencing. Metal fencing, such as iron, steel, or aluminum, may be appropriate and can be found in a variety of picket designs.

Retaining walls are most often of a masonry material, such as stone, brick, or stuccoed block. Railroad ties and landscaping ties should not be used for retaining walls where visible from the public right-of-way.

Masonry walls, other than as retaining walls, are rarely appropriate due to their opacity, especially when taller walls are used. For example, a stacked stone wall of under 4 feet in height will not have the same visual effect of an 8 foot stucco wall.

Gates and arbors should be of materials compatible with the fence in materials and ornamentation.

Vinyl fencing is inappropriate as it does not adequately relate to historic materials and does not possess the longevity and weath- ering of historic materials.

Chain-link fencing will be considered for side and rear elevations not substantially visible from the public right-of-way only when a dark coated variety is used and/or the fence is screened with evergreen vegetation.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 112 112 4c.2 Front Yard Fencing & Walls

The most common front yard fence or wall found in Athens-Clarke County is the retaining wall along the street or sidewalk due to the hilly topography of our area. These walls are usually of a masonry material, such as stone, brick, or stuccoed block. New walls should look to others in the immediate vicinity for material and design. The use of unfinished concrete block is considered inappropriate.

Front yard fences alter the character of a property and area and, therefore, should be considered carefully. The introduction of front yard fencing may not be appropriate without numerous examples of that being a common prac- tice to a particular area and setting.

Where used, front yard fences tend to be low in height and very open in design whether of a metal or wood material. Front yard fencing is usually painted or coated with an opaque stain. Front yard fencing should maintain a height of not more than 36 inches and must not pose a vision hazard with driveways or streets.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 113 113 4c.3 Side and Rear Yard Fencing & Walls

The most common placement of fences and walls in Athens-Clarke County is at side and rear yards. Fencing at these locations varies greatly in height, material, and degree of ornamentation. These fences are usually 3 to 6 feet in height with relatively few examples over 6 feet.

These fences can be found in a variety of styles from the more open picket styles in wood or metal to wood privacy fences. Avoid the use of basket- weave, alternating plank, and similar modern fence designs. The use of simple, traditional fencing options is most appropriate. Landscaping can be used to further soften highly visible areas of fencing or walls.

Those side and rear yard areas that are not highly visible can consider the use of dark coated chain link or welded wire fencing provided that landscaping is used at these areas.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 114 114 4c.4 Review Chart

Maintenance Not Needing Review

In-kind replacement of portions of existing fencing and walls due to damage and deterioration, such as a handful of pickets or damaged gate posts; Repainting of previously painted surfaces even if the color is changing.

Work Potentially for Staff Level Review

Installation of fencing at side or rear yards; Installation of fencing in a front yard to return the property to a documented, previous condition; Installation or removal of a front retaining wall, provided the wall does not extend more than 8 inches above the grade of the earth retained.

Work Requiring Review at a Public Hearing

Installation of fencing in a front yard for which this is not a previous condition; Installation or removal of walls over 4 feet in height. Painting of previously unpainted walls.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 115 115 4D: Landscaping

Landscaping should be reflective of the space in which it is contained, the stylistic nature of the property, and the character of the neighborhood. Landscape features are considered significant in many of the historic districts and landmark properties of Athens-Clarke County. These features vary as widely as the properties involved and include both well defined yards and yards that visually flow into each other. Some areas have large expanses of grassed front yards, formal foundation plantings, or informal use of shade trees. Some neighborhoods have tree lined streets while others are more open. These features should be maintained at existing sites and reflected in newly developed parcels. The following recommendations have been developed to encourage development that protects the historic character while allowing room for personal expression: • Retain existing trees whenever possible. Maintain trees in healthy condition and, if needed, replace diseased and severely damaged trees with a similar species. • When constructing new buildings or site features, consider the topography, views, patterns of open spaces and planted areas and other significant existing landscape features. It is important to protect tree and other features during construction. • When planning new landscaping, maintain neighborhood precedents, such as defined or open yards. • Landscaping should be scaled to complement the primary elevation of structures. Landscaping should not over- whelm or hide primary elevations. A Certificate of Appropriateness is not needed for planting or removal of trees or other landscaping. However, compliance is required with other areas of the Athens-Clarke County Code of Ordinances, such as the Community Tree Management Ordinance and clearance of vision hazard triangles at driveways and intersections.

Green Tip

Use of native and drought tolerant landscaping can drastically reduce water usage and increase overall success of the land-

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 116 116 4E: Lighting

Lighting can be both an important safety device, as well as a means of highlighting architectural details. However, using the wrong type or intensity of light or placing the fixture inappropriately can actually result in the opposite occurring.

Light that is too glaring can create dark shadows or wash out the details of a beautifully restored façade. Carefully consider all lighting fixtures for their appropriateness in scale, material, and design, as well as their ability to provide the appropriate lighting desired.

The most appropriate lighting location is at entrances with fixtures either mounted beside a door frame or at a porch ceiling. Most structures located in close proximity to the sidewalk do not require individual pole mounted or freestanding lights to adequately light an entrance.

Security lighting such as flood lights should be mounted on less visible areas of the structure and be of an unob- trusive design. Ground lighting should be placed where visually obscured by landscaping and all lighting should be limited to the minimum amount necessary.

Maintenance Not Needing Review Introduction, removal, or replacement of standard building mounted lights at entrances and porches.

Work Potentially for Staff Level Review Introduction, removal, or replacement of pole mounted lighting under 10 feet in height Removal or replacement of pole mounted lighting over 10 feet in height.

Work Requiring Review at a Public Hearing Introduction of pole mounted lighting over 10 feet in height.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 117 117 4F: Signs

Signs are a valuable means of advertising a business and gaining exposure to new customers. By relying on the architecture of a structure and its surroundings to determine the most appropriate sign sizes, locations, and materials, signs can be effectively used at historic properties without compromising either the character of the structure or area or the intent of advertising exposure.

Signage is found within three distinct settings within the historic districts and historic landmark properties of Ath- ens-Clarke County. Signage is found at traditional neighborhood commercial nodes usually at prominent intersection; informal commercial outposts within neighborhoods; and residential structures converted to business use along busier corridors. The signage appropriate to each of these settings tends to vary but the criteria for determining appropriateness remain the same.

It is important to remember that any remaining historic signage might be significant in its own right and consideration of these ghost signs should be given with any new sign design or other exterior modifications.

Several key design considerations for new signs include:

1. Determining the proper sign location Page 119

2. Determining the appropriate sign size range for a given location Page 120

3. Determining the proper sign materials Page 121

4. Determining the proper sign details Page 122

5. Review Chart Page 123

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 118 118 4f.1 Determining the Proper Sign Location

Many originally commercial structures were built with a particular sign placement in mind. This makes determining where to place a sign today very straightforward. However, many of the landmark properties and historic district properties that are now used for commercial or institutional businesses were originally residential in use. These properties offer challenges and opportunities for adding business signage while respecting the historic residential character.

In many cases a small plaque type sign can be added at the primary entrance without damage to the character or the structure itself. Other potential places for a sign attached to the building might include hanging from a porch cornice between columns or projecting from the structure on a brack- et or arm. Any location on the structure must be situated so that important architectural features are not obscured and where the method of attachment will not damage the structure.

Freestanding signs not attached to the building might be an appropriate possibility provided that the yard is of adequate depth to not block any architectural features of the structure or other important character defining features of the property. The signage placement on the originally residential Freestanding sign placement and placement of structure on the left is much different from the historic signs on a structure must adhere to all require- commercial structure on the right. ments of Athens-Clarke County in addition to complying with these design guidelines.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 119 119 4f.2 Determining the Appropriate Sign Size Range for a Given Location

Once a sign location is proposed, it can be determined what size sign might be appropriate for that location. This is often more of a range of appropriate sizes rather than there being just one appropriate size.

The determined sign location can usually only accept a certain maximum length and width, as well as minimum length and width, to keep the sign in scale with the structure and the area. When determining this size range, keep in mind that these design criteria can not alter the sign code requirements and limitations. Therefore, the sign code may allow a larger sign than is appropriate for a given location and, conversely, the design criteria may find a larger sign in keeping with the scale of the property than the sign code can allow. For a sign to receive all the necessary approvals, it must meet both these design guideline criteria and the requirements of the sign code.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 120 120 4f.3 Determining the Proper Sign Materials

Once a sign’s location and size have been determined, the next step is determining the appropriate materials and treatment of the sign. The material should complement the existing structure in its texture and material. This does not mean that the material can only be one that is found on the structure. For instance, metal painted sign boards are common on many commercial structures and provide a flat, finished sign with a low sheen and longevity that is appropriate to many traditional architectural settings. However, a metal box sign with plastic insert and internal illumination does not fit in with the texture and materials common to historic properties or areas. The key is to provide a material and design that complements the historic character while providing the intended advertising function.

This wall sign relates to the wood siding and The brick support structure of this free- trim on the structure. standing sign relates to the building’s brick foundation and steps.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 121 121 4f.4 Determining the Proper Sign Details

Once a sign location, size, and materials have been determined, it is the finishing details that must be addressed. These might include any architectural details or features of the sign frame or structure. Such details should relate to the structure in their shape or form and the degree of detailing.

Some other important details of sign design are lighting and landscaping. Interior lit and neon signs are not usually compatible with the character of the historic district by drawing attention to a very modern element. However, interior illumination and neon will be considered on a case-by-case basis when proposed in an artful creative manner using appropriate materials and design.

Indirect, exterior illumination is strongly encouraged for signage that needs illumination. The use of well maintained landscaping around freestanding signs is also encouraged.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 122 122 4f.5 Review Chart

Maintenance Not Needing Review

Repainting of existing painted signs; Repair of existing illumination devices or sign structures; Removal of existing signs other than historic signs.

Work Potentially for Staff Level Review

Introduction of new wall signs or freestanding signs using typical design, materials, or location; Introduction of exterior illumination devices.

Work Requiring Review at a Public Hearing

Introduction of new signs using atypical design, materials, or location.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 123 123 4G: Accessory Structures

Accessory structures found in the historic areas of Athens range from original carriage houses and early garages to more recent carports, artist studios, and pool houses. Regardless of the original, current, or proposed use of an accessory structure, the overriding principle is that it be customari- ly incidental and subordinate to the main structure. This subordinate nature is achieved through attention to placement, orientation, scale, massing, materials, and degree of detailing. These qualities should be adhered to in both renovation or remodeling projects for existing structures and for new construction. These criteria do not necessarily preclude the use of pre-fabricated accessory structures. Such structures may be allowed provided that the chosen design and materials comply with the review criteria. The ability of such structures to easily comply will vary between individual properties due to the complexities of each main structure and lot constraints.

1. Placement of Accessory Structures Page 125

2. Orientation of Accessory Structures Page 125 3. Scale of Accessory Structures Page 126 4. Massing of Accessory Structures Page 127 5. Materials for Accessory Structures Page 128

6. Degree of details on Accessory Structures Page 129 7. Review Chart Page 130

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 124 124 4g.1: Placement of Accessory Structures

Subordinate placement requires that the accessory structure be located behind the front building plane of the main structure. With larger lots this might include to the side of the main structure; however, the most appropriate location will often be behind the rear wall plane of the main structure. This placement is common to historic structures, as well as most appropriate for newly constructed accessory structures.

It is generally inappropriate to relocate historic accessory structures as doing so can alter the understanding of the historic development of the site.

4g.2: Orientation of Accessory Structures

Orientation is positioning relative to the directional planes of the main structure and generally involves aligning the accessory structure with the direction of the main structure. Orientation also refers to the placement of the primary entrance which is most often toward the primary street frontage. Occasionally, entrance orientation is toward an alley or side street. However, even with such an entrance, the wall planes of the accessory structure usually still align with the direction of the main structure. Inappropriate orientation can negatively impact the property by diverting the emphasis from the main structure.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 125 125 4g.3: Scale of Accessory Structures

Scale is the visual size of a structure when compared to other structures and its site. Therefore, it is the visual effect of a building’s measurements and massing in terms of how its size relates. Sub- ordinate scale requires that the accessory building respect the main structure through its overall height and dimensions and remain mindful of topographical changes on the parcel. This means that the possible appropriate height for an accessory structure can vary slightly with the topography of a parcel provided that the structure remains subordinate.

Alterations to existing accessory buildings should allow them to remain subordinate to the main structure. Alterations to historic accessory buildings should not result in increased scale.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 126 126 4g.4: Massing of Accessory Structures

Massing can best be understood by reducing a structure to its basic geometrical forms. Simple geometrical forms or massing are generally used with accessory structures, even those serving main structures with more complex massing.

The simplest massing is a simple box form with a straightforward gable or hipped roof. The more additions made to this form, such as dormers, extensions, etc., the more complex the massing be- comes.

Therefore, the massing of new accessory structures, as well with alterations to existing buildings, needs to keep the massing complexity less than The massing of the storage shed at the rear of that of the main structure. this property maintains that of the main structure with a reduced scale.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 127 127 4g.5: Materials for Accessory Structures

Materials for accessory buildings do not have to match those of the main structure exactly. However, matching the materials is certainly within the range of possible appropriate treatments. Accessory structure materials may correspond to those on the main dwelling by looking to trim materials or even foundation materials.

For instance, a brick house with wood lap siding at the gables might have a wood sided garage or a wood sided business might have a brick dumpster enclosure that draws from the brick foundation. Historic accessory buildings should maintain the historic building material, even if no obvious relationship with the main structure materials is evident. Alteration of non-historic existing accessory buildings should be treated as new construction and reviewed for general appropriateness.

Both of these are accessory structures to main structures that are made of stone. The accessory building on the left also uses stone, while the one on the right does not. However, both examples are considered appropriate materials because those both relate to the primary or secondary materials of the main structure

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 128 128 4g.6: Degree of Detail on Accessory Structures

Once an accessory building design has determined the placement, scale, massing, and materials, the only remaining item is the details. Details could include items such as awnings or dormers that have the potential to affect the massing and scale or simple window and door trim.

The level of detail needs to relate directly to the main structure with potential to have a less ornate accessory building but not an accessory structure that is more detailed than the main structure. The details themselves do not need to replicate those of the main structure to such a degree that a false sense of history is developed. In fact, replication of details is only warranted when physical documentation or evidence is found on a historic structure.

Accessory structures should not have details that will compete with the main structure for visual attention but need some degree of detail to balance the accessory building with the main structure. The use of overly simplistic garage doors is often inappropriate by drawing attention to this opening and visually disrupting the solid to void ratio. The use of a door with simple details, such as paneling, glazing, or other visual divisions, will often eliminate or minimize these concerns.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 129 129 4g.7 Review Chart

Maintenance Not Needing Review

Repainting of existing painted surfaces; Repair of materials as per the associated guidelines in Chapter 3.

Work Potentially for Staff Level Review

New accessory building not to be significantly visible from an adjacent right- of-way and not to be over 144 square feet; Additions to existing accessory buildings that will not be significantly visible from an adjacent right-of-way and are not over 144 square feet.

Work Requiring Review at a Public Hearing

New accessory buildings to be significantly visible from an adjacent right-of- way and/or over 144 square feet in size.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 130 130 CHAPTER 5 NEW CONSTRUCTION

A. OVERVIEW PAGE 132

B. SCALE AND MASSING PAGE 133

C. LOCATION AND ORIENTATION PAGE 139

D. MATERIALS PAGE 140

E. DETAILS PAGE 141

F. HOW TO APPLY TO ADDITIONS PAGE 142

G. INCORPORATING ACCESSIBILITY PAGE 143

H. REVIEW CHART PAGE 144

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 131 131 5A: Overview

New construction within historic districts and at historic landmark properties has the potential to enhance the area by providing an appropriate new structure at a vacant parcel. This is often likened to replacing a missing tooth in a smile. As long as the new infill follows the form and example of the existing pieces, then the effect will be a positive asset for the area. As with the missing tooth example, a poorly executed infill project has the potential to negatively affect the area.

These guidelines for new construction attempt to guide the major form of new construction projects while leaving ample room for individual expression and contemporary design within their context. In fact, replication of historic structures or styles is not encouraged as it can cause confusion about the development patterns of the area. The surrounding historic structures to the proposed new construction location will provide ample information on the context for the new construction project. It is important to remember that preservation of the historic character is the intention of the historic designation, the current or proposed use does not override the importance of the surroundings in determining the new design. For instance, an area originally developed as residential should maintain that character with any new construction, even if the intended use is business oriented. For proposed institutional projects such as churches or schools, attention will be paid to how the project fits in with the historical context for similar developments using nearby examples whenever possible.

As the guidelines in this chapter apply only to the basic form of the new structure itself, please refer to additional information about building features and site features in the associated chapters.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 132 132 5B: Scale and Massing

Scale is the visual size of a structure when compared to other structures and its site. Massing is the basic geometrical forms or blocks of a structure. Both of these criteria have a profound impact on the ability of a new construction project to appropriately fit in with its historic environment. The components of scale and massing allow for a basic design to be established that can then be appropriately placed on the property and use details and materials to further relate it to the area. Some of the key components to scale and massing discussed in this section are as follows:

1. Composition Page 134

2. Roof Forms Page 135 3. Foundation Page 136 4. Footprint Page 137 5. Height Page 138

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 133 133 5b.1: Composition

Composition is the way that the forms that make up the massing are assembled together. Composition can be symmetrical or asymmetrical, simple or complex, and have a directional expression that is vertical, horizontal, or neutral.

Compositional complexity is increased with each massing block that is added to the main core mass of a structure. This could be from porch massing, side wings, or other extensions.

Directional expression involves how the massing components are stacked or aligned to create an overall form that is vertical or horizontal.

Both of the newly constructed homes above have a symmetrical form at their front elevation. However, the home at the right has a much more complex composition than the home on the left. The simplicity of the composition is dictated by the historic surroundings for new construction projects.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 134 134 5b.2: Roof Forms

Roof forms can have a major impact on the perceived scale and massing of a structure. Roof forms involve the roof shape, its pitch or slope, and differing degrees of complexity.

The different roof shapes are more fully explored in a previous chapter. Roof shapes for new construction should relate to the shapes of nearby historic structures.

Ideally, roof pitch for new construction is within 10% of the average pitch of nearby historic buildings. When the property is in an area of great variance in roof pitch, the pitch should more closely resemble that of the closest historic structure.

Roof complexity, such as the use of multiple roof shapes, asymmetrical designs, dormers, etc., has the ability to impact the overall perceived scale and massing. These effects should be considered when planning the building form and in relating the degree of complexity to that of the historic examples nearby.

The flat roof of the structure in the middle does not maintain a similar form or complexity with its neighbors.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 135 135 5b.3: Foundation

The importance of the foundation as an element of scale and massing cannot be discounted. Foundations are a traditional component of most non-commercial historic architecture and should be integrated into new construction to allow the foundation heights of the new structure to similarly align with the historic examples nearby. For this reason, slab foundations are not generally appropriate in historic areas. Diminished foundation proportions have a negative effect on massing and visual character. This is also true of foundation heights that greatly exceed those of their neighbors.

The building in the center has a much taller foundation than the buildings on each side. This makes a building that would otherwise be appropriate out of scale with its surroundings.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 136 136 5b.4: Footprint

The footprint of a building is the area of ground covered by the structure, including any porches or other open spaces. The footprint of a building, along with the massing and placement, create an overall form for existing construction that new construction needs to respect. This form is typically one of small footprints for small lots with larger footprints for larger lots. However, where current lot configuration does not conform to the historic precedent for the area, the lot size is not always an indication of an appropriate footprint. For example, in a area of smaller lots historically, where three lots have been combined together to form a parcel significantly larger than the precedent, the new construction footprint would not be appropriate at three times the historic examples just because the parcel is larger.

While one building has too large of a footprint to fit into the area, another is equally inappropriate with too little footprint.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 137 137 5b.5: Height

The height of a structure is typically measured as an overall dimension from the ground to the peak of the roof. This overall height, as well as the height of the eaves and foundation, are key points for new construction to exhibit compatibility with nearby historic examples.

Compatibility does not necessarily mean exactly matching the measurements of the existing structures, but that the new construction is in relative conformity. The height of the proposed structure in compar- ison to surrounding structures should be indicated on the plans provided with an application for new construction.

While all different overall heights, these three structures share a similar height for the finished floor and the first and second floors somewhat align. By using a common scale, these three buildings co-exist appropriately while being very different architecturally in many other ways.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 138 138 5C: Location and Orientation

The placement of a new structure has the ability to reinforce the rhythm of development for a historic area by conforming to the precedent. Placement refers to a structure’s physical location on the parcel with regard to the setbacks from right-of-way and spacing between the property lines and other structures, orientation of entrances and maintenance of traditional building lines.

Area precedent has often set a traditional façade line as a visual line created by the fronts of buildings along a street. Disrupting the traditional façade line by having a new structure too close to a street or too far back is considered inappropriate. Similarly, area precedent has often set a common spacing at the sides of structures from the property lines and neighboring properties. Such spacing should be maintained.

Orientation refers to the positioning relative to the direction planes. Typically front elevations are oriented parallel with the street and side elevations are oriented parallel to adjoining properties. Orientation also refers to the placement of the primary entrance, which is most often toward the primary street frontage.

The building on the middle lot has not used proper setbacks or orientation. It has been placed too far from the street, the entrance does not face the street, and the sides of the building do not align with the property lines or the neighboring structures.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 139 139 5D: Materials

Similarity of materials and ornamentation is another component of appropriate new construction in a historic area. Compatibility of materials and details does not mean copying of historic examples or even pulling representative details from multiple nearby examples. Compatibility means that a new structure blends in with its surroundings. Materials are similar enough to not be visually obtrusive, details are present in similar quantity and positioning, and a similar solid-to-void ratio is found.

Compatibility of materials means that the texture of the new material is similar to that of the nearby historic examples. In this way, a new brick structure would be out of place among only frame structures, but a new structure utilizing wood or even a concrete composite closely mimicking wood could appropriately fit in. Both traditional and modern materials will be considered, provided the materials are appropriate in their texture, finish, and longevity. Data sheets on novel or very new building materials should accompany an application for their use.

Each of these buildings could use a variety of exterior materials that would complement their design. To determine which materials are best for a given project, look to the historic structures in the area for any common themes.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 140 140 5E: Details

Compatibility of details first starts with the level of detail being in keeping with the historic precedent. An area with all high style, very ornamented structures demands that new construction maintain the level of detail used on a new structure. The location of detailing may also play a role. If an area precedent has highly detailed front porches, for instance, then new construction should also include detailing at the front porch If an area is home to only modest, vernacular structures with very little ornamentation, then new construction of a highly styled design would be out of place.

Solid-to-void ratio is the amount of space on an elevation devoted to window or door openings compared to the amount of wall siding area. Historic development often included a significant number of windows and doors with all sides of a structure seeing such voids. New construction should follow the precedent for the area in terms of the solid-to-void ratio.

The front porch design and the front gable details shown here reference similar features in the neighborhood without mimicking any particular structure or appearing falsely historic.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 141 141 5F: How to Apply to Additions

Additions are very similar to construction of a whole new structure in terms of the criteria for appropriateness. Ad- ditions need to respect the existing structure as well as the area as a whole in regard to scale and massing, placement and orientation, materials and details. Ideally, additions to historic structures are undertaken in such a way that the project could be reversed without major damage to the original structure.

The starting place for designing an appropriate addition is generally with placement. It is rarely appropriate for any addition to extend forward of the front building line of an existing main structure, particularly for contributing historic properties. Additions are ideally located behind the existing structure; however, additions to side elevations are possible to some architectural styles and building settings with careful planning and set back as far as possible from the front building line. The massing for additions is ideally situated as a distinct form from the existing structure so that the addition does not falsely appear as part of the original structure. This is generally accomplished by a recess of the addition several inches from the existing corners.

The new form, once distinguished as an addition, is usually given a scale slightly less than that of the existing structure. Attention is paid to foundation height, wall heights, window heights, etc. As with a whole new structure, construction of additions should not involve replication of the existing details. Simplification and generalization of the details will allow the addition to complement the existing structure without creating a false history.

When placed at the side, the addition disrupts the symmetry of the original house and its shallow roofline is out of place. By placing the addition at the rear, it better preserves the original form.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 142 142 5G: Incorporating Accessibility

Accessibility is defined as ease of access and refers to the ease of access for persons with lessened mobility. Acces- sibility is often required for businesses or other public spaces and may be desired for residential properties on a permanent or temporary basis.

Accessibility can often be gained without compromising the character of a building or area. As with any other addition, adding an accessibility device, such as a ramp or lift, is ideally accomplished at a rear entrance or side entrance. However, given the hilly topography of Athens-Clarke County, it is expected that a few properties facing extreme slopes at the rear elevations may seek to add accessibility features to front elevations.

When contemplating an addition to a front elevation, determine where the feature can be least obtrusive and best blend with the site. The side of a front porch can often be used as a place to attach ramps and lifts without disrupting the visual characteristics of the front more than necessary. Materials should bear some relationship with those of the structure the access feature is serving but should not seek to copy the historic design in every detail. In some cases a ramp that is exposed to the weather will need to be constructed of a material different from a covered porch treatment. These materials should still relate to the structure and allow the ramp to blend into the environment. This ramp was able to utilize an existing side entrance in a way that was easily reversible.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 143 143 5H: Review Chart

Maintenance Not Needing Review

New Construction does not qualify as maintenance and always requires review.

Work Potentially for Staff Level Review

New Construction of main structures does not qualify for staff review. See 4g:7 regarding new construction of accessory buildings. Introduction of uncovered, rear decks not to be significantly visible from any public right-of-way

Work Requiring Review at a Public Hearing

All new construction of a main structure and additions, other than rear decks noted above, require review before the HPC.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 144 144 CHAPTER 6 DEMOLITION AND RELOCATION

A. OVERVIEW AND CRITERIA PAGE 146

1. DEMOLITION CRITERIA PAGE 147

2. RELOCATION CRITERIA PAGE 148

B. HISTORIC ADDITIONS PAGE 149

C. INFORMATION TO INCLUDE PAGE 150

D. REVIEW CHART PAGE 151

Photo courtesy of Rick Selleck

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 145 145 6A: Overview

The purpose of historic designation is the protection of properties and areas that impart a special character. Therefore, the removal of structures from a designated property is a very significant change. Even non-historic structures can contribute to an area by filling a space within a pattern of development. Empty parcels are often compared to missing teeth in a smile. No matter how love- ly the remaining structures are maintained, the missing tooth will stand out and detract from the whole. For this reason, demolition and relocation are very carefully reviewed following established criteria. The Historic Preservation Commission will review all criteria when reviewing any demolition or relocation request. Therefore, it is recommended that applications for these actions reference the related criteria.

1. Demolition Criteria 2. Relocation Criteria

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 146 146 6a.1: Demolition Criteria

Demolition, whether involving the wholesale loss of a structure or the partial loss of particular areas of a structure, is a decision that can not be undone. Reversibility, one of the major guideline standards, is not possible short of reconstruction with new materials. This loss is a permanent loss of the evolution of a property or an area and, therefore, every demolition request is given serious review and consideration. According to Section 8-5-6 (f) of the Historic Preservation ordinance, applications for demolition are to be reviewed based on the following criteria:

1. The historic, scenic or architectural significance of the building, structure, site, or object;

2. The importance of the building, structure, site, or object to the ambiance of a district;

3. The difficulty or impossibility of reproducing such a building, structure, site, or object because of its design, texture, material, or unique location;

4. Whether the building, structure, site, or object is one of the last remaining examples of its kind in the neighborhood or Athens-Clarke County;

5. Whether there are definite plans for use of the property if the proposed demolition is carried out and what the effect of those plans on the character of the surrounding area would be ;

6. Whether reasonable measures can be taken to save the building, structure, site, or object from collapse; and

7. Whether the building, structure, site, or object is capable of earning a reasonable economic return on its value.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 147 147 6a.2: Relocation Criteria

Relocation involves the removal of a structure or portion of a structure and moving it to a new location on the same parcel or another property. While relocation does have a greater potential for reversibility than demolition, it is almost always a permanent change. Similar to demolition, relocation allows for the evolution of a property or area to be forever altered. According to Section 8-5-6 (e) of the Historic Preservation ordinance, applications for relocation are to be reviewed based on the following criteria:

1. The historic character and aesthetic interest the building, structure, or object contributes to its present setting or historic district;

2. Whether there are definite plans for the area to be vacated and what the effect of those plans on the character of the surrounding area or historic district will be;

3. Whether the building, structure, or object can be moved without significant damage to its physical integrity; and

4. Whether the proposed relocation area is compatible with the historical and architectural character of the building, structure, site or object.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 148 148 6B: Historic Additions

Additions to structures in the past came about in the same way that additions do today. As technology changed, what were once separate structures, such as kitchens and bathrooms, moved to the main structure. A more recent example would be the inclusion of the garage as part of the main building mass or the enclosure of a porch because interior climate control made it less necessary. Additions also often result from a simple need for more space or a desire to change to a more current architectural style. In this way, additions speak to the evolution of the particular property, as well as the possible evolution of the community and technology improvements.

For this reason, retention of later additions is a major tenet of historic preservation and an important area of review. Applications seeking demolition, relocation, or major alteration of previous additions will be reviewed in terms of their contribution to the overall building character, overall building appearance, and understanding of the building evolution. Physical condition of the addition may be considered along with the other criteria.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 149 149 5C: Information to Include

When submitting an application for demolition or relocation, the materials to submit remain an important and necessary element just as with any other type of review. The review is largely based on the evidence submitted and providing a complete understanding of the property is the responsibility of the applicant. The following are the major components of such an application; however, applicants should discuss particular projects with staff for a complete list of requirements.

1. Site plan or plat of the property with the structure(s) to be demolished or relocated clearly indicated.

2. Photographs of each side of any structure to be demolished or relocated.

3. Written professional opinion of the structure’s condition when stating condition as a major reason for the request.

4. Written documentation of the owner or applicant’s understanding of the building history and evolution based on site evidence, oral history, photographic evidence, or research of such items as Sanborn Maps or city directories.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 150 150 6D: Review Chart

Maintenance Not Needing Review

Demolition and relocation are not considered maintenance and review is always needed.

Work Potentially for Staff Level Review

Demolition or relocation of non-historic accessory structures.

Work Requiring Review at a Public Hearing

Demolition or relocation of any main structures or any historic accessory structure.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 151 151 APPENDICES

A. SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION PAGE 153

B. LOCAL TAX FREEZE APPLICATION PROCESS PAGE 154

C. THE NATIONAL REGISTER AND WHAT IT MEANS TO YOU PAGE 155

D. HOW TO GET STARTED RESEARCHING A PROPERTY’S HISTORY PAGE 156

E. GLOSSARY OF TERMS PAGE 157

F. ADDITIONAL RESOURCES AND CONTACTS PAGE 159

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 152 152 A. The Secretary of the Interior’s Standards for Rehabilitation

The Secretary of the Interior is responsible for establishing standards for all national preservation programs under Departmental authority and for advising Federal agencies on the preservation of historic properties listed or eligible for listing in the National Register of Historic Places. The Standards for Rehabilitation, a section of the Secretary's Standards for Historic Preservation Pro- jects, address the most prevalent preservation treatment today: rehabilitation. Rehabilitation is defined as the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values. The Standards were originally published in 1977 and revised in 1990 as part of Department of the Interior regulations (36 CFR Part 67, Historic Preservation Certifications). They pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior of historic buildings. The Standards also encompass related landscape features and the building's site and environment, as well as attached, adjacent or related new construction. The Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility.

1. A property shall be used for its historic purpose or be feature shall match the old in design, color, texture, and other placed in a new use that requires minimal change to the visual qualities and, where possible, materials. Replacement of defining characteristics of the building and its site and missing features shall be substantiated by documentary, physi- environment. cal, or pictorial evidence. 2. The historic character of a property shall be retained 7. Chemical or physical treatments, such as sandblasting, that and preserved. The removal of historic materials or alter- cause damage to historic materials shall not be used. The sur- ation of features and spaces that characterize a property face cleaning of structures, if appropriate, shall be undertaken shall be avoided. using the gentlest means possible. 3. Each property shall be recognized as a physical record 8. Significant archeological resources affected by a project shall of its time, place, and use. Changes that create a false be protected and preserved. If such resources must be dis- sense of historical development, such as adding conjec- turbed, mitigation measures shall be undertaken. tural features or architectural elements from other buildings, shall not be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the 4. Most properties change over time; those changes that property. The new work shall be differentiated from the old and have acquired historic significance in their own right shall be compatible with the massing, size, scale, and architec- shall be retained and preserved. tural features to protect the historic integrity of the property 5. Distinctive features, finishes, and construction tech- and its environment. niques or examples of craftsmanship that characterize a 10. New additions and adjacent or related new construction property shall be preserved. shall be undertaken in such a manner that if removed in the 6. Deteriorated historic features shall be repaired rather future, the essential form and integrity of the historic property than replaced. Where the severity of deterioration re- and its environment would be unimpaired. quires replacement of a distinctive feature, the new Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 153 153 B. Local Tax Freeze Application Process

The tax freeze program, started in 1995, allows for properties meeting certain conditions to have their property tax assessments frozen for eight years with a 50% increase toward the difference (in the former and then current values) for the ninth year and a return to the then current assessment the tenth year. The conditions of eligibility are:

• Properties within residential zoning districts must conform to the zoning classification. Land use is not a determining factor for properties not zoned residential.

• Properties must be considered contributing at the National or State level, as well as at the local level. Contrib- uting means that the property contains enough historic details or character to add historic value to the area.

• Properties cannot receive this local tax freeze simultaneously with any benefits through the State Rehabilitation Act. Sequential benefits are allowed.

Some important notes about the tax freeze program:

• The property will continue to receive assessments during an approved freeze. While the tax bill will still reflect the frozen assessment, any dispute about assessments should be made when notified of the change rather than when the freeze has ended.

• While the property assessment on which the taxes are based will be frozen, the millage rate will not. Therefore, the actual amount paid may fluctuate.

• The freeze runs with the property and transfers to new owners.

• The freeze can only be received once. Applicants can contact the tax assessor if unsure of a past approval.

Applications for the Tax Freeze may be printed from the Planning Department website at www.athensclarkecounty.com/planning or picked up at the Planning Department.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 154 154 C. The National Register and What It Means To You

Historic property designation is possible on the National, State, and Local levels. Property may be designated at only one level or all three. Each level offers its own incentives, rewards, and challenges.

National designation means that a property, site, or district is listed in the National Register of Historic Places. This is a listing maintained by the federal government through the National Park Service. Being listed in the National Register provides formal recognition of a property's historical, architectural, or archaeological significance based on national standards. National Register designation identifies significant historic properties that can be taken into account in a broad range of preservation and development activities. It also ensures that these properties will be considered in the planning of state or federally assisted projects. National Register listing does not place obligations on private property owners to rehab structures, nor does it require any review of renovation or new construction on the property. Various grants or tax incentives may be possible for projects at listed sites depending on the project and available monies at that time.

State level designation means that a property is listed in the Georgia Register of Historic Places. The Georgia Regis- ter uses the same criteria and documentation procedures as the National Register of Historic Places. Properties listed in the National Register are automatically listed in the Georgia Register. However, properties in the Georgia Register are not included in the National Register unless they are separately nominated. The Georgia Register is the state designation referenced by state laws and regulations regarding state grants, property tax abatements, the Georgia Environmental Policy Act, the State-owned Historic Properties Act, and other state preservation and environmental programs.

Local designation has different meanings for different communities. For properties in Athens-Clarke County, local designation means that protective measures are in place to review changes for their appropriateness and compatibility. This is the Certificate of Appropriateness process. Another aspect of local designation is the potential to qualify for the Historic Property Tax Freeze.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 155 155 D. How to Get Started Researching a Property’s History

With only a relative few historic properties in Athens-Clarke County having received comprehensive documentation of their history, many property owners find themselves needing to track down more information on their property or neighborhood to satisfy their curiosity or assist in understanding how that history relates to the current condition. A few research materials are available online, with many more resources available at several area libraries and record rooms.

One of the most informative and interesting collections for research are the Sanborn Maps. These maps were produced for a national insurance company starting in the late 19th Century and continued to the middle of the 20th Century. These maps were produced every few years and show all structures noted at that time in the areas covered. The maps are coded to identify the number of stories a building had and the roofing material as well as sometimes noting information about windows and accessory building’s use. The original maps are also color coded to indicate the type of construction. By using these maps you can learn the date range of construction or know that the structure pre-dates the earliest map for the area and how the building and its surroundings changed throughout the years. The maps are available online for the years of 1885 to 1918 at http://dlg.galileo.usg.edu/sanborn/. For the later maps, black and white copies are available on microfilm at the Heritage Room within the Athens-Clark County Library.

Another great resource is the collection of City Directories. These directories are the telephone books of the early days and include a reverse di- rectory, similar to what can be found online where a property address can be searched rather than a name. Tracking tenancy of a property can tell you who lived at that location, often if the person owned the property, and sometimes how long they had owned the property or their occupation. Tracking the tenancy back until there is no listing for the property can be a big clue into the age of a structure. The advised way to use these directories is to start in more recent times and work backwards to not be derailed by changes in street names and numbering that might have occurred. City directories for Athens date back to the 1880’s and are available at both the Heritage Room of the Athens-Clarke County Library and the Georgia Room at the Hargrett Rare Book and Manuscript Library on the University of Georgia campus.

Learning the names of previous owners of a property enables one to best research property deed records. These records from the past 50 years or so are still located at the Clarke County Courthouse. Older records dating back to 1801 are available at the Heritage Room of the Athens-Clarke County Library as are tax digests for the first half of the 19th Century, estate records, and other court documents and census information prior to 1930. While past issues of the local newspapers are available as well, they have not been indexed and, therefore, can prove difficult to use without specific dates of interest. For properties that have a past association with the University of Georgia, the Red and Black newspaper, which began in 1893 as a student publi- cation, is now archived and indexed online at www.redandblack.libs.uga.edu .

Another potential resource is the vertical file materials located in the Georgia Room at the Hargrett Rare Book and Manuscript Library on the University of Georgia campus. These files are indexed by biographies, city and county, and university topics and primarily include newspaper clippings. The index for these files is available online at http://www.libs.uga.edu/hargrett/garoom/vert.html. Other resources at this location include the 1967 Athens-Clarke Heritage Foundation House Survey forms which include some written documentation and a photograph for each of the approximately 800 properties surveyed. Other historic photographs might be included in various manuscript collections or within the limited photograph specific collections, but these small collections will not contain photographs for the majority of the historic properties in Athens-Clarke County. An index for the manuscript collection can be accessed online through the website for the Hargrett Rare Book and Manuscript Library on the University of Georgia campus.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 156 156 E: Glossary Of Terms

Architectural style: A categorization based on the external ornaments or decoration of a building. Architectural type: A categorization based on the unadorned, overall core form of a building, such as its shape and floor plan. Balustrade: A railing supported by a row of balusters and posts usually along the open edge of a porch. Battered Column: A column that is wider at its bottom sloping to a smaller width at the top. Often associated with the Craftsman style of architecture. Brackets: Decorative or structural units found at right angles such as where a wall and roof eave intersect. Certificate of Appropriateness (COA): A document certifying that a specified project has been found appropriate for a property and/or a historic district. Chamfer: A beveled edge often seen on the corners of square porch columns for decorative effect. Contributing Status: Refers to a building or property that adds to the aesthetic qualities or historic values for which a district is significant because it possesses integrity reflecting the district’s character or independently meets design criteria. Cornice: A horizontal projection that crowns or completes a wall or building with differing degrees of ornamentation possible. Curb Cut: A designed location for access between street and properties usually associated with driveway locations. Dentils: A series of small rectangular blocks below a cornice resembling a row of teeth. Eave: Projecting overhang at the lower edge of a roof. Exposed Rafter: The revealed end of a rafter or sloped beam supporting a roof, which is not obscured by the roof. Façade: The face of a building, especially the principal face. Fascia: A flat horizontal band between moldings, especially in a classical entablature. Fluted Column: A long rounded groove incised on the shaft of a column for decorative effect. Glazing: Glass set in frames such as that found at windows and doors. Historic Preservation Commission (HPC): The board appointed to make decisions about appropriate changes to historic properties and districts and recommend historic designation of properties among other tasks.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 157 157

In-Kind: Without change to design or materials Landmark Tree: A designation granted as part of a landscape management division program to recognize specific trees for qualities such as age, canopy size, uniqueness, historic association, or other qualities. Light Configuration: Refers to the number of panes a window is divided into for each sash. Muntin/ Mullion: The member supporting each glass pane in a window. Mortar: A mixture of bonding materials, such as cement, lime, sand and water, used to bind together bricks or stones. Non-Contributing Status: Refers to a property or building that does not add to the historic values for which a district is significant because of its age or alteration of historic integrity. Parapet: A low protective wall around the edge of a roof, often found on flat roofs. Pediment: A triangular element often used to accent a gable form or over an entrance to reference Greek architecture. Pilaster: A rectangular column set into a wall, usually for decorative effect. Porte Cochere: From the French for “coach door”, this is a protected underpass along a drive to allow passengers covered entry between vehicle and building. Portico: A roofed porch supported by columns and providing covered entrance to a building Roof Pitch: The angle of a roof slope. Sanborn Map: Historic insurance map often used to help understand the historic development of an area or property. Sash, Window: A frame in which the panes of a window are set. Secretary of the Interior’s Standards for Rehabilitation: Federally created design guidelines. See Appendix A. Sidelight(s): Vertical glazing located on one or both sides of a door sometimes with paneling at the lower half. Soffit: The underside of the overhang on a roof. Transom: A window above a door. Truss: A framework of beams designed to support a roof.

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 158 158 F: Additional Resources and Contacts

Local Level

Athens-Clarke Heritage Foundation Athens Historical Society, Inc Fire Hall No.2 PO Box 7745 Website:www.rootsweb.com/~gaahs 489 Prince Avenue Athens, Georgia 30604-7745 Athens, Georgia 30601 Clarke-Oconee Genealogical Society Phone: 706-353-1801 Fax: 706-552-0753 PO Box 6403 Website:www.rootsweb.com/~gacogs/ E-mail: [email protected] Website: www.achfonline.org Athens, Georgia 30604 Executive Director: Amy C. Kissane Georgia Room at the Hargrett Rare Book and Manuscript Library Athens-Clarke Public Library Heritage Room 3rd Floor of the UGA Main Library 2025 Baxter Street Phone: 706-542-7123 Fax: 706-542-4144 Athens, Georgia 30606 Website: www.libs.uga.edu/hargrett/garoom/ Phone: 706-613-3650 Contact: Laura Carter http://www.clarke.public.lib.ga.us/hqdepts/heritage/index.html

State Level Georgia Historic Preservation Division Georgia Alliance of Preservation Commissions Georgia Trust for Historic Preservation Department of Natural Resources P.O. Box 1453 1516 Peachtree Street, NW 254 Washington St., SW Flowery Branch, Georgia 30542 Atlanta, Georgia 30309 Atlanta, Georgia 30334 Phone: 404-881-9980 Fax: 404-875-2205 404-656-2840 Website: www.gashpo.org Website: www.uga.edu/gapc Website: www.georgiatrust.org

National Level National Park Service Preservation Action www.nps.gov/history/preservation.htm National Building Museum For some excelling training materials visit: 401 F Street NW Suite 331 http://www.nps.gov/history/hps/tps/online_ed.htm Washington, DC 20001 Phone: 202-637-7873 Fax: 202-637-7874 Website: www.preservationaction.org National Trust for Historic Preservation 1785 Massachusetts Avenue, NW National Alliance of Preservation Commissions Washington, DC 20036-2117 225 W. Broad Street Phone: 202.588.6000 Phone: 800.944.6847 Athens, Georgia 30602 Fax: 202.588.6038 Website: www.preservationnation.org Phone: 706-542-4731 Fax: 706-369-5864 Website: www.uga.edu/napc

Athens-Clarke County Design Guidelines for Historic Districts and Landmark Properties 159 159

Alternative Compliance Guidelines for the CD Zone Athens-Clarke County, Georgia June 5, 2007

Alternative Compliance Guidelines for the C-D Zone Athens-Clarke County, Georgia

1.0 General Intent Design standards for the C-D Zone District in Downtown Athens set forth a series of prescriptive measures for assuring that new buildings and alterations are consistent with the goals, objectives and policies set forth in the Comprehensive Plan for Athens-Clarke County.

New development should be sensitive to the traditional context from which the Downtown has evolved. However, accommodating new development and promoting infill helps to reduce sprawl in outlying areas.

While many projects will simply comply with the standards, there may be situations in which owners seek to use alternative means of achieving the desired results. The code, therefore, provides for an optional design review process, using more discretionary guidelines. This document provides those guidelines, which shall be applied as described below.

1.1 Relationship to goals in the Comprehensive Plan The Comprehensive Plan for Athens-Clarke County identifies Downtown as a special area, which is to have specific design standards, to “protect the historic character” and also to “insure that new buildings develop in a downtown style and are of sufficient intensity.” The Comprehensive Plan also introduces certain “corridors” in which a preferred character should be promoted through regulations.

1.2 General design principles The Comprehensive Plan states that the community should “develop and implement design standards for new development and redevelopment that address architectural composition (both material and form), site circulation, site and parking lot landscaping (including tree planting standards for parking lots), lighting and noise level standards.” These standards are further founded on considerations of urban design, which are set forth in the Comprehensive Plan. These include: - creating a pedestrian-friendly environment - establishing a sense of visual continuity while encouraging creativity and diversity in individual building designs - promoting a mix of uses that contributes to vitality of Downtown - conveying a sense of human scale

1.3 A Vision for Downtown The community seeks to have these attributes in Downtown Athens:

1.3.1 Downtown is the place of collective memory. Its buildings, sites and landscape features provide a record of the historical continuum of the community. If the record disappears, the cultural continuum is disrupted. And, while remembering this continuum is important, so is anticipating the future.

1.3.2 Downtown is a place of public expression. It is where the public goes to speak, to act, and convey who they are. This expression occurs in civic art, architecture, in activities and performances, and in public spaces.

1.3.3 Downtown is a place of human and humane experience. It is a place people can gather to enjoy a sense of community and be entertained and enlightened.

1.3.5 Downtown is accessible. Places are linked with safe and convenient systems that encourage movement and interaction. This applies first to the pedestrian, then public transit and non-motorized vehicles, and lastly, vehicular traffic.

1.3.6 Downtown is a place of diversity. This is true in all senses - demographic, activities, and physical environment. It is inclusive. Downtown is a microcosm of Athens-Clarke County and the diverse cultures of the community.

1.3.7 Downtown is environmentally sustainable. Buildings are constructed to last, and to make best use of resources. Its framework also supports sustainable commerce and movement.

1.3.8 Downtown is a place of economic vitality and vibrancy. Downtown is symbolically and factually the economic engine of the community.

1.4 Applicability by Area These design guidelines are for use in the C-D zone where compliance with design standards is required. The alternative compliance process shall not apply to properties in the Downtown Historic District.

1.5 Applicability by Use These guidelines apply to a commercial, residential and mixed-use development in the C- D one in which owner seeks to comply with the standards in the code through alternative measures. They also apply to any parking facilities, either surface lots or structures, whether developed as distinct land uses or in conjunction with other uses. In some cases,

staff may also use them in other conditional reviews where design compatibility is a concern.

These guidelines will not apply unless a request for alternative compliance with the design standards has been made.

2.0 The Character of Downtown Athens Downtown consists of approximately 300 acres that sit above the banks of the Oconee River, in a grid of streets which is slightly skewed from a north-south axis. It is generally bounded by Pulaski Street on the west, Dougherty Street on the north, the Oconee River on the east, and Broad Street on the south. The University of Georgia defines the southern edge.

College Avenue, which runs perpendicular to Broad, generally divides Downtown and was historically a primary commercial street. Clayton also is a primary commercial street, and the intersection of these two streets still conveys the sense of a downtown center. The greatest concentration of traditional commercial storefront buildings lies along Clayton Street, between Thomas and Lumpkin Streets. These are buildings with storefronts at the sidewalk edge, with masonry walls. Other lines of commercial buildings extend outward along downtown streets, but become less intense near the edges of the area.

Downtown also has been the historic center of government, which is reflected by city and county buildings, as well as courts and cultural facilities. It also has a high concentration of churches. All of these institutional buildings add accent to the area and convey its importance as the civic center for the community.

Key gateways into the Downtown occur at the approximate four-corners of the rectangular collection of commercial blocks. Of these, three enter at angles, which afford a special sense of entry into the area (Prince and North Avenues and Oconee Street). Gateways also define the entry points of Broad Street. The street rises from both points into Downtown, providing dramatic views.

The view over the Oconee River is also a noteworthy feature. Since Downtown sits high above the river, view opportunities abound. The northern and western edges of Downtown are framed by older established residential neighborhoods, which are predominantly single family in scale, although some larger multifamily structures exist. These neighborhoods create distinct, green edges to the more urban character of Downtown itself.

3.0 Design Areas The community's vision for Downtown, which is established in the Comprehensive Plan, is to be pedestrian oriented area with a vital mix of uses and a higher density of development. In general, the C-D zone is to be treated as a single entity, in terms of the application of development standards, but the code does acknowledge some variations, in context. Even so, there are some differences in development patterns that will emerge in response to variations in street patterns, topography, and relationships to abutting zone districts. In order to address these differing conditions, the C-D zone is to be considered in a set of sub-areas:

A. Downtown Historic District This design area is bounded approximately by Hancock, Jackson, Broad and Lumpkin, with some portions extending beyond those streets. See the attached map for the specific boundaries.

This area contains a high concentration of historically significant buildings, and their preservation is a goal. It is anticipated that alterations and additions to historic buildings will occur, and new infill construction may be feasible on some parcels that do not have historic structures. A key design goal for this area is to preserve its historic significance and to assure that new buildings will be compatible with traditional commercial storefront type structures. Objectives are to maintain a clearly defined street edge that is lined with storefronts and other features that provide a sense of human scale and create interest for pedestrians. That is, the edge of the street should be defined with buildings, not with parking lots. Small courtyards and plazas may provide accents along the street, but the line of building fronts should predominate.

This area is a locally-designated historic district, and a Certificate of Appropriateness, issued by the Historic Preservation Commission is required. The design guidelines for the historic district apply to this area.

B. West Downtown Design Area This area is bounded approximately by Lumpkin, Broad, Pulaski and Hancock. See the attached map for the specific boundaries. It contains a mix of commercial, residential and institutional uses.

This area should be an extension of the Downtown, in terms of the general character of buildings with respect to mass, scale, materials and articulation. It should be a place that invites walking, and supports active retail uses at the street level. It should evolve as a place with a mix of old and new structures, at varied heights. Many new buildings are expected to be more than two stories tall and a relatively high density overall is anticipated.

While West Downtown should feel related to the Downtown Historic District, some greater variety in the streetscape is expected, with plazas and courtyards giving variety to the street edge. Office uses and housing is expected on upper levels.

A design goal for this area is to promote a pedestrian-friendly atmosphere that is experienced as an extension of the Historic Core. The use of buildings with storefronts at the sidewalk edge is encouraged, but some variations in building setbacks and the use of landscaped open space along the street edge is to be accommodated.

Extending the sense of scale found in the historic core and enhancing pedestrian interest are also design objectives for this area, but more flexibility in the methods of achieving this is to be provided. The visual impacts of parking should be minimized, either by enclosing parking in structures, or placing it behind active uses.

C. East Downtown Design Area This area is bounded approximately by Thomas, Foundry, Broad and Strong Streets, with some portions extending beyond. See the attached map for the specific boundaries. Several new buildings have appeared in East Downtown recently, which have helped to shape its image. Commercial buildings, with retail uses at the street level, provide a framework for defining the street edge with storefronts. A new hotel and residential units are emerging that also have first floors with extensive window area that provide interest. These reinforce a vision of defining the street wall with buildings at the sidewalk edge that convey an urban character.

At the same time, several institutional facilities exist here. They have more formal entries, and include plazas and courtyards that animate the street scene. Therefore, some variation in the character of the street edge is appropriate. However, overall, this is envisioned as a relatively densely built area, with strongly defined sidewalk edges. This area is similar to the West Downtown Design Area, in that it has a strong sense of relatedness to the historic core. A design goal for this area is to promote a pedestrian- friendly atmosphere that is experienced as an extension of the Historic Core.

The use of buildings with storefronts at the sidewalk edge is strongly encouraged, but some variations in building setbacks and the use of landscaped open space along the street edge is to be accommodated. Maintaining the sense of scale found in the historic core and providing pedestrian interest are also design objectives for this area, but somewhat more flexibility in the methods of achieving this is to be allowed.

It is also important to note that portions of this area slope downhill toward the river. This provides some special view opportunities and also modifies the ways in which storefronts align in elevation. Rather than creating a straight line, a “stair-step” effect results when storefronts of similar heights are repeated along a block.

D. Dougherty Street Design Area This design area lies along Dougherty Street from North Avenue to Pulaski Street. See the attached map for the specific boundaries.

Dougherty Street should develop with an urban edge. At the same time, this is an area where a substantial amount of housing is anticipated. High rise housing may mix with townhouses and other mixed use developments. While much of this may be developed up to the sidewalk, there may also be projects that are set back, with courtyards and small lawns in front. Overall, some variety in the street edge is anticipated. Where buildings are set back, extensive landscaping, and street trees should set the foreground.

This area is relatively undeveloped at present, with large expanses of paved parking lots. It is not pedestrian-friendly at present, and a key objective is to enhance it to create a pedestrian-friendly street edge and to re-build a sense of connection with the historic core.

Locating buildings close to the sidewalk is encouraged here, however, it is anticipated that some new buildings in the area may be set back from the street edge, and will be perceived as individual, stand-alone structures in an open landscape. In such a case, a green, landscaped foreground should predominate. The visual impacts of parking should be minimized, either by enclosing parking in structures, or placing it behind active uses.

E. River Design Area This area is bounded approximately by Oconee Street, Foundry Street, North Avenue and the river. See the attached map for the specific boundaries.

The River Design Area differs from the others. Steeply sloping hillsides and the river valley combine to create a more informal street pattern and provide unique view opportunities. Many buildings overlook the multi-modal center and others have views to the river. Large expanses of green space also exist, which provide opportunities to orient development to these amenities.

This means that some buildings may be more “free-standing,” rather than sitting in conventional gridded streets. Nonetheless, defining the street edge with buildings and landscaping is an important objective.

Buildings in this area should be designed to orient to the street, but also to natural amenities, including the river and adjoining green space. In this respect, some may be “double-fronted.”

The street edge of such developments also should express visual interest and convey a sense of human scale for pedestrians. However, greater flexibility in the methods of accomplishing this is appropriate here.

While building at the street edge is encouraged, there are many cases where buildings may instead be located in a landscaped setting, as individual structures. It is anticipated that buildings here may be set back from the street edge. In such a case, a green, landscaped foreground should predominate. The appearance of cars parked in both structures and surface lots are to be minimized when viewed from the street and the river edge. This also is an area where providing pedestrian connections between properties is an objective; providing connections to regional trails is also desirable.

Overall, buildings in this area should maintain a sense of open space and provide through views to landmarks and natural amenities. Development should also reflect the topography of the area, by stepping building forms.

F. West End Design Area This design area is bounded approximately by Pulaski, Prince, Finley and Broad Streets, with another portion extending on the south side of Broad from Lumpkin to Newton and south until Wray Street. See the attached map for the specific boundaries. The West End area is anticipated to develop with a substantial amount of residential units, although some commercial uses and additional institutional facilities may also occur. Apartment buildings, townhouses and high rise mixed use developments will create a mix of building forms, and there may be more variety in the character of the street edge in this area.

This area has a mix of residential, commercial and institutional buildings. Many are freestanding structures, framed by yards and other landscaped areas. Varied setbacks are appropriate. It is anticipated that some buildings may be set back from the street edge. In such a case, a green, landscaped foreground should predominate. The visual appearance of parked cars, both in surface lots and in potential structures, is to be minimized.

It is also important to note that the West End design area abuts residential zones, and providing compatible transitions along these edges is an objective. Many buildings are institutional, and are “freestanding,” with formal front entries. These add accent to the urban fabric, but are not considered the context for new residential and commercial infill development; for infill of these uses, buildings that are positioned closer to the street are preferred.

Design Areas in the C-D Zone

3.1 Application of the Design Areas in the Design Guidelines The preceding descriptions of the design areas and the general vision for each of them are to be considered when applying the design guidelines for alternative compliance situations.

4.0 Site Design Guidelines

4.1 Building Setbacks The Zoning and Development Standards establish a requirement for building setbacks in the C-D zone. The setback requirements are defined for each of the Design Areas in the design standards. There is a minimum and maximum setback with a minimum percentage of front wall plane that must be at the required setback line. The intent is to create a sense of human scale and provide visual interest to pedestrians while also expressing the distinctions of the different Design Areas.

In most cases, the primary plane of the building should be at the required building line. However, setbacks may be modified if the intent of the standard is maintained as described below.

4.1.1. Define the building plane at the required front setback with architectural elements. Imply a building plane at the standard setback line by providing structural features at the street level that suggest a storefront composition.

4.1.2. Contribute to the character of the street edge with open space. The minimum length of building front that must be at the required setback may be reduced if it can be demonstrated that the resulting open space would contribute positively to the character of the street edge.

4.2 Parking Structures In the Zoning and Development Standards, a parking structure is required to have a “wrap” of other uses to maintain a traditional street edge. Commercial space is the typical design solution, since it provides a pedestrian friendly and active edge.

The standards mandate that a minimum of 70% of a building face on a parking structure be “wrapped” with other uses. However, there may be some cases in which site constraints make it impractical to do so. To the greatest extent feasible, this standard should be met. However, when it is not possible to meet the standard, a portion of the required active use may be substituted with other features that meet the intent of the standard by providing visual interest and a sense of scale as described at right.

4.2.1 Design the street edge of a parking structure to provide interest to pedestrians. The ground floor of a building should be composed of one or more of the following: - display windows

- display cases - architectural details - public amenities - wall art

4.2.2 Design alley sides of parking structures to be visually interesting. Where a “wrap” of active uses is not practical, consider lining the ground floor alley sides of parking structures with visually interesting architectural screens.

4.2.3 Design the upper floors of parking structures to be visually interesting. Where a parking structure is not “wrapped” or extends above a “wrap” of active uses, architectural elements including grills, railings and murals, should be used as screens.

Parking structures designed to provide interest to pedestrians at the street edge. Upper floors are screened with architectural grills, railings and murals.

4.3 Surface Parking Lots Section 9-25-8(E) of the Athens-Clarke County Codes requires surface parking lots to be sited in combination with active uses. The standards also require a landscape buffer of a planting density described in Section 9-25-8 and Section 8-7-15(J) of the Athens-Clarke County Code.

The intent of the standards is to minimize the visual impact of parked cars and ensure a pedestrian friendly environment. If this intent is met, the width and planting density of the required landscape buffer may be altered as described below.

4.3.1. Provide a visual buffer between surface parking lots and public rights-of-way. Use a combination of landscape and structural elements to meet the intent of the planting density requirement. Buffer surface parking lots with uses that can animate the street edge.

4.4 Buffers & Connections Providing connections between residential and commercial uses is encouraged. If a pathway or other connection is provided to link neighborhood serving commercial uses with an adjacent residential neighborhood, an exception to buffering requirements may be considered as follows. A surface parking lot is screened with a combination of trees, a low hedge, a metal fence and stone piers.

A stone wall, metal fence and trees screen a surface parking lot while an automated teller machine helps animate the street edge.

4.4.1. Provide and enhance pedestrian connections between abutting properties. When access would be beneficial, use one or more of the following elements: - landscaped pedestrian paths - plaza or public art walk

5.0 Building Design Standards

5.1 Horizontal Definition of Building Facades The standards define prescriptive measures for establishing horizontal definition of building facades with the intent of conveying a similar scale at the first and second floor

levels of buildings. The specific measures used to achieve horizontal definition may be varied through design review providing that the resulting design is compatible with the intent of the standards.

If the intent of the standards is maintained, the depth of the required molding may be modified, or the distance of a required wall setback may be adjusted. In addition, other methods of creating a horizontal definition may be considered, as provided below.

5.1.1. Define the first and second floors with clearly distinguishable horizontal details. This can be achieved with one or more of the following: - change in material - change in wall plane - change in color - change in texture or pattern - architectural panels

Alternative methods of achieving a horizontal definition: 1. Upper left - A change in materials and a wall plane setback at the second floor level 2. Lower left - Banding at the first floor level created by a change in material and texture 3. Upper right - A change in material and color at the first floor level 4. Lower right - A horizontal molding and canopy at the first floor level and a spandrel and line of window sills at the second floor level

5.2 Vertical Definition of Building Modules The Zoning and Development Standards mandate an articulation of vertical elements that reflect the scale of traditional buildings downtown. This encourages a pedestrian-friendly environment by establishing a rhythm of building modules along the street.

Prescriptive measures are defined in the code. However, the intent of the standards may be achieved in other ways. The dimensions of the prescribed options for vertical elements may be modified if the intent of the requirement can be met as described below.

5.2.1. Buildings should appear similar in width to those seen traditionally. This can be achieved by one or more of the following: - change in material - variations in wall planes - change in color - change in texture or pattern - architectural detailing

Vertical definition accomplished in a variety of ways: Top Left photo: varied setbacks in wall planes, emphasized in some cases with decorative trim elements (quoins). Bottom Left Photo: Notches in the building wall establish a definition, even though they do not extend down to the street level. Right photo: Projecting balconies and windows aligned vertically achieve a vertical definition in this building 14

5.3 Primary Entrance The primary entrance of a building should, ideally, face the street to match traditional building patterns and encourage pedestrian access. However, the entry may be offset or oriented differently, if it is clearly defined from the street and other elements provide a sense of connection with the street.

5.3.1 Define the primary entrance of a building from the street. This can be implied by the following: - recessed entrance with the door located perpendicular to the sidewalk - entrance court - other methods that imply a front building entrance on the street

A large inset defines the primary entrance to this building. Note also how the emphasis of the first floor columns helps to achieve a definition of vertical modules. (Bozeman, MT)

This canopy defines the primary entrance. Notice also how a horizontal articulation is achieved with moldings and a change in materials

5.4 Transparency A minimum percentage of glass is prescribed in the standards for walls that face a public way. The intent of the standards is to maintain the sense of visual continuity along the street, provide interest to pedestrians and contribute to a traditional sense of scale. If the design intent is maintained, the prescribed transparency percentages may be modified as follows.

5.4.1 Maintain the apparent solid-to-void ratios of facades seen on traditional commercial and residential buildings in the area. This can be achieved using one or more of the following techniques: - lower areas of transparency can be appropriate on upper floors if the building detail implies horizontally and/or fenestration is achieved with other means - larger areas of transparency can be appropriate if they are located above the first floor or highlight an entrance.

5.4.2 For walls that face secondary public ways, consider a reduced percentage of transparency. Alternative methods that may be used to provide a sense of traditional scale and visual interest include: - display windows - display cases - architectural details - public amenities - landscaping - signs

Variations in transparency may be appropriate where the overall sense of scale and visual interest is achieved.

Landscaping, combined with articulation of materials along a secondary wall, may be considered in some circumstances. This would not be appropriate along a primary street frontage.

Display cases and murals may sometimes be used on secondary walls

Preferred percentage of transparency

5.5 Building Materials Because traditional masonry materials exhibit the desired sense of texture, they are the preferred building materials. However, other materials may be appropriate in limited amounts if they are sufficiently detailed to exhibit the sense of scale, texture and interest traditionally provided by masonry materials. To do so, substitute materials must include details with enough depth to create noticeable shadow lines and variations in texture and color.

The minimum percentage of permitted materials may be modified if the overall intent of maintaining visual continuity and a sense of traditional scale along the street is maintained as follows.

5.5.1 New building materials should provide the visual interest traditionally provided by masonry. This can be achieved by one or more of the following: - a change in texture or pattern - a change in color - architectural detailing

In these examples, synthetic stone, cast concrete and stucco are used. Scoring joints, moldings, and contrasting trim elements help to create texture and scale.

Additional Design Examples

Transparency

Vertical articulation a combination of material changes and pilasters

Variations in wall plane create vertical expression

Vertical articulation Architectural metal cladding used in limited amount

Horizontal emphasis created by canopy overhang

Building composed of a “base,

middle and cap,” which

establishes a horizontal

expression

Horizontal definition of first floor; second floor with intermittent balconies

Variations in wall plane create vertical expression

Alternative materials

21 Dougherty Street Not required Not required River Not required Not required West End 30 feet 50%

¹The minimum percentage of the front wall plane between the street right-of-way and the maximum building setback line. The maximum length of a wall, set at an angle not exceeding 45 degrees to the street right-of-way and set back further than the maximum front setback line, shall not exceed 50 feet.

2. Parking structures. Any structured parking shall have leasable and occupiable commercial or residential uses between the property line and parking at street level. These other uses shall extend a minimum of 70% of the linear street frontage of the structure.

3. Surface parking lots.

a. Accessory surface parking areas shall not be located in the front yard or the side yard adjacent to a street (not including alleys).

b. A surface parking lot as a principal property use shall comply with the following setback requirements:

Design Area Min. Street Setback

Historic District Not Permitted West Downtown 10 feet East Downtown 10 feet Dougherty Street 10 feet River 10 feet West End 10 feet

c. A landscape buffer shall have a minimum depth of 10 feet between a street right-of- way (not including alleys) and the parking area. The landscape buffer shall incorporate a sight-obscuring hedge screen, which shall grow to be at least 24 inches and no more than 42 inches higher than the finished grade of the parking area, except for required vision clearance areas. Screen plantings shall be of such size and number to provide the

2 required screening within 12 months after installation. Adequate provisions shall be made to protect plant materials from being damaged by vehicles using the parking area.

d. Surface parking areas shall be shaded by trees in accordance with section 8-7-15(J).

e. Raised pedestrian walkways shall be installed through surface parking areas of 50 or more spaces or more than 100 feet in average width or depth.

f. Surface parking lots with 50 spaces or more shall be divided into separate areas and divided by landscaped areas or walkways at least ten feet in width, or by a building or group of buildings.

4. Public sidewalks shall be provided adjacent to a public street along the street frontage.

5. Trash storage areas, mechanical equipment, and similar areas shall be screened from view from adjacent public rights-of-way.

6. Outdoor storage areas and loading facilities shall be screened from view from adjacent public rights-of-way.

7. Transit amenities, bus shelters, and pullouts shall be required in accordance with the Athens-Clarke County Transit Service.

D. Building Design Standards.

1. Horizontal definition of the building façade. First and second floor levels of a wall of a building that faces a public street shall be horizontally defined with clearly distinguishable horizontal details, which shall extend for a minimum of 70% of the wall length. A horizontal element shall define the first floor and the second floor. The required horizontal articulation may be achieved by using one of the following methods:

a. A molding, ornamental trim, window casing or sill that projects a minimum of three inches from the primary wall surface, and/or b. A setback in the primary wall plane at the second and/or third floor level, a minimum of five feet from the floor below, and/or c. A permanently affixed canopy, extending a minimum of four (4) feet from the building face, and/or d. A horizontal fascia that defines floor structure between the first and second floors, and/or e. An eave of a porch, portico, or other similar element, which extends a minimum of 18 inches from the building face.

Examples of horizontal definition achieved through use of moldings, changes in wall plane, canopies and a spandrel beam. The moldings and canopies shown would each independently meet the requirement for horizontal articulation extending 70% of the wall length.

2. Vertical definition of building modules. Vertical definition shall be provided at a minimum of every 40 feet of façade length, using one or more of the following methods:

a. A molding, ornamental trim, or window casing projecting a minimum of three inches from the primary wall surface and is a minimum of three inches wide, and/or

b. A setback in the primary wall plane a minimum of three feet from the building face and for a minimum width of three feet.

3. Primary entrance. The primary public entrance of a building shall face a street and be directly linked to a public sidewalk. It shall be positioned no more than five feet above the finished grade at the front of the building.

a. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to entrances.

b. Buildings shall incorporate arcades, roofs, alcoves, porticoes and/or awnings at public entrances that protect pedestrians from the rain and sun.

4. Transparency. A minimum percentage of any wall facing a public street shall be transparent glass and shall be provided as follows:

Design Area Street Level Upper Levels min. % min. % Downtown Historic District 60% 20% West Downtown 50% 20% East Downtown 50% 20% Dougherty Street 30% 20% River 30% 20% West End 30% 20%

a. Transparency at the street level shall be measured from the finished grade at the street to 10 feet above grade for the entire width of the wall.

b. The following alternative design treatments may be used, singularly or in combination, to meet half of the transparency requirement at the street level:

(1) A display case, defined as a box with transparent glass facing the street with a solid panel behind for display of products and images of goods and services offered in the area. (2) Wall art, including murals, sculptural and other decorative treatment of exterior walls. (3) Landscaping, which is to be at least three feet high at the time of planting and of a type that will produce an opaque, evergreen planting screen capable of growing to a height of at least six feet within three years.

c. Windows must allow views into working areas or lobbies, pedestrian entrances or display areas.

5. Building materials. No more than 25% of a wall surface, singularly or in combination, may be of plaster, stucco, or metal sheet siding. Metal siding shall be prohibited on the first floor.

5 TEXT AMENDMENTS RE. C-D ZONE DESIGN STANDARDS

Section 9-10-4, entitled “Downtown district – Parking,” is hereby amended by deleting the title of said section in its entirety and substituting the following in lieu thereof:

“Sec. 9-10-4. Downtown district - Required parking.”

Sec. 9-10-6. Design Standards for “C-D” zone.

A. Design areas. For the purpose of this title, the C-D zone is divided into design areas as described in the “Alternative Compliance Guidelines for the CD Zone – Athens-Clarke County, Georgia,” (hereinafter “Alternative Compliance Guidelines”), dated June 5, 2007, adopted herein by reference, and available for public inspection in the offices of the Athens-Clarke County Planning Department and the Clerk of Commission.

Downtown Historic District West Downtown East Downtown Dougherty Street River West End

B. Design area boundaries. The location and boundaries of the design areas in the Commercial- Downtown (C-D) zoning district listed in paragraph (1) above are delineated on the Official Zoning Map of Athens-Clarke County, Georgia. The Official Zoning Map of Athens-Clarke County, Georgia, constituting the component part of the Zoning Ordinance of Athens-Clarke County, Georgia, by virtue of and in compliance with section 9-3-3 and section 9-3-6 thereof, is hereby amended by adding the boundaries of said design areas within the C-D zoning district, as shown on Attachment A hereto. The date of this amendment to the Official Zoning Map of Athens-Clarke County, as shown by Attachment A, shall be noted on said Official Zoning Map in the Clerk of Commission’s office and duly noted in the minutes of the Commission meeting. When uncertainty exists with respect to the location of the boundaries of any design area in the C-D zone, the rules of section 9-3-4, concerning zoning district boundary lines, shall apply in determining design area boundary lines. The boundary limits of individual design areas shall be completely contained within the C-D zone. In the event that a parcel is rezoned to the C- D designation, the Mayor & Commission contemporaneously with such rezoning shall assign a design area to such parcel. Such determination shall be based upon the parcel’s proximity to an existing design area and characteristics of the existing design area that are similar to those of the rezoned parcel.

C. Site Design Standards.

1. Maximum building setbacks. The maximum building setback from a property line adjacent to all street rights-of-way (not including alleys) shall be as follows:

Design Area Maximum Setback Minimum Wall Percentage¹ Downtown Historic District 0 feet 70% West Downtown 0 feet 50% East Downtown 0 feet 50% Plain concrete block (CMU), synthetic stucco (e.g., EFIS), mirror glass, and tinted glass with a tint of 20% gray or greater are prohibited exterior building materials.

6. All properties in the “C-D” zone shall have a minimum floor area (FAR) ratio of 0.40. Expansions of existing development for which at least 50% of the original structure is retained are exempt from the minimum FAR. Plazas and pedestrian areas, conforming to the standards of section 9-25-8-F.2, shall count as floor area for the purpose of meeting the minimum FAR. Reductions of the lot area calculation shall be allowed for flood plain, bodies of open water, wetlands, riparian buffers, slopes greater than 25 percent, buffers required by section 9-15-3, and public utility easements, if these areas remain vegetative or landscaped.

E. Alternative Compliance. Except for properties within the Downtown Historic District, applicants may request alternatives to compliance with the design standards of this section through a design review process guided by the separate Alternative Compliance Guidelines for the C-D Zone. Applications for alternative compliance will be processed through the Type III procedure described in Chapter 9-4 (Procedures). The Planning Commission shall review alternative compliance applications in light of any comments received from the public, the intent of the standards of this section, and the applicable design guidelines. An alternative compliance application may be approved upon a finding by the Planning Commission that:

1. The request would result in public benefits greater than any negative impacts; and

2. The request is consistent with the goals, objectives, and policies set forth in the Comprehensive Plan of Athens-Clarke County; and

3. The request is consistent with the attributes of the Downtown and of the Design Area described in the Alternative Compliance Guidelines; and

4. The request conforms to the relevant Alternative Compliance Guidelines.

Sec. 9-15-3. Buffer requirements.

B. Front yard buffers. Except in the C-D zone, all All nonresidential and multifamily uses adjacent to a local street and/or adjacent to or directly across from a single-family or two-family residence or district, and parking for two-family and single-family attached, must abide by the following front yard buffer requirements:

Sec. 9-25-8. Site design standards.

D. Non-residential design standards for “E” zones, the “I” zone, the “IN” zone, and “C” zones (other than C-D) not on corridor types on the Athens-Clarke County Corridor Designations Chart, as provided in section 9-25-8-J.

E. Non-residential design standards for “C” (other than C-D), “IN” or “E” zones located on Level One or Level Two corridor types based on the Athens-Clarke County Corridor Designations Chart, as provided in section 9-25-8-J, and any non-residential use other than agricultural buildings in any “AR”, “RS”, or “RM” zone.

1. Orientation and scale.

6 d. All properties in the “C-D” zone shall have a minimum floor area ratio of 0.40. If located on a Level One corridor type, developments of properties in “C-G” or “C-N” zones shall have a minimum floor area ratio of 0.40. If located on a Level Two corridor type, developments of properties in “C-G” or “C-N” zones shall have a minimum floor area of 0.25. Expansions of existing development for which at least 50% of the original structure is retained are exempt from these FAR minimums. Plazas and pedestrian areas, conforming to the standards of section 9-25-8-F.2, shall count as floor area for the purpose of meeting the minimum FAR. Reductions of the lot area calculation shall be allowed for flood plain, bodies of open water, wetlands, riparian buffers, slopes greater than 25 percent, buffers required by section 9-15-3, and public utility easements, if these areas remain vegetative or landscaped. For properties with frontage on more than one designated corridor, the higher floor area ratio shall apply.

G. Parking lot landscaping and screening standards. All parking lots, which for purposes of this section, include areas of vehicle maneuvering, parking, and loading, shall be landscaped and screened as follows:

1. Screening at required yards.

c. The screen height may be achieved by a combination of earth mounding and plant materials, developed to the standards contained in section 9-15-3, “buffer requirements”.

2. Screening Parking abutting property lines. A screen developed to the standards contained in section 9-15-3, “buffer requirements”, Except in the C-D zone, a ten-foot-deep buffer shall be required when parking abuts a property line. Where a buffer between zones is required, the screening shall be incorporated into the required buffer strip, and will not be an additional requirement.

K. C-D zone standards. In addition to the requirements of this chapter, all development in the C-D zone shall comply with the regulations and design standards of Chapter 9-10 “Commercial (C) Districts”.

Sec. 9-30-9. Design requirements.

E. Development and maintenance. The development and maintenance as provided below shall apply in all cases, except single-family and two-family dwellings.

6. Streetscape standards.

b. In all zones, except single-family zones and the C-D zone, where parking facilities or driveways are located adjacent to residential or agricultural zones, school yards, or like institutions, a sight-obscuring fence, wall, or evergreen hedge not less than five feet, nor more than six feet high shall be provided on the property line as measured from the high grade side. Said wall, fence or hedge shall be reduced to 30 inches within required setback areas, or within ten feet of street property lines, and shall be maintained in good condition. Screen plantings shall be of such size and number to provide the required screening within 12 months after installation. Adequate provisions shall be made to protect walls, fences or plant materials from being damaged by vehicles using said parking areas.

+708

+650 +654 Truck Classic Center Expansion Marshalling +690 +713 Yard

Foundry North Master Plan E. Dougherty St. Pavillion New Plaza Scale: 1/64” = 1’ +732 Limit of +660 Oconee River Lower Level

Boxes +640 +701 +660 Classic Center Willow St. +716 Grand Hall Arena Proposed +745 6,000 seats Judicial Boxes Center

Limit of +630 Lower Level Food Court +674 Classic Center Athena Foundry +717 Stair to Ballroom Building MMC New South Auto +717 N. Thomas St. Bridge Foundry St. Plaza +750 New Atrium Existing Plaza Elevators Plaza to MMC Fire Hall Key +717 Proposed Classic Center Hickory St. Parking Deck +622 Theater Athens 6 levels Existing 1200 spaces +750 Deck Transit Existing Existing Expansion Multi- +717 Classic Center Arena Expansion +753 Proposed Hotel Auto Bridge Deck 4 levels Modal +650 Lobby 8 stories +716 500 spaces Classic Center Deck Expansion 200 rooms Center +678 Driveway Under Building Athens-Clark County

Proposed +678 Proposed Commercial Pedestrian Way New Pedestrian River Access One Press Place Proposed Building Proposed Office Building 120,00 SF Residential 5 stories +739 Building 6 stories 65 units

+702 +672 +690 E. Broad St.

+732

January 23rd, 2020 Athens Arena ©2019 Smallwood, Reynolds, Stewart, Stewart & Associates, Inc. This drawing is the property of the architect and may not be used or reproduced without his written permission. X:\2019\219080.80 Classic Center Expansion

Truck +650 Hickory St. Level Master Plan +654 Marshalling Scale: 1/64” = 1’ Yard +690

Foundry Pavillion

+660 Secured Entrance Below +640

+701 +660 Classic Center Willow St.

Arena Proposed 6,000 seats Judicial Center

+630 Auto Bridge +674 Above

+717 Stair to MMC +717 Key

Existing Classic Center Arena Expansion Proposed Hickory St. Parking Deck Classic Center Deck Expansion Athens 6 levels Deck Transit 1200 spaces Athens-Clark County Expansion Multi- +717 Above Modal +650 Proposed Commercial 4 levels Center 500 spaces +678 New Pedestrian River Access

+678

Proposed Office Building 120,00 SF 5 stories

Willow St.

E. Dougherty St.

Classic Proposed Center Judicial Center Arena

Food Court

Classic Deck N. Thomas St. Center Expansion Proposed Parking Deck

Hickory St.

Proposed Proposed Office Building Hotel

E. Broad St. Proposed Residential Building

Classic Center Arena

Proposed Judicial center

Proposed Parking Deck

Proposed Hotel Deck Expansion

Proposed Office Building

Proposed Residential Building