DESIGN GUIDELINES for HISTORIC RESIDENTIAL AND COMMERCIAL PROPERTIES in BROWNSVILLE, TEXAS November 28, 2014
Prepared for The City of Brownsville, Texas
Quimby McCoy Preservation Architecture, LLP 3200 Main Street #3.6 Dallas, Texas 75226
Design Guidelines for Historic Residential and Commercial Properties in Brownsville, Texas
TABLE OF CONTENTS
1. Introduction
1.1 Purpose of Guidelines 1.2 Organization of Guidelines
2. Maps of District and Neighborhoods
2.1 Residential neighborhoods and the Downtown O11 Overlay District 2.2 Los Ebanos neighborhood 2.3 West Brownsville neighborhood 2.4 Buena Vida neighborhood 2.5 Downtown O11 Overlay District
3. Architectural Style Guide
3.0 Introduction 3.1 Spanish Colonial Style 3.2 Romantic Styles A. Greek Revival B. Italianate 3.3 Revival Styles A. Colonial Revival B. Neo-Classical Revival C. Tudor Revival D. Italian Renaissance or 2nd Italian Renaissance Revival E. Mission or Mission Revival F. Spanish Colonial Revival or Spanish Eclectic 3.4 Victorian Styles A. Folk Victorian B. Queen Anne 3.5 Vernacular Architecture 3.6 Modern Styles A. Prairie B. Craftsman C. Minimal Traditional D. Ranch E. Populist Modern F. International
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4. Residential Guidelines: Residential properties in Los Ebanos Heritage Overlay and West Brownsville neighborhood within the O11 Overlay, Downtown Heritage Overlay and Downtown O11 Overlay districts (excluding Buena Vida).
4.0 Introduction
4.1 Guidelines for Rehabilitation A. Site 1. Walkways 2. Driveways 3. Landscape 4. Fencing, Walls, and Site Characteristics B. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems and Other Site or Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures C. Building Materials 1. Wood 2. Masonry 3. Wood Shingle Roofing 4. Clay Tile Roofing 5. Metal Roofing 6. Metal Trim 7. Stucco 8. Paint and Color
4.2 Guidelines for Additions A. Building Features . 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems and other Site or Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures B. Building Materials
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4.3 Guidelines for New Construction A. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems and other Site or Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures B. Building Materials
4.4 Guidelines for Non-Contributing Residential Properties A. Site B. Building Features C. Building Materials
5. Residential Guidelines: Residential properties in Buena Vida O11 Overlay District
5.0 Introduction
5.1 Guidelines for Rehabilitation A. Site 1. Walkways 2. Driveways 3. Landscape 4. Fencing, Walls and Site Characteristics B. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems and other Site or Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures C. Building Materials 1. Wood 2. Masonry 3. Wood Shingle Roofing 4. Clay and Slate Roof Tile 5. Metal Roofing 6. Metal Trim 7. Stucco 8. Paint and Color
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5.2 Guidelines for Additions A. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems and other Site or Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures B. Building Materials
5.3 Guidelines for New Construction A. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems 8. Accessibility 9. Environmental 10. Accessory Structures B. Building Materials
5.4 Guidelines for Non-Contributing Residential Properties A. Site B. Building Features C. Building Materials
6. Guidelines for Commercial Properties in Downtown Heritage Overlay, Downtown O11 Overlay and O11 Overlay Districts
6.0 Introduction
6.1 Guidelines for Rehabilitation A. Site 1. Walkways 2. Landscape 3. Fencing, Walls and Site Characteristics 4. Signage B. Building Features 1. Building Form and Style 2. Porches, Entrances, Balconies, Galleries and Storefronts 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting
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7. Mechanical Systems and Other Site or Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures C. Building Materials 1. Wood 2. Masonry 3. Roofing 4. Metal Trim and Ornamentation 5. Stucco 6. Paint and Color
6.2 Guidelines for Additions A. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems and other Site and Building Accessories 8. Accessibility 9. Environmental 10. Accessory Structures B. Building Materials
6.3 Guidelines for New Construction A. Building Features 1. Building Form and Style 2. Porches, Stoops, and Porte-Cocheres 3. Doors 4. Windows 5. Roofing 6. Exterior Lighting 7. Mechanical Systems 8. Accessibility 9. Environmental 10. Accessory Structures B. Building Materials
6.4 Guidelines for Non-Contributing Commercial Properties A. Building Features B. Building Materials
7. Definitions
8. Appendix
8.1 Secretary of the Interior’s Standards for Rehabilitation 8.2 References and Resources 8.3 Incentives
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1. Introduction
1.0 Purpose of Guidelines
These Design Guidelines are principles that are intended to protect the historic character of Brownsville’s historic neighborhoods and commercial buildings by guiding the preservation of features and materials, and of design of additions and new construction to be appropriate. These Guidelines are not meant to be used as black and white rules. Ultimately, the Guidelines will be interpreted by the City of Brownsville Heritage Council as part of their review process.
1.2 Organization of Guidelines
The Design Guidelines are organized similarly to the Secretary of the Interior’s Standards and are intended to be used jointly with this document and with the City of Brownsville’s O11 Downtown Heritage Overlay Ordinance.
Section 2: Maps of District and Neighborhoods These maps document boundaries of the residential neighborhoods and the O11 Downtown Heritage Overlay District.
Section 3: Architectural Style Guide The Style Guide is intended as a quick reference that identifies the commonly found architectural styles for commercial and residential buildings found in the historic neighborhoods and summarizes the character-defining features associated with each style.
Section 4: Residential Guidelines - Los Ebanos, West Brownsville and other Residential properties within the O11 Heritage Overlay District These Design Guidelines address existing historic features and materials and their repair and replacement, as well as alterations to these elements and new construction for these residential properties. The Guidelines focus on the retention and protection of the historic fabric of historic residences and the neighborhoods. Making a determination as to whether an element is historic or not is necessary before applying these Guidelines.
Section 5: Residential Guidelines – Buena Vida O11 Overlay District The Design Guidelines address existing historic features and materials and their repair and replacement, as well as alterations to these elements of historic properties, and new construction in this historic neighborhood. The Guidelines focus on the retention and protection of the unique historic fabric of the historic residences and the historic neighborhood. Making a determination as to whether an element is historic or not is necessary before applying these Standards.
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Section 6: Guidelines for Commercial Properties in Downtown Heritage Overlay, O11 Downtown Overlay, and O11 Overlay District The Design Guidelines address existing historic features and materials and their repair and replacement as well as alterations to these elements and new construction in these historic areas. The Guidelines focus on the retention and protection of the historic fabric of the historic commercial buildings, downtown and other commercial areas. Making a determination as to whether an element is historic or not is necessary before applying these Guidelines.
Section 7: Definitions The definitions of architectural terms and terms used in the Guidelines are provided here.
Section 8: Appendix The Appendix provides the Secretary of the Interior’s Standards for Rehabilitation, and reference and resource materials for convenient reference.
Note that the Design Guidelines, reference, and resource materials are subject to revision and reprinting.
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2. Maps of residential neighborhoods and the O11 Downtown Heritage Overlay District
These maps document the boundaries of the residential neighborhoods and the O11 Downtown Heritage Overlay District within Brownsville that are subject to these Guidelines:
Residential neighborhoods and the Downtown O11 Overlay District Los Ebanos neighborhood West Brownsville neighborhood Buena Vida neighborhood Downtown O11Overlay District
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2.1 Map of Residential neighborhoods and the Downtown O11 Overlay District
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2.2 Map of Los Ebanos neighborhood
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2.3 Map of West Brownsville neighborhood
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2.4 Map of Buena Vida neighborhood
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2.5 Map of Downtown O11 Overlay district
2-6 Brownsville Design Guidelines City of Brownsville, Texas 3. Architectural Style Guide
3.0 Introduction
Architectural style is the overall appearance of a definite type of architecture, distinguished by special characteristics and ornament. The style names provided or commonly used to describe distinct architectural styles have several sources: reference to historical or political periods (Colonial or Victorian), descriptive of the building itself (Minimal Traditional), a building’s heritage (Folk or Vernacular), or its form (Bungalow or Shed). Regardless of a building’s particular architectural style, understanding its style is an important first step to not only appreciating it, but critical when considering modifications to the commercial or residential building. The most successful modifications are those that compliment the building’s style instead of subjugating or fighting it.
Some of the earlier architectural styles found in the United States were imported directly from Europe by settlers and are considered to be Colonial Styles, such as French Colonial and Spanish Colonial. Many other styles found in the United States are considered Revival styles - styles that were based on historical styles, some of which occurred centuries or even millennia ago. Examples of such styles include Spanish Colonial Revival, which borrows architectural elements such as parapets and tile roofs from the architecture of the Spanish colonial era, Greek or Neoclassical Revival, which is loosely based on and incorporates elements from classic Greece and Rome, and Colonial Revival, which incorporates building forms and elements from the American Colonial era of the 1600s to 1776. The architectural style of some buildings cannot be classified due to the uniqueness of the building; this includes buildings that do not incorporate any traditional elements or form or are considered “transitional,” with one style bleeding into another. Buildings that have suffered major alterations that disguise the original style and newer buildings are also difficult to classify. The classification process benefits from perspective as well as time for review and consideration for new styles - it can take several decades for this process to reach completion and a style to be named.
While several style guides were referenced in the preparation of this document, A Field Guide to American Houses, by Virginia & Lee McAlester, remains the best source for residential stylistic information. A list of other useful style guide resources can be found in the Appendix.
The most widely used architectural styles found throughout the residential properties in the Los Ebanos Heritage Overlay, West Brownsville Heritage Overlay, Downtown Heritage Overlay and O11 Heritage Overlay districts and are described on the following pages. Please note that the years in which each style was commonly used in the United States are shown next to the style name.
3-1 Brownsville Design Guidelines City of Brownsville, Texas 3.1 Spanish Colonial Style (1600-1850, 1840s-1890s locally)
The Spanish Colonial style in Brownsville dates predominantly from the Spanish colonial era that began when Spanish settlers arrived in what would become Brownsville in the early eighteenth century. As these settlements grew, the settlers constructed grander, more permanent buildings and borrowed architectural styles from their native European countries. They blended their European styles with building practices borrowed from the local Native Americans to create a Colonial architecture that looked European yet also worked with the local climate. While Spanish styles most significantly affected Brownsville’s colonial architecture, the French styles (imported from New Orleans and nearby French settlements) also made an impact.
Based on architectural forms found in Spain, the Spanish Colonial style includes two subtypes: the pitched roof type and the flat roof with parapet type. Spanish Colonial buildings are typically of solid masonry construction and some examples include a system of half-timbering with a thatched-roof that was inspired by Native American building traditions.
Brownsville still includes some of the original, commercial Spanish Colonial buildings, although most have been modified. These buildings are typically rectangular in plan, have a flat roof with parapet, some ornamental or corbelled brick along the cornice and small or few rectangular windows that originally had wooden shutters, and no glass. These buildings are also defined by multiple doorways and openings – a characteristic based on a system used throughout Spain where each individual room had its own door leading to an exterior courtyard. Ornamentation on Spanish Colonial buildings (with the exception of churches) was typically very simple.
Although true Spanish buildings from the seventeenth and eighteenth centuries typically included internal courtyards, Anglo influences in Spain’s American colonies (such as Brownsville) popularized the front porch. Settlements such as Brownsville located near a port or major body of water also received French architectural influences such as wrought iron second floor balconies with delicate balustrades.
This style is locally referred to as ‘Border Brick’ style.
Field-Pacheco Building, 1890, 1049 E. Monroe, Spanish Webb Drug Store, 1850, 409 E. 13th Street, Spanish Colonial with Victorian Balconies Colonial
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Central Market Area, ca. 1890s, E. Madison, Spanish La Nueva Libertad (Cueto Building), 1893, 1301 E. Colonial Madison, Spanish Colonial with French Colonial Balconies
3.2 Romantic Styles
The Romantic styles are based on the romanticism of the American identity and American architecture, which for the first time began to separate from the European styles that had defined colonial architecture. Following the War of 1812, Americans began rejecting traditional ties to England, and focused instead on creating a uniquely American identity by celebrating architectural styles with Gothic, Italian, and Greek influences. Architectural models evocative of Greek democracy were considered especially appropriate for the American republic.
A. GREEK REVIVAL (1825-1860)
Greek Revival was one of the most popular styles in American architecture during the early to mid nineteenth century, and used for commercial and residential buildings. This was due in large part to the fact that archaeological investigations in the early part of the nineteenth century led to renewed interest in Greek architecture. The fact that Greece was the birthplace of democracy and that Greece was involved in a war for independence around 1825 aroused sympathy in the newly independent United States, and Greek architecture soon became popular.
Greek Revival architecture was modeled on the buildings of Classical Greece, and included clear references to Greek architecture with emphasized cornices and entablatures, prominent square or rounded columns, and elaborated door surrounds. The style became so popular between 1825 and 1860 that it came to be called the “National Style,” and can be seen throughout the United States, including Brownsville.
Greek Revival buildings vary in form, and can include a variety of roof types and entry porches. The most common variation of a Greek Revival building in Brownsville includes the single story house with a full-façade porch and Doric columns. A front door surrounded by narrow sidelights and a rectangular transom that is incorporated into a prominent door surround is also common. Classical columns that support the porch roof are also a prominent feature of the Greek Revival style. The porch roof on a Greek Revival house is typically flat, but can also be a
3-3 Brownsville Design Guidelines City of Brownsville, Texas shed-style extension from the main house, which is a common variation found throughout the southern states.
Greek Revival commercial buildings had similar features as residences designed and built in this style - one to two stories, prominent, attached front porch (known as 'temple fronts') with classical columns, entry surround at the front entry and multiple windows – but there are few commercial structures of this style remaining in Brownsville.
Wooden double hung sash windows with multiple pane glazing of 6-over-6 or 9-over-9 configuration are typical.
Wood shingles were traditionally the most common roofing material, but have largely been replaced with composition shingles. Other roofing materials included red clay tile and slate tile roofs.
Exterior materials include horizontal wood siding, painted brick, or stucco.
Stillman House, c. 1850, 1305 E. Washington, Greek First Methodist Church, 1909 (demolished 1923), 918- Revival 922 E. Washington St., Greek Revival
B. ITALIANATE (1840-1885)
The Italianate style was extremely popular in American architecture between 1850 and 1880, but is a less common style in the southern states where the Civil War, Reconstruction, and a series of recessions slowed building progress during the style’s heyday. The Italianate style is loosely based on the architecture of informal Italian farmhouses or villas, and was a style first popularized in Europe as part of the Picturesque Movement that rejected the formal ideas of Classicism.
The Italianate style largely became popular in America through pattern books produced by authors such as Andrew Jackson Downing. These pattern books were published in the 1840s and 1850s, and allowed people to choose a house plan and architectural style out of a catalog, and then construct that house based on a prototype or pattern. Pattern books by authors such as Downing encouraged the use of the Italianate style predominantly for houses located in rural
3-4 Brownsville Design Guidelines City of Brownsville, Texas or suburban settings, for those settings related directly to the idea of the picturesque Italian villa. The Italianate style was ultimately a rejection of the classical, the formal, and the imposing, and also related to the romanticism of the American identity.
The Italianate style typically includes elements such as tall, narrow windows with elaborated window hoods, a low pitched roof, widely overhanging eaves supported by decorative brackets, bay windows, and door surrounds with columns or pilasters. Both simpler and more elaborate examples of the Italianate style are common throughout cities along the Gulf Coast including Brownsville. Wooden double hung sash windows with single pane glazing of 1-over-1 configuration are typical.
Wood shingles were traditionally the most common roofing material, but have largely been replaced with composition shingles.
Exterior materials include horizontal wood siding, brick, or stucco.
Brown E. Wagner House, 1894, 245 E. St. Charles, Russel l-Cocke House, 1877, 602 E. St. Charles, Italianate Italianate
Augustine Celaya (Laura S.) House, 1904, 504 E. St. Francis, Italianate
3-5 Brownsville Design Guidelines City of Brownsville, Texas 3.3 Revival Styles
Historic residential neighborhoods in Brownsville feature both the grand-scale and small-scale houses built in various Revival styles, generally with small setbacks and native landscaping. Revival styles recall elements from previous historic architectural traditions for stylistic inspiration. The trend in favor of Revival styles began largely with the Columbian Exposition of 1893 in Chicago and other such expositions, which stressed relatively pure interpretations of European architectural styles. Many historic houses in Brownsville are excellent examples of the different Revival styles.
A. COLONIAL REVIVAL (1880-1955)
The Philadelphia Centennial Exposition of 1876 is credited with first influencing American architects to look towards the country’s own architectural roots for inspiration. Based on the straightforward design of 17th and 18th century residential architecture, Colonial Revival houses are defined by their simple form and decorative detailing.
One of the more common styles in the Los Ebanos area of Brownsville, Colonial Revival houses are typically rectangular in plan, one to two-stories tall, have steep side-gabled roofs, dormers, minimal eaves, and a front porch supported by classical columns. One story side wings that are either open or enclosed also occur. Colonial Revival facades are usually symmetrical with equal numbers of windows on either side of the centrally-located door. Small entry porches consisting of an extended triangular or flat pediment supported on slender columns are also common.
Colonial Revival houses are known for their accentuated front doors which often have a decorative pediment, pilasters, fanlights, sidelights. Typical pediment shapes include flat, triangular, arched, and broken. While front doors are commonly centrally located on the front façade, many examples of the style in Brownsville have entrances that are off-center.
Wooden double-hung sash windows with multi-pane glazing, usually of 4-over-4 or 6-over-6 configuration, are typical. Windows can occur in adjacent pairs and usually have wooden shutters.
The typical roofing materials are composition shingles, as most historic roofing and wood shingles have been replaced.
Exterior materials include horizontal wood siding or brick.
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Neale House, 1853, 230 Neale Drive (moved from 709 Colonial Revival House, c. 1930 E. 14th), Colonial Revival
Morris Brown House, 1909, 204 E. Levee, Colonial Revival Frederick Hicks (Zuleika) House, 1909, 1249 W. Washington, Colonial Revival
B. NEO-CLASSICAL REVIVAL (1895-1950)
Neoclassical Revival, also referred to as Classical Revival, was a popular style for residential and commercial architecture during the first five decades of the 20th century. This renewed interest in classical architectural models came out of the 1893 World’s Columbian Exposition in Chicago, which had a classical theme.
Rectangular in plan, Neo-Classical houses typically have symmetrically balanced front façades dominated by full-height or one-story colonnaded porches. Roofs are typically hipped or side- gabled. Dormers and one-story side extensions are also common. Exterior materials include horizontal wood siding or brick. Wood shingles are the typical roofing material although most wood shingle roofing has now been replaced with composition shingles.
Neo-classical commercial buildings also typically have symmetrical front facades with centered entry doors and porch. Roofs are flat, often have triangular pediments supported on columns or semi-engaged pilasters. Columns can be fluted or un-fluted and typically have Corinthian or Ionic capitals. Square columns with simple capitals are also common.
3-7 Brownsville Design Guidelines City of Brownsville, Texas Both commercial and residential buildings often have elaborate and decorative door surrounds with pilasters; porch pediments, and side-lights are typical. Doors are wooden and can have a small amount of glazing divided into rectangular lights.
Wooden double-hung sash windows with multi-pane glazing, usually of 6-over-1, 6-over-6, 9- over-1, or 9-over-9, are typical.
Fernandez-Bollack House, 1912, 405 E. Washington, Cameron County Courthouse, 1912, 1130 E. Madison, Neo-Classical Revival Neo-Classical Revival
Robert Weller House, c. 1910, 611 E. Washington, Neo- Classical Revival
C. TUDOR REVIVAL (1890-1940)
When first utilized in the United States, the Tudor Revival style was used for large, architect- designed residences, which copied historic English examples. These were in turn copied for use on more modest homes in the 1920’s and 1930’s. This style was quite popular as it worked well for both small and large houses. A variety of decorative elements make for an endless variety of Tudor Revival examples.
Both small and large examples are non-symmetrical in form and have prominent steep front or side-gabled roofs, tall and narrow windows, dormers, cast stone trim, and minimal overhangs. Whimsical chimneys are common and they often have ornamental chimney pots. Smaller examples of the style are considered to be picturesque cottages.
3-8 Brownsville Design Guidelines City of Brownsville, Texas Front entries have small to minimal porches and are often located under their own smaller steep gable.
Doors typically have simple designs and are often made out of heavy wood. Arched doorways are common and have either rounded or flattened Tudor arches.
Wood or metal casement and wood double-hung windows are typical and often arranged in groups of three or more. Also common are multi-pane double-hung sash windows, leaded diamond lights, and stained glass.
Typical roofing materials are slate, concrete, and wood shingles. Most wood shingle roofing has been replaced with composition shingles.
Various exterior materials, such as brick, stone, timbers, and stucco infill, are common to the residential Tudor Revival style. Decorative half-timber framing, patterned and arched brickwork, and stone quoins are also typical.
Tudor Revival commercial properties are rare and do not exist in Brownsville.
Tudor Revival house, c. 1930 Tudor Revival house, c. 1930
D. ITALIAN RENAISSANCE OR 2ND ITALIAN RENAISSANCE REVIVAL (1890-1935)
The Italian Renaissance or 2nd Italian Renaissance Revival style became popular at the end of the nineteenth century, and was primarily used for architect-designed commercial buildings such as courthouses in large cities prior to World War I. The Italian Renaissance style attempted to mimic the “real” Italian architecture more so than the free, picturesque interpretation of the preceding Italianate style.
This newfound appreciation for authenticity was due to the fact that more Americans were traveling abroad to places like Italy at the turn of the century, and had the opportunity to see actual examples of Italian architecture. Improved photography at the turn of the century also provided Americans with better references to Italian buildings, while high quality masonry work
3-9 Brownsville Design Guidelines City of Brownsville, Texas and the availability of craftsman after World War I enabled the construction of larger buildings in the Italian Renaissance style.
The Italian Renaissance style typically includes a symmetrical façade with elaborate windows, widely overhanging eaves with decorative brackets, a low-pitch hipped roof, a clay tile roof and an overall effect of simplicity in its design.
Some high-style variations of the Italian Renaissance style include flat roofs with a prominent, dentiled cornice, belt courses, quoins, and other elaborate detailing.
Wooden double hung sash or casement windows with multiple pane glazing are typical. Arches above doors and windows are also common features of this style.
Bollack Building, 1933, 1223 E. Brownsville City Hall, 1933, 1001 E. Elizabeth, Italian Elizabeth, Italian Renaissance Renaissance (formerly U.S. Federal Building)
E. MISSION OR MISSION REVIVAL (1890-1920)
The Mission or Mission Revival style first became a popular architectural style in California, and then spread quickly throughout the American southwest. The Mission style has been considered the “Colonial Revival” style of the southwest because it draws on the Hispanic heritage that shaped that region, just like the Colonial Revival style drew on the English heritage of the northeast. The style was further popularized when the Santa Fe and Southern Pacific railway adopted the Mission style for its stations and resort hotels. The Southern Pacific Railroad served Brownsville, and they built their downtown railroad passenger station in Mission style.
The Mission or Mission Revival style typically incorporates elements from Spanish colonial architecture such as shaped parapets, arches, and quatrefoil windows with elements from the Prairie and Craftsman styles that were simultaneously becoming popular in American architecture. The Mission style quickly faded after World War I as architectural preferences in America shifted and people began to favor more precise copies of Spanish architecture rather than the “free” interpretation of the Mission Revival style.
3-10 Brownsville Design Guidelines City of Brownsville, Texas In addition to shaped parapets, arches, and quatrefoil windows, the Mission style is also characterized by clay tile roofs, tower elements, and arcaded entry porches. Wooden double hung sash windows with single pane glazing are typical, and will typically include arched elements.
Stucco is the prevalent exterior cladding material, and is usually white or an earth tone.
Rooflines can be various shapes, and by far the most common roofing material is clay tile.
Southern Pacific Railroad Passenger Depot, 1929, 641 E. Nel Roy Hotel Apartments, 705 E. St. Charles, Mission Madison, Mission Revival Revival
Grider-Burlay House, 1926, 611 W. Levee, Mission Revival
F. SPANISH COLONIAL REVIVAL OR SPANISH ECLECTIC (1915-1940)
The Spanish Colonial Revival or the Spanish Eclectic style developed after World War I and is most commonly found in the southwestern region of the country where the original Spanish Colonial architecture occurred and was available to shape a revival style. The Panama-California Exposition held in San Diego in 1915 was largely responsible for bringing attention to the Spanish Colonial Revival style, and encouraged architects to push past the “free” forms of the Mission Style and create more precise imitations of Spanish architecture. The Spanish Colonial Revival style therefore attempts to more directly imitate building forms found in and imported from Spain.
3-11 Brownsville Design Guidelines City of Brownsville, Texas The style is typically defined by arched windows and doors, an asymmetrical facade, and stucco wall surfaces. A low-pitch roof with clay tiles and a shallow overhang is also a defining characteristic of the Spanish Colonial Revival Style.
High-style examples of the Spanish Colonial Revival will typically include very elaborate low- relief ornament around the main entry, carved double doors, and twisted or spiral columns around windows and doors.
Both high-style and simpler examples of the style will also include ornamental iron grills over windows along with balconies or balconettes, decorative vents, elaborated chimney tops, and decorative tile. Wood casement or double-hung sash windows are typical and often arranged in groups of three or more, and also typically include arched elements.
Doors typically have simple designs and are often made out of heavy wood. Arched doorways are also common.
Cisernos House, 1926, 451 E. Adams, Spanish Colonial Casa Alta Apartments, 1928, West 8th, Spanish Colonial Revival Revival
Harry and Reba McNair House, 1937, 39 Sunset, Spanish Colonial Revival
3-12 Brownsville Design Guidelines City of Brownsville, Texas 3.4 Victorian Styles
A. FOLK VICTORIAN (c. 1870-1910)
The Folk Victorian style is defined by the presence of Victorian decorative detailing on more simple, folk house forms. Such homes were popular in Texas in the late 19th and early 20th centuries, and are typically much less elaborate than the Victorian styles they imitated. The plans are often similar to those of earlier Folk style houses with modest to larger room sizes, front and rear porches, rooms with windows on two sides for natural ventilation and high ceilings.
Typically one-story, Folk Victorian houses have asymmetrical plans that are often L-shaped, sometimes T-shaped, I-shaped, shotgun, or have a center passage. Roof forms are moderate to steep and simple in form with gable-front and gable-front-and-wing arrangements, often with boxed wall-roof junctions; hipped roofs are used at the rear of the house. Other characteristics include front porches (few wrap-arounds), simple wooden windows with vertical orientation, and decorative detailing along porches, cornices, and eaves.
Front porches with spindlework and turned columns as well as ornately detailed porch railings and supports are common on Folk Victorian style houses. Some gable ornamentation is also common.
Doors are typically simplistic in design, made of wood, and have large amounts of glazing; large oval shaped panes of glass are typical. Wooden double hung-sash windows with panes in 1-over- 1 or 2-over-2 arrangements are typical. These windows are often grouped together in pairs or threes.
Typical roofing materials were wood shingles, although most wood shingle roofing has been replaced by composition shingles. Exterior materials include horizontal wood siding, often in a variety of shapes and styles.
Brooks house, 1888, 623 E. St. Charles (moved from Laiseca Store and House (El Globo Chiquito), 1887, 1059 original location at 1131 E. Jefferson), Folk Victorian E. Monroe, Folk Victorian with unique double end gable, Folk Victorian
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Cavazos Truss House, 1905, 608 E. Adams, Folk Victorian
B. QUEEN ANNE (1880-1910)
The Queen Anne style first began in England, and was in some ways a revival of Medieval architectural forms. The Queen Anne style is defined by steeply pitched roofs with irregular shapes, front-facing gables, patterned shingles, bay windows, spindlework, and other details that aim to break up the front façade. The Queen Anne style was first popularized in the late part of the nineteenth century with the widespread adoption of balloon framing techniques that allowed for cheaper and rapid construction of more complicated forms. The expanding railroad system in the United States also helped spread the style’s popularity by making pre-cut architectural details like spindlework become readily available; people from around the country could order architectural details from a catalogue, have them shipped by rail, and then apply those details directly to their own houses.
The two most prevalent subtypes of the Queen Anne style include the Free Classic and the Spindlework styles. In both sub-styles, the floor plans are open and free-flowing while large front porches, towers or turrets, and fanciful details define the exterior facades. The Queen Anne Free Classic included elements of Classical architecture such as Doric columns, Palladian windows, and a dentilled cornice. The Queen Anne Spindlework house typically included “gingerbread” details like roof cresting, gable ornaments, delicate wood work or spindles around the porch, and corner brackets.
Wood double-hung windows are typical and are often placed primarily for interior location. Also common are multi-pane double-hung sash windows with leaded art or stained glass.
Typical roofing materials included slate and wood shingles. Most roofing has been replaced with composition shingles. Various exterior materials, such as brick, stone, timbers, and stucco infill, are common to the Queen Anne style. Decorative half-timber framing, patterned brickwork, patterned shingles, and the use of a variety of paints and colors are also common features.
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Rabb Plantation, 1891, Sabal Palm Sanctuary, Queen Puenta-Bruley House, 1911, 515 E. St. Charles, Queen Anne Anne
3.5 Vernacular Architecture
The term vernacular means “language of the people.” These buildings are designed by someone without formal training, are based on traditional or regional forms, and almost exclusively use locally-available materials. Vernacular buildings typically have a simple plan and design based on those handed down through generations. These designs address local environmental concerns and reflect cultural and historical traditions of the area. In many cases, vernacular architectural traditions have roots in early attempts at building that were perfected to local conditions and requirements through trial and error.
Vernacular house, c. 1930 243 E. Elizabeth, c. 1900, Vernacular
3-15 Brownsville Design Guidelines City of Brownsville, Texas 3.6 Modern Styles
The term ‘modern’ is used to denote architectural styles that evolved in the early 20th century. It combines functionalism with aesthetic ideals that rejected historical design precepts and styles that were common in the preceding centuries. In addition to the styles listed below that are well represented in Brownsville, other modern styles include Art Deco, Art Moderne, International Style, organic architecture and local variations.
A. PRAIRIE (1900-1920)
Frank Lloyd Wright is credited for first developing the Prairie style around 1900, and for ushering in the Modern movement in American Architecture. The Prairie Style originated in Chicago, and was popularized in the suburbs of large, Midwestern cities. Examples of the style spread quickly by pattern books and popular magazines, and the Prairie style became the common style of American suburbs until World War I. The Prairie style is one of the few indigenous American styles of architecture, and Frank Lloyd Wright and its other early architects borrowed elements from the landscape of the American Midwest such as wide open spaces and low horizons to create an architectural style defined by open plans and low, horizontal lines. The Prairie style ultimately rejects all European architectural precedents for something uniquely American.
In addition to an open floor plan and low, horizontal lines, the Prairie style is also defined by shallow-pitched roofs with broad overhangs, bands of casement windows, and raised porches. Belt and string courses, horizontal patterns in wall materials, and earth-toned stucco further helped this style relate to the elements of the American Midwest.
The typical Prairie house also emphasizes the top half or the upper story, includes a one story porch or wing, and incorporates massive square porch supports. These elements all help give the Prairie style a heavy, low, and horizontal look.
Wood or metal casement or double-hung sash windows are typical and often arranged in pairs. Ribbon windows are also common.
Typical roofing materials are slate, concrete, and wood shingles; most of these materials have been replaced with composition shingles. Various exterior materials such as brick, stone, timbers, and stucco are common to the Prairie style. Stone or concrete lintels, belt courses, and other details are also common, as concrete started to be used in residential architecture for the first time.
3-16 Brownsville Design Guidelines City of Brownsville, Texas
Manautou House, 1924, 5 E. Elizabeth, Prairie
B. CRAFTSMAN (1905-1930)
The Craftsman style first began in California around the turn of the century, and was the dominant style for smaller houses built throughout the country until about 1930. Architects Gustauve Stickley, Charles S. Greene, and Henry M. Greene are credited with first developing the style, although several influences including the English Arts and Crafts movement and America’s renewed interest in the craftsmanship of wood working and furniture making helped inspire the style’s overall development.
Through publications such as pattern books, the Craftsman style became the most popular and fashionable smaller house in the country during the first decades of the twentieth century. One- story vernacular examples of the Craftsman style are referred to as Craftsman bungalows.
The Craftsman style is typically defined by low-pitched, gabled roofs with wide overhanging eaves, exposed roof rafters, and decorative or false beams or braces added under the roof gables. Craftsman style houses also usually include porches supported by tapered square columns, multiple roof planes, and groups of multiple windows.
Doors are typically wood with simple glazing, often a series of glass panels in the upper portion of the door. Glass sidelights with either stained or beveled glass to match the front door are occasionally used.
Windows on Craftsman style houses are typically double hung sash windows, and can either be simple, 1-over-1 windows, 6-over-1 sash windows, or include art glass in the upper sash.
The most common wall cladding material is horizontal wood siding, while stone, brick, and wood shingles are also sometimes used.
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Craftsman house, c. 1925, One-story craftsman houses Craftsman house, c. 1915 with an upper story added behind primary gable roofs are commonly referred to as ‘airplane bungalows’
2-story Craftsman house, c. 1930
C. MINIMAL TRADITIONAL (1935-1950)
The Minimal Traditional style was an outgrowth of the depression years, which fused an eclectic design with low or modest incomes. In the later years of World War II, conservation of lumber for the war effort led to a very distinctive structural modification — most houses constructed were built with low-pitched roofs and without projecting eaves. After World War II, nearly all forms of decoration were abandoned in favor of more modern and simplified styles. Minimal Traditional is a precursor to the Ranch style, which dominated the housing market in the 1960s and 1970s.
These small houses have simple house and roof forms, a square or rectangular plan, low pitched roofs, front facing gables at entries, minimal front porches, asymmetrically placed entries, and large multi-paned windows. Most examples are one to one-and-one-half stories tall. When a half second story exists, dormers are appropriate. Large chimneys are common and many examples of the style resemble a stripped down version of Tudor Revival with shallower roofs.
3-18 Brownsville Design Guidelines City of Brownsville, Texas Front entries have stoops protected by a small awning, hood, or front-facing gable projection. Entries can also be slightly recessed into the front façade. Doors are simple, wooden, and often include a small amount of glazing.
Wood or metal double hung windows with single panes of glass in both sashes are common, as are steel or aluminum casement windows.
Typical roofing materials are wood shingles and asbestos shingles. Most wood shingle roofing has been replaced by composition shingles. While early forms utilize simple wood siding, wood shingles, or asbestos shingles, later versions were constructed of masonry veneer with brick and stone decorative accents. Combinations of brick, stone, and wood siding are utilized to offer some individuality to the structures.
Minimal Traditional house, c. 1950 Minimal Traditional with Tudor influences; c. 1940
Minimal Traditional with Spanish Colonial influences; c. 1935
3-19 Brownsville Design Guidelines City of Brownsville, Texas D. RANCH (1935-1975)
The Ranch style, which originated in California, replaced the Craftsman as the dominant residential style in the United States and was made possible by suburban development and the ownership of private automobiles. The style is typified by the maximization of the façade’s width and the incorporation of the garage into one wing of the structure (often with a concealed entry) so as to make the house look even wider. Front porches were minimized but wide picture windows or ganged windows at the front façade were common. The style evolved to focus on rear-yard patios and spaces where entertaining and family activities could take place in the privacy of one’s own back yard.
One-story houses with low-pitched hipped roofs are predominant. Other details include wide eave overhangs with exposed rafter tails as in the Craftsman style, decorative ironwork columns and trim, the use of brick or stone as a wainscot or in combination with wood siding, expansive picture or ribbon windows, and decorative shutters. Later examples have boxed eaves. There are several variations of the Ranch style including the massed Ranch and the split-level Ranch. The most predominant type of Ranch in Brownsville is the Minimal Ranch, which typically has a simple linear plan, small side wings, small front porches, and picture windows.
Both wooden and brick wall cladding materials are common on Ranch houses, and examples typically include modest amounts of traditional detailing based on Spanish or English Colonial precedents. Partially enclosed courtyards or patios borrowed from Spanish Colonial style houses also occur. Picture windows, ribbon windows, flower boxes, and attached garages are other typical elements of Ranch houses.
After World War II, building products such as steel windows experienced resurgence, and new materials such as aluminum windows and metal and vinyl siding were used on Ranch houses.
Typical Ranch house, c. 1960, Los Ebanos Neighborhood
3-20 Brownsville Design Guidelines City of Brownsville, Texas E. POPULIST MODERN (c.1950-1980)
The Populist Modern style was a result of the adaptation of Modern and International architectural styles for mainstream use. Populist Modern style uses some elements of the popular Ranch style, but typically incorporates Modern elements such as simple profiles, emphasis on geometric shapes (including triangles), large expanses of glass especially on the rear, minimal ornamentation, and a connection with the surrounding landscape through a low horizontal emphasis. The houses are often irregular in plan, and are one to one-and-one-half stories in height. Roofs are flat or low-pitched and can have no eaves or broad, deep eaves.
Doors may be decorative and often have large amounts of glazing.
Large, single-pane aluminum or wood windows are typical, particularly on the front façade. Large expanses of glass are common on the back façade. Other common window types include narrow vertical windows, horizontal windows, and clerestory windows.
Typical roofing materials include metal, built-up, and composition shingles. Roofs are sometimes flat.
Exterior materials include brick, stone, stucco, or concrete, and many also used rough wood planking or materials that became widely available in the 1950s such as plate glass, stainless steel, and metal alloys. In many cases, exposed wood or steel supports are used. A combination of masonry and wood is also common.
Populist Modern, c. 1960 Populist Modern, c. 1965
3-21 Brownsville Design Guidelines City of Brownsville, Texas F. INTERNATIONAL STYLE (1925-1960)
Originated in Europe following World War 1, this modern style rejected historical precedents and incorporated the tenets of functionalism. The style was showcased in an exhibit titled ‘Modern Architecture: International Exhibition’ at New York’s Museum of Modern Art in 1932 – thereby naming this new style. The first major International style buildings in the United States were designed by the European architects who relocated or visited the US during the late 1920s and 1930s.
International style buildings are based on the building’s individual function and site, and vary in form, size and other characteristics that unified previous styles. These buildings were largely devoid of ornamentation and each was typically unique in design. The structural system and materials were chosen in response to the building’s function but the use of steel structural frame was common as it could support a glass curtain wall or accommodate multiple locations for the placement of solid exterior and solid walls. The form of the building is typically rectangular with multiple roof forms, flat roofs, asymmetrical in form; the use of projecting cantilevers, overhangs above windows, balconies and unique outdoor spaces are common.
Modern materials were used such as large expanses of aluminum-framed glazing systems or plate glass window. Walls are smooth exterior surfaces of concrete, concrete blocks or plaster and occasionally aluminum or other metals. Roofs are typically flat.
George Kraigher house, Richard Neutra, architect Open Door Church, ca. 1960, 409 W. 2nd, International 1937, 525 Paredes Line Road, International Style Style
END OF CHAPTER 3
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4. Residential Guidelines:
Residential properties in Los Ebanos Heritage Overlay and West Brownsville neighborhood within the O11 Overlay, Downtown Heritage Overlay and O11 Downtown Heritage Overlay districts (excluding Buena Vida) 4.0 Introduction
Los Ebanos and West Brownsville are two distinct historic neighborhoods located within the O11 Overlay district and O11 Downtown Heritage Overlay district of the City of Brownsville. Los Ebanos is located northwest of Downtown Brownsville, bound roughly by Ringgold Street on the west, South Street on the east, Old Alice Road on the north and resacas on the south.
4-1 Brownsville Design Guidelines City of Brownsville, Texas
These resacas, small ox-bow lakes created by the Rio Grande, are important character defining features of the neighborhood and play an important role in the layout of the neighborhood, the relationship of the lots to one another, and the site and landscape features. Los Ebanos is also characterized by curvilinear streets, large grassy lots, and a variety of revival architectural styles including Colonial, Neo- Classical, Tudor, Mission and Spanish Colonial. Los Ebanos has a rich social and architectural history, and includes some of the best examples of high-style residential architecture in the City of Brownsville.
The neighborhood of West Brownsville, developed in 1909, is located west of Palm Boulevard and west of the Los Ebanos neighborhood, about a half mile from downtown. West Brownsville was the first planned subdivision in Brownsville and was considered a fashionable residential suburb. Like Los Ebanos, West Brownsville includes revival style houses such as Mission, Colonial, Spanish Colonial Tudor as well as Folk Victorian and Craftsman homes. Lots in West Brownsville are laid out on a grid and houses are typically more densely arranged than in the Los Ebanos neighborhood. West Brownsville also has a rich social and architectural history, and perhaps best represents the typical, residential architecture of historic Brownsville.
West Brownsville historic house Los Ebanos historic house
The remaining areas of the Heritage Overlay and O11 Downtown Heritage Overlay districts are also historically important areas of Brownsville and contain a number of Brownsville’s earliest buildings – including many that have national and local historic significance. These areas have undergone significant changes as Brownsville has evolved from a small community to a large city. The most obvious change of this growth is the creation of an urban downtown with adjacent areas transitioning from residential to commercial – a normal sequence of events for most cities.
These residential guidelines for properties in Los Ebanos, West Brownsville and other residential properties in these districts are divided into four sections: 4.1 Guidelines for Rehabilitation apply to alterations to contributing residential properties. 4.2 Guidelines for Additions apply to additions to contributing residential properties. 4.3 Guidelines for New Construction apply to new, stand-alone residential construction. 4.4 Guidelines for Non-Contributing properties apply to alterations and additions to non- contributing residential properties. Properties that reinforce the visual integrity of the neighborhood are considered contributing; refer to Chapter 7 - Definitions.
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While these Guidelines are applicable for residential structures in Los Ebanos, West Brownsville and remaining areas of the Heritage Overlay, and O11 Downtown Heritage Overlay districts, it is acknowledged that Los Ebanos and West Brownsville retain the vast majority of their historic residential buildings and are the most cohesive of these residential areas. For this reason, these guidelines typically include examples and photographs from these neighborhoods – which is not to imply that these guidelines do not apply (or apply to a lesser extent) to residential properties outside of these two neighborhoods or that such properties are of any less importance.
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4.1 Guidelines for Rehabilitation
The Guidelines for the rehabilitation of residential properties apply to contributing properties only.
The guidelines are intended to preserve the historic character defining features of the contributing properties by retaining as much historic material as possible, by repairing rather than replacing, and by protecting the historic features that give a property its character. Determining what features and materials are historic is the first step of any rehabilitation effort.
The guidelines prioritize the preservation of building facades that are visible from public streets; these are designated as “protected” facades and are defined by Diagram 4-1 for interior lots and Diagram 4-2 for corner lots. Protected facades should be preserved or restored, and should not be altered. Non-protected facades are the remaining facades of the building. Work to these facades shall be appropriate, but the guidelines recognize that change will occur and that alterations and additions may be required on these non-protected facades.
DIAGRAM 4-1: PROTECTED FACADES AT DIAGRAM 4-2: PROTECTED FACADES AT INTERIOR LOTS CORNER LOTS
A. SITE
Site and context are critical to the character of a historic building and neighborhood. Therefore, the relationship of buildings and structures to their respective sites, to adjacent sites, and to landscape features such as resacas are important character defining features of the Los Ebanos and West Brownsville neighborhoods. Avoid rearranging the site by moving or removing historic buildings and site features, such as walks, drives, fences, or walls which help define the historic value of the historic neighborhoods.
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Historic concrete street signs are important neighborhood features and should be protected.
1. WALKWAYS
a. GENERAL
There are many historic concrete, tile, and brick walkways that connect the street to the porch or entrance of the main building in the Los Ebanos and West Brownsville neighborhoods. These walkways are typically simple, perpendicular to the street, and incorporate small stoops near the porch or entrance. Some historic walkways in the Los Ebanos neighborhood are curvilinear and connect directly to the driveway rather than to the street. Whatever the form of the historic walkway, the original features and materials should be maintained.
b. GUIDELINES
1. Historic walkways are protected.
2. Historic walkways shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic size, form, location, and material.
3. Where changes to the historic walkways are necessary, the alterations and new walkways shall be similar to and compatible with the historic walkways.
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Walkway leading directly to front door Curving walkway from street to front door
2. DRIVEWAYS
a. GENERAL
Typical neighborhood driveways are narrow, located to one side of the residence near the side property line, are straight and perpendicular to the street, constructed of concrete, and typically lead up to a garage or carport. Driveways on adjoining properties are typically not located side- by-side. The pattern of driveways and the green space between them is a character defining feature of the neighborhoods, and should be preserved.
b. GUIDELINES
1. Historic driveways are protected except as noted below.
2. Historic driveways shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic form, width, location, and material.
3. It is encouraged that all historic driveways serving residences in Los Ebanos that front on Palm Boulevard are to be retained and preserved. However, if due to traffic and circulation, a single drive is difficult to use, a circular drive may be provided
4. Where changes to the historic driveway are necessary, the changes shall be permitted behind the protected façade of the main building.
4-6 Brownsville Design Guidelines City of Brownsville, Texas
Driveway at side of house leads to garage in rear yard
3. LANDSCAPE
a. GENERAL
Landscaping in these two neighborhoods and other areas within these districts vary, but the predominant front and side street yard landscaping includes expanses of grassy areas that connect one property to another. Various species of palm trees and cacti also define the general landscape. In Los Ebanos, landscaping is occasionally used to visually separate properties from one another.
b. GUIDELINES
1. Landscaping that was historically used in these historic properties or is native should be maintained as a character defining feature of the site.
2. Grass and vegetation should be mowed, trimmed and generally “kept up.”
3. Landscaping shall not obscure significant views of protected facades nor obscure view corridors to resascas or other character defining features of the neighborhood.
Native landscaping in large lawn Row of cactus serves as a ‘fence’ at edge of street
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4. FENCING, WALLS AND SITE CHARACTERISTICS
a. GENERAL
Historically, houses in Los Ebanos and West Brownsville had front lawns unobstructed by fences or walls. Today, houses in Los Ebanos typically do not include fencing around the front yard, and the neighborhood continues to be defined by large front lawns and a general openness. Where fences or walls occur in front yards, they are typically masonry, often with the upper portion a non-historic open masonry unit and often accompanied by shrubbery. Where lots back up to resacas, historic masonry walls of low to medium heights (typically 4’ to 5’ in height) and non- historic, tall, wood or chain link fences separate adjacent lots.
Today, some houses in West Brownsville have chain link fencing around the front yard; few houses retain their historic iron fences. Many yards have low masonry walls in the front yards, often with the upper portion a non-historic open masonry unit and often accompanied by shrubbery. Side and rear yards are often enclosed with non-historic, tall wood or chain link fences and occasionally with masonry walls.
Low historic concrete site wall with historic metal fencing Newer wrought iron fencing at a front yard on top
Newer chain link fencing often encloses front yards
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b. GUIDELINES
1. Historic fencing and walls are protected and shall be repaired rather than replaced.
2. However, if replacement of a historic fence or wall is necessary due to severe deterioration or damage, the replacement shall match the material, form, height, and dimension of the historic fencing or wall.
3. Fences and walls shall be appropriate to the style of the building.
4. Fencing and walls shall not obscure significant views of protected facades nor obscure view corridors to resascas or other character defining features of the neighborhood.
5. Fences and walls in front yards shall be 75% open and shall not exceed three feet, six inches (3’-6”) in height.
B. BUILDING FEATURES
The character defining features of an individual property and the neighborhood at large shall be preserved and protected. Determining which features are character defining for a given property involves understanding the house’s architectural style, the history of that property and the condition of the features. The elements listed in this section, when historic and in repairable condition, are common character defining features that are protected. However, individual properties may have additional features that are imbued with significance due to their unique design or due to an association with an important person or event, and these features need to be identified, recognized, and protected as well.
Protection of these features does not prohibit changes that may be required to achieve accessibility, life safety provisions, mandated code requirements, or in some cases, energy efficiency. These necessary changes need to be made in a manner that minimizes their impact and effect on the character defining features of the site or building.
Preservation work and alterations to features on non-protected facades shall be appropriate.
The peaked roof, arched windows, curvilinear parapet Rounded wall, protruding canopies, glass block window and entry overhang are some of the character defining and flat roof are typical character defining features of this features of this house Streamline Art Moderne house 4-9 Brownsville Design Guidelines City of Brownsville, Texas
1. BUILDING FORM AND STYLE
a. GENERAL
The form of a building is defined by its shape, roof line, and footprint on the property. The style is defined by both the form and the design of the features and materials that make up the building. Refer to the Architectural Style Guide in section 3 for more information about the characteristics of the style of the buildings in the neighborhood and for examples of what is appropriate design within each style.
b. GUIDELINES
1. The historic form of the building to the extent that it is visible from the opposite side of a public street is protected. Refer to Diagram 4-3 for sight lines that shall be used to determine visibility.
2. The historic architectural style of a building is protected. Where the style of a building has been altered, repairs and alterations shall serve to “bring back” the historic style of the building. Therefore, repairs and alterations shall be compatible with the historic style of the building.
DIAGRAM 4.3 SIGHT LINES PROTECTING FORM OF A PROPERTY
Typical, historic form of a ranch house includes strong The building form (2-story building with attached horizontal lines with low pitch, hip roof 2-story front porch) and unusual paired columns are character-defining features of this house
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2. PORCHES, STOOPS, AND PORTE COCHERES
a. GENERAL
Depending upon the style of the building, porches, stoops, and porte cocheres may be character defining features. These elements can vary from wrap-around porches on Folk Victorian buildings to small canopies at entrance doors on Mission Revival buildings.
Typically, porches, stoops, and porte cocheres are special and unique features that provide interest and variety to the neighborhood. Each style of building uses these features in different ways and it is important to maintain appropriate designs for these elements. For example, a Colonial Revival style porch is not appropriate on a Mission Revival style building.
b. .GUIDELINES
1. Historic porches, stoops, and porte cocheres are protected.
2. The enclosure of historic porches that were not originally enclosed is not permitted, except at side porches where the entire porch is integral to the roof form of the building, such as those commonly found on Tudor Revival style buildings. Such side porches may be enclosed using the following guidelines: a. Traditional metal mesh screening is used to enclose the porch b. If enclosed with glass, the enclosure shall utilize the maximum amount of glass practical. c. Glass shall be clear and in the largest expanses practical, with minimal sized mullions and muntins. d. The design of the enclosure does not draw attention to itself or add details and design features that are incompatible with the historic building. e. The enclosure maintains and does not obscure porch columns and other porch features. f. Windows, if used, shall be consistent in style with the historic windows on the building. g. The removal of non-historic enclosures from historic porches is encouraged. h. The reconstruction of missing porches and porch features is encouraged, based on documentation of the historic design.
3. The removal of non-historic enclosures from historic porches is encouraged.
4. The reconstruction of missing porches and porch features is encouraged, based on documentation of the historic design.
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Integral front porch and porte cochere at Tudor Revival Attached prominent porch with arched opening house
Open front porch with columns
3. DOORS a. GENERAL
Historic doors are an important character defining feature of a building. Door design typically provides an accent and may incorporate a special material, finish, or design that provides variety and interest to the neighborhood. Each style of building uses characteristic door styles and it is important to maintain appropriate designs for these elements. For example, a Colonial Revival door is not appropriate on a Mission Revival or Ranch style building.
b. GUIDELINES
1. Historic doors, including the frame and hardware, are protected.
2. Historic doors shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic door size, material, finish (painted or stained), and other design characteristics.
3. Replacement doors for non-historic doors shall be based either on: a. A design to match the historic door based on adequate documentation, or b. A design that is appropriate to the style of the building.
4. The retention of historic screen doors is encouraged.
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5. Glazing shall be clear without tint or reflectivity.
Historic front door with arched top Solid front door at Ranch house
Victorian Door Craftsman Door Door Types
4. WINDOWS
a. GENERAL
Historic windows are one of the most important character defining features of a building. Windows in the neighborhood vary according to the style of buildings from simple single hung, one-over-one light windows to decorative leaded glass casement windows. Typically windows within a building are of one or two types with occasional accent windows that may include special designs. Some windows are arched or include arched surrounds that serve as important character defining features. Each style of building uses characteristic styles of windows and it is important to maintain appropriate designs for these elements. For example, a Colonial Revival style window is not appropriate on a Mission Revival style or Craftsman style building.
Several architectural styles found in Los Ebanos and West Brownsville utilize arched windows or include arched surrounds – and these are character defining features of these buildings.
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Minimal Victorian Craftsman Traditional Window Window Window Window Types Group of three arched windows
b. GUIDELINES
1. Historic windows, including the sash, frame, glazing and sill are protected. Historic shutters, where applicable, are also protected.
2. Historic windows and shutters shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic window size, material, profile, finish (painted or stained), window pane number and configuration, and other design characteristics. When there is severe deterioration of windows such that repair is not practical, this condition shall be documented in written and photographic form before alterations are made.
3. Replacement windows or shutters for non historic windows shall be based either on: a. A design to match the historic window based on adequate documentation, or b. A design that is appropriate to the style of the building.
4. Replacement windows shall incorporate true divided lights (real window panes) or simulated window panes that are achieved by surface applied muntins on both the inside and outside of the glass. Plastic divider strips on the interior side of the glass are not permitted as a means of simulating divided lights.
5. Glazing shall be clear, without tint or reflectivity, except in cases where glazing must be replaced and an insulated glass unit is appropriate. A clear Low E coating is permitted upon review by Brownsville Heritage Council’s review committee.
6. Replacement glazing shall match the historic glazing where possible.
7. The restoration of specialty glass, art glass, stained glass, and leaded glass is encouraged to be treated by an artisan or specialist in this area.
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Rectangular steel window with operable casements at each side of center fixed pane
5. ROOFING
a. GENERAL
Historic roofing materials in the neighborhoods include clay tile, metal roofs, and composition shingle; today most residential roofs are composition tile, clay tile and metal roofing. Roofing is the single most important component of a building envelope, protecting other materials as well as the building interior from the damaging effects of water and moisture. Therefore, the maintenance of a roof is critical to the preservation of the building. Roof forms and materials are character defining features of a building.
b. GUIDELINES
1. Historic roofing, including eaves, soffits, cornices, parapets, coping, dormers, and decorative elements, such as cresting, and roof forms are protected.
2. Historic roofing shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the roofing material, texture, color, and shape, where possible or be similar in appearance to the historic roofing.
3. Replacement roofing for non-historic roofing shall be based either on: a. Roofing that matches or is similar in appearance to the historic roofing based on adequate documentation, or b. Roofing that is appropriate to the style of the building.
4. Substitute materials that simulate historic roofing materials are permitted where their design is appropriate.
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Historic clay tile at gable and shed roof forms as well as Complex roof form include clipped hip, dormer and gable chimney cap
Craftsman houses typically had wood shingle roofs since replaced with asphalt shingles (now considered appropriate)
6. EXTERIOR LIGHTING
a. GENERAL
Historic light fixtures are typically accent features that may incorporate a special material, finish, or design that provides variety and interest to the neighborhood. Each style of building uses characteristic styles of lighting and it is important to maintain appropriate designs for these elements. For example, a Colonial Revival style light fixture is not appropriate on a Mission Revival style or Craftsman style building.
b. GUIDELINES
1. Historic light fixtures are protected.
2. Historic light fixtures shall be repaired rather than replaced.
3. Replacement light fixtures shall be of a design that is appropriate to the style of the building.
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Wall mounted historic lights
7. MECHANICAL SYSTEMS AND OTHER SITE OR BUILDING ACCESSORIES
a. GENERAL
Mechanical equipment is generally located out of view from public streets and screened with landscaping. Insensitive installation of mechanical equipment and other site or building accessories, such as satellite dishes and television receivers, can cause damage to historic materials and alter the visual qualities of a building and neighborhood.
b. GUIDELINES
1. Mechanical equipment, satellite dishes, and similar building accessories, shall not be visible from a public street and shall not obscure significant views of protected facades nor obscure view corridors to resascas or other character defining features of the neighborhood.
2. Appropriate landscaping is encouraged to screen such equipment or accessories.
3. Window air-conditioning units are discouraged. However, if window units are necessary, they shall not be located on the front façade.
8. ACCESSIBILITY
a. GENERAL
Accessibility to a building by those with disabilities is necessary. Care must be taken not to damage or make inappropriate alterations to the visual qualities of a building and site. Most historic buildings in Los Ebanos and West Brownsville are built with a pier and beam foundation that raises the first floor significantly off the ground; this requires an accessible ramp, and often of great length. The intent of the guidelines below is to minimize the impact of accessibility on the protected facades of the main building.
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b. GUIDELINES
1. Locating ramps or other accessibility related elements on the side or rear of the main building is encouraged.
2. The installation of a ramp or other accessibility related elements shall not damage or obscure the character defining features of the main building.
3. The use of gently sloped ground and sidewalks to avoid the construction of ramps is encouraged, where possible.
4. The design of ramps and other accessibility related elements shall be appropriate to the style of the building, but without accurate period details.
Historic house New ramp
New walk to ramp
Historic sidewalk
Ramp from driveway to rear entry at house Accessible ramp to existing raised front porch
9. ENVIRONMENTAL
a. GENERAL
Making environmentally sustainable choices and improving the energy performance of a building are necessary but they can also cause damage or alter the visual qualities of a building and site. Historic buildings typically already incorporate many environmentally sustainable design features such as cross ventilation as well as shading on south and west sides of the building. Reuse of existing buildings is a sustainable act in and of itself. The intent of the guidelines below is to minimize the impact of environmental-driven improvements on the protected facades of the main building.
b. GUIDELINES
1. Solar panels located on roofs facing front or side streets are not permitted.
2. Storm windows and doors are permitted and may be approved if they are easily removable and do not damage the historic windows and doors.
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3. Awnings, canopies, and other removable sun shading devices are permitted. It is encouraged that these elements match the historic element where possible. Where the appearance of historic awning, canopy, or sun shading devices is not known, new elements shall be appropriate to the building or typical of other buildings of the same style in the neighborhood.
4. Shutters that operate are permitted where appropriate to the style of the building as a means of improving energy efficiency and protecting windows during storms.
5. The replacement of windows solely for environmental or energy efficiency reasons is not permitted.
Storm window with center muntin Historic homes typically included porches, canopies, attic aligning with window sash and ceiling fans, and other devices integral to the building to minimize or mitigate the impact of the harsh South Texas climate
10. ACCESSORY STRUCTURES Historic accessory structures such as garages are protected when they are visible from a public street. It is recommended that historic accessory structures that are not visible from a public street should maintain their historic integrity.
Typical accessory structure - garage 4-19 Brownsville Design Guidelines City of Brownsville, Texas
C. BUILDING MATERIALS
The preservation of historic materials provides individual properties and the neighborhood with authenticity and integrity.
1. WOOD
a. GENERAL
Wood is used for clapboard, weatherboard, wall shingles, doors, windows, and trim. In addition, door and window surrounds, exposed rafter ends, sun screening elements, entrance porches, brackets, and decorative elements are also typical character defining features built of wood.
b. GUIDELINES
1. Historic wood is protected.
2. Historic wood features shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in appearance, dimension, form and texture.
3. Exposed wood shall be painted, stained, or otherwise protected from deterioration, except for roof shingles and other elements that were historically unpainted.
4. Paint removal methods that involve thermal devices, failure to neutralize chemical strippers, stripping over a prolonged period such that the grain is raised and the surface is roughened, and mechanical abrasive methods are not permitted.
Wood trim in gable Wood siding, columns and trim
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Wood siding, columns, railings and trim
2. MASONRY
a. GENERAL
Masonry includes brick, stone, cast stone, mortar, and concrete. These materials are typically used as primary façade material, structural foundation piers, chimneys or accent materials. Masonry is typically considered a character defining feature.
b. GUIDELINES
1. Historic masonry and features such as texture, tooling, bonding patterns, and joint treatment are protected.
2. Historic masonry features shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic material, size, form, texture, bonding pattern, joint size, shape, appearance, color and mortar.
3. Painting, waterproofing, water repellant treatments and other coating of historic brick, stone, and cast stone is not permitted, except if it can be shown that the material was painted at the time the building was constructed or if it can be demonstrated that the masonry is unable to perform and is causing water penetration problems.
4. The removal of paint and other coatings that were not historically part of the building is permitted where testing has confirmed that the removal methods will not do harm to the masonry.
5. Cleaning of masonry should only be undertaken when necessary to stop deterioration and should employ the gentlest means possible, such as low pressure water and soft bristle brushes. Cleaning with chemical cleaners or micro-abrasive systems shall be tested on a hidden area of the building to determine if damage will occur and to ensure an appropriate cleaning treatment.
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6. Mechanical abrasive methods of cleaning such as grit or sand-blasting and similar techniques are not permitted.
7. Repointing of masonry should be undertaken only where joints are deteriorated—when mortar is missing, loose, or otherwise failing. Cutting out of joints shall be undertaken with care not to damage the masonry unit. Mortar for repointing masonry shall match the historic mortar in material, compressive strength, appearance, joint profile, and dimension. Ready-made gray cement mortars are typically not a good match to historic mortars and are not permitted.
Mission Revival buildings often used brick as primary façade Ranch houses also typically used brick as a primary façade material material
Damaged brick and mortar – in need of repair
3. WOOD SHINGLE ROOFING
a. GENERAL
Historic roofing materials utilized in the neighborhoods often included wood shingles. Today, the vast majority of wood shingle roofing has been replaced by composition shingle roofing, which is an accepted practice that is encouraged by the insurance industry. While historically accurate wood shingle roofing is encouraged, these guidelines also accept that composition shingle roofing is an appropriate substitution.
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b. GUIDELINES
1. Historic wood shingle roofing materials and features, including eaves, soffits, cornices, coping, trim, and cresting elements are protected.
2. Historic wood shingle roofing shall be repaired rather than replaced. However, if repair is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, texture, form, and color.
3. While the retention of historic or replacement wood shingle roofing is encouraged, replacement with composition roofing that is similar in size, texture and color to the historic wood shingle is also permitted.
New wood shingle roof has replaced historic wood shingle Wood shingle roof roof at this Folk Victorian house
4. CLAY TILE ROOFING
a. GENERAL
Historic roofing materials in the neighborhoods also include clay tile. This roofing is a character defining feature and is still readily available today for use in repairs and replacement work.
b. GUIDELINES
1. Historic clay tile roofing materials and features, including chinking, special shapes, ridge covers, end pieces, eaves, soffits, coping, and cresting are protected.
2. Historic roofing shall be repaired rather than replaced. However, if repair or replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, form, texture and color.
3. While the retention of historic or replacement clay roofing is encouraged, replacement with substitute materials that are similar in size, texture and color to the historic roofing is also permitted.
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Spanish Colonial style houses typically utilized clay tile Spanish Colonial style houses typically utilized clay tile roofs roofs
5. METAL ROOFING
a. GENERAL
Historic roofing materials in the neighborhoods also include metal. This roofing is a character defining feature and is still readily available today for use in repairs and replacement work.
b. GUIDELINES
1. Historic metal roofing materials and features, including special shapes, decorative ridge and end pieces, eaves, soffits, coping, and cresting are protected.
2. Historic roofing shall be repaired rather than replaced. However, if repair or replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, form, texture and color.
3. While the retention of historic or replacement metal roofing is encouraged, replacement with substitute materials that are similar in size, texture and color to the historic roofing is also permitted.
6. METAL TRIM
a. GENERAL
Metal is found in the neighborhood typically in accent elements such as building and porch roofs, railings, fencing and decorative screens, brackets, and grillework and are generally character defining features. Metal materials may include copper, lead coated copper, cast iron, wrought iron, aluminum, zinc, and steel.
b. GUIDELINES
1. Historic metal in accent elements is protected.
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2. Historic metal shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in all respects.
3. Retaining historic metal components such as gutters, down spouts, mailboxes, and hardware is encouraged.
4. Historic metal patina shall be retained. The patina may be protected with a clear coating, if desired.
5. Metals subject to corrosion such as steel, wrought iron, and cast iron shall be painted.
6. Cleaning of metals shall be undertaken using the gentlest means possible and with testing in obscure areas to determine if any damage will occur.
7. Mechanical abrasive cleaning and paint removal methods such as grit or sand blasting and harsh chemicals are not permitted.
Wrought iron columns and balcony Delicate metal columns and surround support a flattened railing above porch bell-shaped, copper roof at a front porch
7. STUCCO
a. GENERAL
Both Los Ebanos and West Brownsville include many architectural styles that historically utilized stucco as the exterior finish material - Mission Revival, Spanish Colonial and Spanish Eclectic houses. While Craftsman houses typically utilized wood siding as exterior finishes, occasionally a stucco finish was utilized. Stucco textures range from a smooth to rough finish and is typically brown, tan, or white in color. Stucco is a character defining feature of the neighborhoods.
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b. GUIDELINES
1. Historic stucco shall be preserved in place where possible, and is protected.
2. The finish and color of historic stucco is also protected.
3. Where removal of historic stucco is necessary due to severe damage or deterioration, new stucco shall be applied that matches the historic material in texture and color.
Painted stucco finish
8. PAINT AND COLOR
a. GENERAL
The preservation of a paint record for historic properties and appropriate paint color selections for repainting campaigns are important to the record and character of a historic neighborhood. Today, most of the historic paint has been painted over and often in very different colors. Paint color, particularly for buildings made primarily of painted wood, is a character defining feature.
b. GUIDELINES
1. Historic paint shall be preserved in place where possible beneath new paint. It is recommended that where removal of all paint is necessary to achieve a proper bond for new paint, retain a small area with the full record of paint layers for historic reference.
2. Paint removal, where necessary, shall be undertaken without causing damage to the historic wood, metal, or other substrate material. Refer to section 4.1 under Guidelines for wood and masonry.
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Painted wood siding and trim
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4.2. Guidelines for Additions
The Guidelines for additions apply to additions to contributing residential properties as identified in the beginning of this chapter.
It is recognized that changes to and the expansion of historic buildings are a necessary part of a building’s evolution. These guidelines are intended to manage that change in a way that protects the character defining features of the neighborhood.
Additions to historic buildings can be horizontal and vertical and shall be designed to minimize the impact on historic design and materials, and shall be compatible with the main building in massing, size, scale, and materials.
New additions to buildings should be done in such a manner that, if removed in the future, the essential form and integrity of the historic building and site would be unimpaired.
Additions to historic buildings shall be designed to be distinct from the original historic building, and shall not create false history by adding conjectural features.
A. BUILDING FEATURES
1. BUILDING FORM AND STYLE
a. GUIDELINES
1. Horizontal additions shall be set back from the front façade and/or the rear of the property, within the area of permitted addition locations indicated in Diagrams 4-4 and 4-5.
DIAGRAM 4-4: AREA OF PERMITTED ADDITION DIAGRAM 4-5: AREA OF PERMITTED ADDITION LOCATED ON INTERIOR LOT LOCATED ON CORNER LOT 4-28 Brownsville Design Guidelines City of Brownsville, Texas
2. Vertical additions are limited by the height of the existing building within sight lines visible from the street. Refer to Diagrams 4-3, 4-6 and 4-7.
DIAGRAM 4-6: AREA OF PERMITTED HORIZONTAL ADDITION BASED ON SIGHTLINE
DIAGRAM 4-7: AREA OF PERMITTED VERTICAL ADDITION BASED ON SIGHTLINE
3. Additions shall not destroy, damage, or obscure character defining historic features that are visible from the street.
4. Additions shall be designed to be appropriate to the style of the historic building.
5. Additions shall be compatible in form, scale, materials, and workmanship, and shall not result in the diminution or loss of historic character of the historic building or the neighborhood.
2. PORCHES, STOOPS, AND PORTE COCHERES
a. GUIDELINES
1. Additions to historic porches, stoops, and porte cocheres are not permitted.
2. The addition of a porch, stoop, or porte cochere on a main building that did not originally have this feature is not permitted.
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3. The reconstruction of a porch, stoop, or porte cochere based on adequate documentation of the historic appearance is encouraged.
3. DOORS
a. GUIDELINES
1. Doors shall be compatible in style, form, size, and material with the doors of the historic building.
2. Glazing shall be clear without tint or reflectivity.
4. WINDOWS
a. GUIDELINES
1. Windows shall be compatible in style, form, size, profile and material with the windows of the historic building.
‘2. The proportion of windows and the ratio of window to wall shall be similar to that of the historic building.
3. Windows with multiple panes shall use true divided lights or simulated divided lights that include muntins on the interior and the exterior of the glass. Muntins that are flat and applied on the interior of the window are not permitted to simulate divided lights.
4. Window screens that match the historic window screens are encouraged.
5. Window shutters, where appropriate to the style of the building, are encouraged.
6. Glazing shall be clear without tint or reflectivity.
5. ROOFING
a. GUIDELINES
1. Roofing shall match or be similar to the historic roofing.
2. Dormers located at the rear of the building or where they are not visible from the street are permitted. Dormers are not permitted on protected facades, unless there were historic dormers originally.
6. EXTERIOR LIGHTING
a. GUIDELINES
1. Exterior lighting on additions shall be compatible with historic exterior lighting.
2. The addition of exterior lighting shall be compatible with the historic lighting. 4-30 Brownsville Design Guidelines City of Brownsville, Texas
7. MECHANICAL SYSTEMS AND OTHER SITE OR BUILDING ACCESSORIES
a. GUIDELINES
1. Mechanical equipment shall be located where it is not visible from a public street or where it can be shielded from view by landscaping.
‘2. Large mechanical vents shall be located where they are not visible from a public street.
‘8. ACCESSIBILITY
a. GUIDELINES
1. A lift or elevator addition shall be located where it is not visible from a public street, where possible.
‘2. Refer to Section 4.1.B.8 for additional guidelines regarding a lift or elevator addition at additions to a house.
‘3. A lift or elevator shall be compatible in style, scale, and material with the historic main building.
‘4. Ramps shall ideally not be located on the protected façade. Ramps shall be compatible in style, scale, and material with the historic building, and where possible, obscured from the public view with landscaping. Refer to section 6.1 for additional guidelines regarding ramps for accessibility at additions to a house.
9. ENVIRONMENTAL
a. GUIDELINES
1. Refer to guidelines defined for the rehabilitation of historic buildings in Section 4.1.
2. Green roofs, defined as planted roof areas, are permitted on flat roofs, and are encouraged to not be visible from the street.
3. Rainwater harvesting is permitted, and is encouraged to not be visible from the street.
10. ACCESSORY STRUCTURES
a. GUIDELINES
1. Additions to accessory buildings shall follow the historic setback patterns of other accessory buildings on the property where they are visible from the street.
2. Additions to accessory buildings shall be lower in height than the main building.
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3. Additions to accessory buildings shall be compatible in style, form, and materials where they are visible from the street.
4. The reconstruction of replacement accessory structures in the same location and in the same design as the original is encouraged, where adequate documentation is available.
B. BUILDING MATERIALS
1. GUIDELINES a. Materials that are used in additions shall be compatible with the materials of the historic building.
b. Materials that are appropriate to the style of the building shall be used in additions.
c. Substitute materials including but not limited to simulated stone, vinyl and aluminum siding, simulated brick, plastic and vinyl fencing, plastic or simulated muntins, polished sheet metal, and heavily tinted glass are not permitted.
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4.3 Guidelines for New Construction
The Guidelines for new construction apply to new, stand alone residential construction in historic neighborhoods as identified in the beginning of this chapter.
It is recognized that new construction in historic neighborhoods are a necessary part of a neighborhood’s evolution. These guidelines are intended to manage that change in a way that protects the character defining features of the neighborhood.
New construction shall be designed to minimize the impact on historic neighborhoods.
New construction shall be compatible with the existing, historic buildings in massing, form, size, scale, and materials and appropriate with the neighborhood, yet distinct from the historic buildings.
Historically accurate replicas or imitations of buildings not originally on the property are not permitted. However, accurate reconstructions of buildings or portions of buildings that once existed on the property, where there is adequate documentation to support reconstruction, is permitted.
A. BUILDING FEATURES
1. BUILDING FORM AND STYLE
a. New construction at the front façade on a corner lot shall be set back from the street a distance that is within 5’ of the average setback of structures on the blockface. Refer to diagram 4-8.
b. New construction at the side façade facing a public street on a corner lot shall be set back from the street a distance that is within 5’ of the average setback of adjacent structures facing the side street. Refer to diagram 4-98
c. New construction at the front façade on an interior lot shall be set back from the street a distance that is within 5’ of the average setback of structures on the blockface. Refer to diagram 4-9.
d. Setbacks at side and rear facades other than those noted above shall meet City’s minimum setback requirements. Refer to diagrams 4-8 and 4-9.
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DIAGRAM 4.9: AREA OF PERMITTED DIAGRAM 4.8: AREA OF PERMITTED NEW CONSTRUCTION ON NEW CONSTRUCTION ON INTERIOR CORNER LOT LOT
2. PORCHES, STOOPS, AND PORTE COCHERES
a. GUIDELINES
1. Porches, stoops, and porte cocheres are encouraged in new construction.
2. Porte cocheres are not permitted to be located in front of the main building entrance.
3. DOORS
a. GUIDELINES
1. Doors shall be compatible in style, form, size, and material with doors on adjacent or nearby buildings or elsewhere in the neighborhood.
2. Glazing shall be clear without tint or reflectivity.
4. WINDOWS
a. GUIDELINES
1. Windows with multiple panes shall use true divided lights or simulated divided lights that include a muntin on the interior and the exterior of the glass. Muntins that are flat and applied on the interior of the window to simulate divided lights are not permitted.
2. Glazing shall be clear without tint or reflectivity.
5. ROOFING
a. GUIDELINES
1. Roofing shall be compatible in scale and material with the historic buildings in the neighborhood. 4-34 Brownsville Design Guidelines City of Brownsville, Texas
6. EXTERIOR LIGHTING
a. GUIDELINES
1. Lighting shall be compatible in scale and material with the historic buildings in the neighborhood.
7. MECHANICAL SYSTEMS AND OTHER SITE OR BUILDING ACCESSORIES
a. GUIDELINES
1. Mechanical equipment shall be located where it is not visible from a public street or where it can be shielded from view by landscaping.
2. Large mechanical vents shall be located where they are not visible from a public street.
8. ACCESSIBILITY
a. GUIDELINES
1. Elements associated with accessibility shall be compatible in scale and material with the historic buildings in the neighborhood.
9. ENVIRONMENTAL
a. GUIDELINES
1. Refer to guidelines for additions above.
10. ACCESSORY STRUCTURES
a. GUIDELINES
1. Accessory buildings shall be compatible with other accessory buildings in the neighborhood.
B. BUILDING MATERIALS
1. GUIDELINES a. Materials that are commonly found in the neighborhood as described in the Architectural Style Guide (Chapter 3) shall be used for new construction.
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4.4 Guidelines for Non-Contributing Residential Properties
The Guidelines for Non-Contributing Properties apply to alterations and additions to non- contributing residential properties, as identified in the beginning of this chapter.
It is recognized that these neighborhoods includes historic buildings with alterations and additions that have diminished the historic integrity of the original building, as well as buildings that are over 50 years old; these properties have been defined as non-contributing to the historic character of these neighborhoods. It is not the intent of these guidelines to preserve these non-contributing properties. However, when changes are proposed, it is the intent of these guidelines to guide these non-contributing properties toward a more appropriate design that is consistent with the character of the neighborhood.
Non-contributing properties may be demolished. The new construction that will take the place of the demolished building shall meet the site guidelines for additions and new construction and the guidelines for additions and new construction in sections 4.2 and 4.3.
A. SITE
1. GUIDELINES a. Refer to Section 4.2, Guidelines for Additions and Section 4.3, Guidelines for New Construction.
B. BUILDING FEATURES
1. GUIDELINES a. For non-contributing properties that are more than 40 years old, it is recommended that earlier features and construction be uncovered and exposed to view to determine if the property could be contributing. The removal of later construction would allow for an evaluation of the historic significance and potentially identification of a style.
b. Refer to Section 4.2, Guidelines for Additions and Section 4.3, Guidelines for New Construction.
C. BUILDING MATERIALS
1. GUIDELINES a. Refer to Section 4.2, Guidelines for Additions and Section 4.3, Guidelines for New Construction.
END OF CHAPTER 4
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5. Residential Guidelines:
Residential Properties in Buena Vida O11 Overlay District 5.0 Introduction
Buena Vida is a historic neighborhood located within the O11 Overlay district of the City of Brownsville. Buena Vida is located northeast of downtown Brownsville, bounded roughly by 7th Street on the northwest, US Expressway 77/83 on the northeast, International Boulevard on the southeast, and downtown Brownsville on the southwest.
Boundaries of Buena Vida neighborhood within the O11 Downtown Heritage Overlay district
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Comprised of small, residential lots with densely sited houses, the neighborhoods include a variety of architectural styles that include Mission Revival, Craftsman Bungalow, Folk Victorian and several forms of vernacular architecture. Homes in Buena Vida have a wide variety of character defining features that include small or half-sized lots, fences and site walls, and colorful paints and materials. Some alleys are used as public streets within the neighborhood. These long residential blocks have medium to large- sized trees, with tree canopies that provide shade for pedestrians and front yards. Many cross streets provide a direct one-way route to or from downtown Brownsville, and accommodate three to four lanes of traffic with accompanying issues of noise and enforcement.
Buena Vida developed as a working class neighborhood adjacent to the first railroad that served Brownsville in 1872 – the Rio Grande Railroad. This railroad connected Brownsville with Port Isabel, and allowed cotton and other goods to be sent over land to the port instead of by boats on the Rio Grande River. The railroad’s Freight Depot was located on Eleventh Street (between Harrison and Tyler Streets) and mills and warehouses soon located nearby, creating a demand for worker housing in the area. As the neighborhood developed, it integrated residential, commercial, institutional and government buildings including the historic Cameron County Jail, the more recent Cameron County Courthouse and Jail buildings and several churches. The Buena Vida Housing Development project, constructed in the late 1930s by the Federal Public Works Authority Housing Division, is a prominent feature of the neighborhood and the surrounding neighborhood adopted its name in the years following its construction. This housing development still provides housing for many families and seniors in the neighborhood.
One of the larger homes in the Buena Vida neighborhood Typical smaller house in the Buena Vida neighborhood
As the largely residential development continued in the twentieth century, there was a mix of smaller one and two-room houses as well as modest (and somewhat larger) houses. It was not uncommon for small rental houses to be located at the rear of the property, often facing the alley; sometimes two, three and even four small houses were located on one 50’ x 80’ lot. The neighborhood was largely completed by the 1920s, with the pattern of residential and commercial uses continuing today with churches, restaurants, child care centers and automobile repair businesses operating side by side with their residential neighbors in Buena Vida.
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Sanborn Map (1914) showing mix of Historic one or two-room rental house modest and smaller houses in Buena Vida
Historic house with 4’ high chain link fence at front yard and attached carport
While many of these houses retain their historic appearance with limited change, some have had changes that reflect the cultural history – including new low walls in the front yard, use of multi-colored tile on these site and building walls and use of bright colors at buildings, walls and fences. These changes are in keeping with the cultural and social history of the neighborhood and are considered appropriate.
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Other houses have been enlarged or replaced with newer construction – with some constructed of concrete frame, with porches and balconies at the upper floors and some with features that reflect the realities of Buena Vida – high masonry or metal fences and gates around the porches and carports for protection of property and vehicles. Such changes that do not obscure the front façade and have a minor impact upon a residential house may be considered appropriate. Changes such as an addition that is larger than the house or solid fences or walls in the front yard that obscure views of the house from the public right-of-way are not considered appropriate.
Concurrently with improvements noted above, there are many new residential buildings that have been constructed in the last decade; while many of these complement the adjacent or nearby historic buildings, others are of a larger scale than adjacent and nearby residential buildings and are not appropriate. While addressed later in this chapter, it should be noted here that new construction should be respectful of its ‘place’ and the neighborhood, and be of a compatible and complementary scale to the nearby historic residential buildings.
Due to Buena Vida’s unique history, social culture and architecture, special considerations for this particular historic neighborhood have been made within the design guidelines that are meant to encourage good historic preservation practices while still taking Buena Vida’s special circumstances into account.
These residential guidelines for properties in Buena Vida are divided into three sections: 5.1 Guidelines for Rehabilitation apply to alterations to contributing residential properties. 5.2. Guidelines for Additions apply to additions to contributing residential properties. 5.3 Guidelines for New Construction apply to new, stand-alone residential construction. 5.4 Guidelines for Non-Contributing properties apply to alterations and additions to non- contributing residential properties.
Properties that reinforce the visual integrity of the neighborhood are considered contributing; refer to Chapter 7 – Definitions.
While these Guidelines are applicable for residential structures in Buena Vida, there may be smaller, simpler structures elsewhere in the Heritage Overlay, Downtown Heritage Overlay and O11 Overlay districts that should also comply with this chapter of the Design Guidelines instead of Chapter 4 (for residential properties in Los Ebanos Heritage Overlay, West Brownsville neighborhoods, Heritage Overlay, Downtown Heritage and Downtown Overlay and O11 Overlay districts). The Heritage Commission, in conjunction with staff, should make this determination.
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5.1 Guidelines for Rehabilitation
The Guidelines for the rehabilitation of residential properties apply to contributing properties only.
The guidelines are intended to preserve the historic and cultural character defining features of the contributing properties by retaining as much historic material as possible, by repairing rather than replacing, and by protecting the historic features that give a property its character. Determining what features and materials are historic is the first step of any rehabilitation effort.
The guidelines prioritize the preservation of building facades that are visible from public streets; these are designated as “protected” facades and are defined by Diagram 5-1 for interior lots and Diagram 5-2 for corner lots. Protected facades should be preserved or restored, and alternations to these facades should be avoided if possible. Non-protected facades are the remaining facades of the building. Work to these facades must be appropriate, but the guidelines recognize that change will occur and that alterations and additions may be required on these facades.
DIAGRAM 5-2: PROTECTED FACADES DIAGRAM 5-1: PROTECTED FACADES AT AT CORNER LOTS INTERIOR LOTS
A. SITE
Site and context are critical to the character of a historic building and neighborhood. Therefore, the relationship of buildings and structures to their respective sites and to adjacent sites are important character defining features of the Buena Vida neighborhood. Avoid rearranging the site by moving or removing buildings and site features, such as walks, fences, or walls which help define the historic value of the historic neighborhood.
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Historic concrete street signs are important neighborhood features and should be protected.
1. WALKWAYS
a. GENERAL
In Buena Vida, houses are typically situated very close to the street or alleyway, and often have short concrete walkways with small front yards that connect the house to the neighborhood. These walkways are typically simple, perpendicular to the street, and incorporate small stoops near the porch or entrance.
b. GUIDELINES
1. Historic walkways are protected.
2. Historic walkways shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, it is encouraged that the replacement shall match the historic size, form, location, and material of the historic walkway.
3. Where changes to the historic walkways are necessary, the alterations and new walkways shall be similar to and compatible with the historic walkways.
Simple concrete walkway to house
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2. DRIVEWAYS
a. GENERAL
Typical neighborhood driveways are narrow, located to one side of the residence near the side property line, are straight and perpendicular to the street, constructed of concrete, and typically lead up to a garage or carport. However, on narrow lots that do not allow driveways to be located to the side of a residence, driveways often end at or near the front of the residence. Driveways on adjoining properties are typically not located side-by-side, and have small yards between them. It is encouraged that green spaces and the pattern of driveways be preserved.
b. GUIDELINES
1. Historic driveways are protected except as noted below: a. Historic driveways shall be repaired rather than replaced. However, if repair is
necessary due to severe deterioration or damage, the replacement shall match the historic form, width, location, and material.
b. The green spaces between driveways are protected, and should not be paved or covered to serve as a driveway or parking area.
Concrete driveway from street to carport at rear of property Concrete driveway ends at front of house
3. LANDSCAPE
a. GENERAL
Landscaping in the Buena Vida neighborhood varies, but the predominant front and side yard landscaping features include grass or lawn areas and courtyards. Various species of trees also define the general landscape.
b. GUIDELINES
1. Landscaping that is native to the Brownsville and South Texas area should be maintained as character defining features of the site.
2. Grass and vegetation should be mowed, trimmed and generally “kept up.”
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Typical trees and lawn at house in Buena Vida
4. FENCING, WALLS, & SITE CHARACTERISTICS
a. GENERAL
Historically, houses in Buena Vida included fencing around the property. Today, most properties in Buena Vida include some form of fencing or site walls around front, side, and back yards that help provide separation between neighbors and enclose yards. Fences are typically chain link and site walls are typically masonry with stucco. Fences and site walls are now character defining features of the Buena Vida neighborhood, and are encouraged to be maintained.
b. GUIDELINES
1. Historic fencing and walls shall be repaired rather than replaced.
2. However, if replacement is necessary due to severe deterioration or damage, the replacement shall be similar to the existing, historic fencing or walls.
‘3. Where an entire fence or wall is to be replaced, the replacement fence shall be appropriate to the style of the building.
4. Fencing and walls shall not obscure significant views of protected facades nor obscure views to other character defining features of the neighborhood.
5. Fences and walls in front yards shall be 75% open and shall not exceed three feet, six inches (3’-6”) in height.
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Open, masonry fence in front yard Colorful, painted wood fence in front yard
B. BUILDING FEATURES
The character defining features of an individual property and the neighborhood at large shall be preserved and protected. Determining which features are character defining for a given property involves understanding the house’s architectural style, the history of that property and the condition of the features. The elements listed in this section, when historic and in repairable condition, are common character defining features that should be protected. However, individual properties may have additional features that are imbued with significance due to their unique design or due to an association with an important person or event, and these features need to be identified, recognized, and should be protected as well.
Protection of these features does not prohibit changes that may be required to achieve accessibility, life safety provisions, mandated code requirements, or in some cases, energy efficiency. These necessary changes need to be made in a manner that minimizes their impact and effect on the character defining features of the site or building.
Preservation work and alterations to features on non-protected facades shall be appropriate.
Low pitched roof, narrow building (‘shot gun’) and front porch are typical character defining features of vernacular houses
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1. BUILDING FORM AND STYLE
a. GENERAL
The form of a building is defined by its shape, roof line, and footprint on the property. The style is defined by both the form and the design of the features and materials that make up the building. Refer to the Architectural Style Guide in section 3 for more information about the characteristics of the style of the buildings in the neighborhood and for examples of what is appropriate design within each style.
b. GUIDELINES
1. The historic form of the building to the extent that it is visible from the opposite side of a public street is protected. Refer to Diagram 5.3 for sight lines that shall be used to determine visibility.
DIAGRAM 5.3 SIGHT LINES PROTECTING FORM OF A PROPERTY
2. The historic architectural style of a building is protected. Where the style of a building has been altered, repairs and alterations shall serve to “bring back” the historic style of the building. Therefore, repairs and alterations shall be compatible with the historic style of the building.
2. PORCHES, STOOPS, AND PORTE COCHERES
a. GENERAL
Depending upon the style of the building, porches, stoops, and porte-cocheres may be character defining features. These elements can vary from wrap-around porches on Folk Victorian buildings to small canopies at entrance doors on Mission Revival buildings.
Typically, porches, stoops, and porte-cocheres are special and unique features that provide interest and variety to the neighborhood. Each style of building uses these features in different ways and it is important to maintain appropriate designs for these elements. For example, a Folk Victorian porch is not appropriate on a Mission Revival style building.
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Typical front porch extends across front façade Small front porch at house
b. GUIDELINES
1. Historic porches, stoops, and porte cocheres are protected.
2. The enclosure of historic porches that were not originally enclosed is not permitted, except at side porches where the entire porch is integral to the roof form of the building. Such side porches may be enclosed using the following guidelines: a. Traditional metal screening is used to enclose the porch b. If enclosed with glass, the enclosure shall utilize the maximum amount of glass practical. c. Glass shall be clear and in the largest expanses practical, with minimal sized mullions and muntins. d. The design of the enclosure does not draw attention to itself or add details and design features that are incompatible with the historic building. e. The enclosure maintains and does not obscure porch columns and other porch features. f. Windows, if used, shall be consistent in style with the historic windows on the building.
3. The removal of non-historic enclosures from historic porches is encouraged.
4. The reconstruction of missing porches and porch features is encouraged, based on documentation of the historic design.
3. DOORS
a. GENERAL
Historic doors are an important character defining feature of a building. Door design typically provides an accent and may incorporate a special material, finish, or design that provides variety and interest to the neighborhood. Each style of building uses characteristic door styles and it is
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important to maintain appropriate designs for these elements. For example, a Folk Victorian door is not appropriate on a Mission Revival or Craftsman style building.
Victorian Door Craftsman Door Typical newer door with screen door in Buena Vida Door Types
b. GUIDELINES
1. Historic doors, including the frame and hardware, are protected.
2. Historic doors shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall be compatible with the style and form of the historic building.
3. Replacement doors for non-historic doors shall be based either on: a. A design to match the historic door based on adequate documentation b. A design that is appropriate to the style of the building.
4. The retention of historic screen doors is encouraged.
5. Glazing shall be clear without tint or reflectivity.
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Brightly painted door and screen door that is typical in Buena Vida
4. WINDOWS
a. GENERAL
Historic windows are one of the most important character defining features of a building. Windows in the neighborhood vary according to the style of buildings from simple single hung, one-over-one light windows to decorative leaded glass casement windows. Typically windows within a building are of one or two types with occasional accent windows that may include special designs. Some windows are arched or include arched surrounds that serve as important character defining features. Each style of building uses characteristic styles of windows and it is important to maintain appropriate designs for these elements. For example, a Folk Victorian style window is not appropriate on a Mission Revival style or Craftsman style building.
b. GUIDELINES
1. Historic windows, including the sash, frame, glazing, and sill are protected. Historic shutters, where applicable, are also protected.
2. Historic windows and shutters shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic window size, material, finish (painted or stained), window pane number and configuration, and other design characteristics.
3. Replacement windows or shutters for non-historic windows shall be based either on: a. A design to match the historic window based on adequate documentation, or b. A design that is appropriate to the style of the building.
4. Replacement windows shall incorporate true divided lights (real window panes) or simulated window panes that are achieved by surface applied muntins on both the inside
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and outside of the glass. Plastic divider strips on the interior side of the glass are not encouraged as a means of simulating divided lights.
5. Glazing shall be clear, without tint or reflectivity.
6. Replacement glazing shall match the historic glazing where possible.
Typical double windows with double-hung Tall, historic window at front porch with sashes shutters
Minimal Victorian Craftsman Traditional Window Window Window
Window Types
5. ROOFING
a. GENERAL
Historic roofing materials in the neighborhoods were typically composition shingles, clay tile and wood shingles; today most roofs are composition with some homes of clay tile. Roofing is the single most important component of a building envelope, protecting other materials as well as the building interior from the damaging effects of water and moisture. Therefore, the
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maintenance of a roof is critical to the preservation of the building. Roof forms and materials are character defining features of a building.
b. GUIDELINES
1. Historic roofing, including eaves, soffits, cornices, parapets, coping, dormers, decorative elements, and roof forms are protected.
2. Historic roofing shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the roofing material, texture, color, and shape, where possible or be similar in appearance to the historic roofing.
3. Replacement roofing for non-historic roofing shall be based either on: a. Roofing that matches or is similar in appearance to the historic roofing. b. Roofing that is appropriate to the style of the building.
Typical composition shingle roof Typical composition shingle roof; the house has a unique roof form
6. EXTERIOR LIGHTING
a. GENERAL
Historic light fixtures are typically accent features that may incorporate a special material, finish, or design that provides variety and interest to the neighborhood. Each style of building uses characteristic styles of lighting and it is important to maintain appropriate designs for these elements. For example, a Folk Victorian style light fixture is not appropriate on a Mission Revival style or Craftsman style building. Within Buena Vida there are a variety of exterior light fixtures; this variety is encouraged.
b. GUIDELINES
1. Historic light fixtures are protected.
2. Historic light fixtures shall be repaired rather than replaced.
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3. Replacement light fixtures shall be of a design that is appropriate to the style of the building.
7. MECHANICAL SYSTEMS AND OTHER SITE OR BUILDING ACCESSORIES
a. GENERAL
Mechanical equipment is generally located out of view from public streets and screened with landscaping. Insensitive installation of mechanical equipment and other site or building accessories such as satellite dishes and television receivers, can cause damage to historic materials and alter the visual qualities of a building and neighborhood.
b. GUIDELINES
1. Mechanical equipment, satellite dishes and other building accessories, should not be visible from a public street if possible.
2. Appropriate landscaping is encouraged to screen such equipment or accessories.
3. Window air-conditioning units are discouraged. However, if window units are necessary, it is encouraged that they not be located on the front façade.
8. ACCESSIBILITY
a. GENERAL
Accessibility to a building by those with disabilities is necessary. Care must be taken not to damage or make inappropriate alterations to the visual qualities of a building and site. Most historic buildings in Buena Vida are built with a pier and beam foundation that raises the first floor significantly off the ground; this requires an accessible ramp of great length. The intent of the guidelines below is to minimize the impact of accessibility on the protected facades of the main building.
b. GUIDELINES
1. Locating ramps or other accessibility related elements on the side or rear of the main building is encouraged.
2. The installation of a ramp or other accessibility related elements shall not damage or obscure the character defining features of the main building.
3. The use of gently sloped ground and sidewalks to avoid the construction of ramps is encouraged, where possible.
4. The design of ramps and other accessibility related elements shall be appropriate to the style of the building, but without accurate period details.
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Historic house New ramp
New walk to ramp
Historic sidewalk
Ramp from driveway to rear entry at house Accessible ramp to existing raised front porch
9. ENVIRONMENTAL
a. GENERAL
Making environmentally sustainable choices and improving the energy performance of a building are necessary but they can also cause damage or alter the visual qualities of a building and site. Historic buildings typically already incorporate many environmentally sustainable design features such as cross ventilation as well as shading on south and west sides of the building. Reuse of existing buildings is a sustainable act in and of itself. The intent of the guidelines below is to minimize the impact of environmental-driven improvements on the protected facades of the main building.
b. GUIDELINES
1. Solar panels located on roofs facing front or side streets are not permitted. 2. Storm windows and doors are permitted; these should be easily removable and do not damage the historic windows and doors.
3. Awnings, canopies, and other removable sun shading devices are permitted. It is encouraged that these elements match the historic awnings, canopies, and sun shading devices where possible.
4. Shutters that operate are permitted where appropriate to the style of the building as a means of improving energy efficiency and protecting windows during storms.
5. The replacement of windows solely for environmental or energy efficiency reasons is not permitted.
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Storm window with center muntin aligning with window sash
Storm window with center muntin aligns with window sash
10. ACCESSORY STRUCTURES
Historic accessory structures such as garages are protected, where they are visible from a public street, and it is recommended that they maintain their historic integrity.
Typical accessory structure - garage
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C. BUILDING MATERIALS
The preservation of historic materials provides individual properties and the neighborhood at large with authenticity and integrity.
1. WOOD
a. GENERAL
Wood is used for clapboard, weatherboard, wall shingles, doors, windows, ornaments and trim. In addition, door and window surrounds, exposed rafter ends, sun screening elements, entrance porches, brackets, and decorative elements are also typical character defining features built of wood.
b. GUIDELINES
1. Historic wood features are protected.
2. Historic wood features shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in appearance, dimension, form, and texture.
3. Exposed wood shall be painted, stained, or otherwise protected from deterioration, except for shingles and other elements that were historically unpainted.
4. Paint removal methods that involve thermal devices, failure to neutralize chemical strippers, stripping over a prolonged period such that the grain is raised and the surface is roughened, and mechanical abrasive methods to remove paint are not permitted.
Wood siding Ornate wood knee braces at roof are a feature of this Craftsman house
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Wood board and batten siding at front façade
2. MASONRY
a. GENERAL
Masonry includes brick, stone, cast stone, mortar, and concrete. These materials are typically used as either the primary façade material or as accent materials. Masonry is typically considered a character defining feature.
b. GUIDELINES
1. Historic masonry and features such as texture, tooling, bonding patterns, and joint treatment are protected.
2. Historic masonry features should be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement should match the historic material, size, form, texture, bonding pattern, joint size, shape, appearance, and mortar.
3. Painting, waterproofing, water repellant treatments and other coating of historic brick, stone, and cast stone is not permitted, except if it can be shown that the material was painted at the time the building was constructed or if it can be demonstrated that the masonry is unable to perform and is causing water penetration problems.
4. The removal of paint and other coatings that were not historically part of the building is permitted where testing has confirmed that the removal methods will not do harm to the masonry.
5. Cleaning of masonry should only be undertaken when necessary to stop deterioration and should employ the gentlest means possible, such as low pressure water and soft bristle brushes.
6. Mechanical abrasive methods of cleaning such as grit or sand-blasting and similar techniques are not permitted.
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7. Repointing of masonry should be undertaken only where joints are deteriorated—when mortar is missing, loose, or otherwise failing. Mortar for repointing masonry shall match the historic mortar in material, compressive strength, appearance, joint profile, and dimension. Ready-made gray cement mortars are typically not a good match to historic mortars and shall not be used.
8. The removal of paint and other coatings that were not historically part of the building is permitted where testing has confirmed that the removal methods will not do harm to the masonry.
Damaged brick and mortar – in need of repair Brick foundation piers and column bases
3. WOOD SHINGLE ROOFING
a. GENERAL
The most common and easily available historic roofing materials utilized in Buena Vida were wood shingles. Today, the vast majority of wood shingle roofing has been replaced by composition shingle roofing, which is an accepted practice that is encouraged by the insurance industry. Buena Vida still includes homes with clay tile roofing or metal – both of which are still readily available today for use in repairs and replacement work.
b. GUIDELINES
1. Historic wood shingle roofing materials and features, including eaves, soffits, cornices, coping, trim, and cresting elements are protected.
2. Historic wood shingle roofing shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, texture, form, and color.
3. While the retention of historic or replacement wood shingle roofing is encouraged, replacement with composition roofing that is similar in size, texture and color to the historic wood shingle is also permitted.
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Historic wood shingles remain on roof Wood shingle roof
4. CLAY AND SLATE ROOF TILE
a. GENERAL
Historic roofing materials in the neighborhoods also include clay tile. This roofing is a character defining feature and is still readily available today for use in repairs and replacement work.
b. GUIDELINES
1. Historic clay roofing materials and features, including chinking, special shapes, ridge covers, end pieces, eaves, soffits, coping, and cresting are protected.
2. Historic roofing shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, form, texture and color.
3. While the retention of historic or replacement clay roofing is encouraged, replacement with substitute materials that are similar in size, texture and color to the historic roofing is also permitted.
Clay tile roofing
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5. METAL ROOFING
a. GENERAL
Historic roofing materials in the neighborhoods also include metal. This roofing is a character defining feature and is still readily available today for use in repairs and replacement work.
b. GUIDELINES
1. Historic metal roofing materials and features, including special shapes, decorative ridge and end pieces, eaves, soffits, coping, and cresting are protected.
2. Historic roofing shall be repaired rather than replaced. However, if repair or replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, form, texture and color.
3. While the retention of historic or replacement metal roofing is encouraged, replacement with substitute materials that are similar in size, texture and color to the historic roofing is also permitted.
Historic metal roof remains on original house behind later addition and canopy (demolished)
6. METAL TRIM
a. GENERAL
Metal is found in the neighborhood typically in accent elements such as roofs, balconies and railings, fencing and decorative screens, brackets, grillwork, and are generally character defining features. Metal materials may include cast iron, wrought iron, aluminum, zinc, and steel.
b. GUIDELINES
1. Historic metal in accent elements is protected.
2. Historic metal shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in all respects.
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3. Retaining historic metal components such as gutters, down spouts, mailboxes, and hardware is encouraged.
4. Historic metal patina shall be retained. The patina may be protected with a clear coating, if desired.
5. Metals subject to corrosion such as steel, wrought iron, and cast iron shall be painted.
6. Cleaning of metals shall be undertaken using the gentlest means possible.
7. Mechanical abrasive cleaning and paint removal methods such as grit or sand blasting and harsh chemicals are not permitted.
Metal fence insert in medium-height masonry wall at sidewalk
7. STUCCO
a. GENERAL
Buena Vida includes Mission Revival and Spanish Eclectic houses that have stucco as the exterior finishing material. Stucco textures range from a smooth to rough finish. The stucco is typically brown, tan, or white in color, and is a character defining feature of the neighborhood.
b. GUIDELINES
1. Historic stucco shall be preserved in place where possible, and is protected.
2. The finish and color of historic stucco is also protected.
3. Where removal of historic stucco is necessary due to severe damage or deterioration, new stucco shall be applied that matches the historic material in texture and color.
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Stucco finish
8. PAINT AND COLOR
a. GENERAL
The preservation of a paint record for historic properties and appropriate paint color selections for repainting campaigns are important to the record and character of a historic neighborhood. Today, most of the historic paint has been painted over and often in very different colors. Paint color, particularly for buildings made primarily of painted wood, is a character defining feature.
b. GUIDELINES
1. Historic paint shall be preserved in place where possible beneath new paint. It is recommended that where removal of all paint is necessary to achieve a proper bond for new paint, that a small area with the full record of paint layers be retained for historic reference.
2. Paint removal, where necessary, shall be undertaken without causing damage to the historic wood or substrate material. Refer to section 5.1 under Guidelines for wood and masonry.
Colorful house in Buena Vida Use of color becomes a character defining feature for this house
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5.2 Guidelines for Additions
The Guidelines for additions apply to alterations and additions to contributing properties. It is recognized that changes to and the expansion of historic buildings are a necessary part of a building’s evolution. These guidelines are intended to manage that change in a way that protects the character defining features of the neighborhood.
Additions shall be designed to minimize the impact on historic design and materials, and shall be compatible with the main building in massing, size, scale, and materials.
New additions to buildings should be done in such a manner that, if removed in the future, the essential form and integrity of the historic building and site would be unimpaired.
Additions to historic buildings shall be designed to be distinct from the original historic building, and shall not create false history by adding conjectural features.
A. BUILDING FEATURES
1. BUILDING FORM AND STYLE
a. GUIDELINES
1. Additions shall be located at the rear of the property, so that they are not visible to a person standing at ground level on the opposite side of any adjacent public right-of-way.
2. Horizontal additions shall be set back from the front façade and within the area of permitted addition locations indicated in Diagrams 5.4 and 5.5.
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3. Vertical additions are limited by the height of the existing building within sight lines visible to a person standing at ground level on the opposite side of any adjacent public right-of-way. Refer to Diagrams 5.3, 5.6, and 5.7 to define sight lines for visibility.
DIAGRAM 5-6: AREA OF PERMITTED HORIZONTAL ADDITION BASED ON SIGHTLINE
DIAGRAM 5-7: AREA OF PERMITTED VERTICAL ADDITION BASED ON SIGHTLINE
4. Additions shall not destroy, damage, or obscure character defining historic features that are visible from the street.
5. Additions shall be designed to be appropriate to the style of the historic building.
6. Additions shall be compatible in form, scale, materials, and workmanship, and shall not result in the diminution or loss of historic character of the historic building or the neighborhood.
2. PORCHES, STOOPS, AND PORTE COCHERES
a. GUIDELINES
1. Additions to historic porches, stoops, and porte cocheres are not permitted.
2. The addition of a porch, stoop, or porte-cochere on a main building that did not originally have these features is not permitted.
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3. The reconstruction of a porch, stoop, or porte cocheres based on adequate documentation of the historic appearance is encouraged.
3. DOORS
a. GUIDELINES
1. Doors shall be compatible in style, form, size, and material with the historic building.
2. Glazing shall be clear without tint or reflectivity.
4. WINDOWS
a. GUIDELINES
1. Windows shall be compatible in style, form, size, and material with the windows of the historic building.
2. The proportion of windows and the ratio of window to wall shall be similar to that of the historic building.
3. Windows with multiple panes shall use true divided lights or simulated divided lights that include muntins on the interior and the exterior of the glass. Muntins that are flat and applied on the interior of the window are not permitted to simulate divided lights.
4. Window screens that match the historic window screens are encouraged.
5. Window shutters, where appropriate to the style of the building, are encouraged.
6. Glazing shall be clear without tint or reflectivity.
5. ROOFING
a. GUIDELINES
1. Roofing shall match or be similar to the historic roofing.
2. Dormers located at the rear of the building or where they are not visible from the street are permitted. Dormers are not permitted on protected facades, unless there were historic dormers originally.
6. EXTERIOR LIGHTING
a. GUIDELINES
1. Exterior lighting on additions shall be compatible with historic exterior lighting.
2. The addition of exterior lighting shall be compatible with the historic lighting.
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7. MECHANICAL SYSTEMS AND OTHER SITE OR BUILDING ACCCESSORIES
a. GUIDELINES
1. Mechanical equipment shall be located where it is not visible from a public street or where it can be shielded from view by landscaping.
2. Large mechanical vents shall be located where it is not visible from a public street.
8. ACCESSIBILITY
a. GUIDELINES
1. A lift or elevator addition shall be located where it is not visible from a public street, where possible.
2. Refer to section 5.1 for guidelines regarding a lift or elevator addition.
3. A lift or elevator shall be compatible in style, scale, and material with the historic main building.
4. Ramps shall ideally not be located on the protected façade. Ramps shall be compatible in style, scale, and material with the historic building, and where possible, obscured from the public view with landscaping.
9. ENVIRONMENTAL
a. GUIDELINES
1. Refer to Guidelines defined for the rehabilitation of historic buildings in section 5.1.
2. Green roofs, defined as planted roof areas, are permitted, and are encouraged to not be visible from the street.
3. Rainwater harvesting is permitted, and is encouraged to not be visible from the street.
10. ACCESSORY STRUCTURES
a. GUIDELINES
1. Additions to accessory buildings shall follow the historic setback patterns of other accessory buildings on the property where they are visible from the street.
2. Additions to accessory buildings shall be lower in height than the main building.
3. Additions to accessory buildings shall be compatible in style, form, and materials where they are visible from the street.
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4. The reconstruction of replacement accessory structures in the same location and in the same design as the original is encouraged, where adequate documentation is available.
B. BUILDING MATERIALS
1. GUIDELINES a. Materials that are used in additions shall be compatible with the materials of the historic building.
b. Materials that are appropriate to the style of the building shall be used in additions.
c. Substitute materials including but not limited to simulated stone, vinyl and aluminum siding, simulated brick, plastic and vinyl fencing, plastic or simulated muntins, polished sheet metal, and heavily tinted glass are not permitted.
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5.3 Guidelines for New Construction
The Guidelines apply to new construction in the Buena Vida neighborhood. It is recognized that new construction in this and other historic neighborhoods are a necessary part of a neighborhood’s evolution. These guidelines are intended to manage that change in a way that protects the character defining features of the neighborhood.
A. BUILDING FEATURES
1. BUILDING FORM AND STYLE a. New construction shall be designed to minimize the impact on historic neighborhoods, and shall be compatible with the existing, historic buildings in massing, size, scale, and materials.
b. New construction in historic neighborhoods shall be designed to be compatible and appropriate with the neighborhood, yet distinct from the historic buildings. New construction shall not create false history by replicating historic buildings.
c. New construction at the front façade on a corner lot shall be set back from the street a distance that is within 5’ of the average setback of structures on the blockface. Refer to diagram 5-8.
d. New construction at the side façade on a corner lot facing a public street shall be set back from the street a distance that is within 5’ of the average setback of adjacent structures facing the side street. Refer to diagram 5-8.
e. New construction at the front façade on an interior lot shall be set back from the street a distance that is within 5’ of the average setback of structures on the blockface. Refer to diagram 5-9.
f. Setbacks at side and rear facades other than those noted above shall meet City’s minimum setback requirements. Refer to diagrams 5-8 and 5-9.
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DIAGRAM 5.9: AREA OF PERMITTED NEW DIAGRAM 5.8: AREA OF PERMITTED NEW CONSTRUCTION ON CORNER LOT CONSTRUCTION ON INTERIOR LOT
2. PORCHES, STOOPS, AND PORTE- COCHERES
a. GUIDELINES
1. Porches, stoops, and porte-cocheres are encouraged in new construction.
2. Porte-cocheres are not permitted to be located in front of the main building entrance.
3. DOORS
a. GUIDELINES
1. Doors shall be compatible in style, form, size, and material with doors on adjacent or nearby buildings or elsewhere in the neighborhood.
2. Glazing shall be clear without tint or reflectivity.
4. WINDOWS
a. GUIDELINES
1. Windows with multiple panes shall use true divided lights or simulated divided lights that include a muntin on the interior and the exterior of the glass. Muntins that are flat and applied on the interior of the window to simulate divided lights are not permitted.
2. Glazing shall be clear without tint or reflectivity.
5. ROOFING
a. GUIDELINES
1. Roofing shall be compatible in scale and material with the historic buildings in the neighborhood.
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6. EXTERIOR LIGHTING
a. GUIDELINES
1. Lighting shall be compatible in scale and material with the historic buildings in the neighborhood.
7. MECHANICAL SYSTEMS
a. GUIDELINES
1. Mechanical equipment shall be located where it is not visible from a public street or where it can be shielded from view by landscaping.
2. Large mechanical vents shall be located where they are not visible from a public street.
8.ACCESSIBILITY
a. GUIDELINES
1. Elements associated with accessibility shall be compatible in scale and material with the historic buildings in the neighborhood.
9.ENVIRONMENTAL
a. GUIDELINES
1. Refer to guidelines for additions above.
10. ACCESSORY STRUCTURES
a. GUIDELINES
1. Accessory buildings shall be compatible with other accessory buildings in the neighborhood.
B. BUILDING MATERIALS
1. GUIDELINES
a. Materials that are commonly found in the neighborhood as described in the Architectural Style Guide (Section 3) shall be used for new construction.
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5.4 Guidelines for Non-Contributing Residential Properties
The Standards for Non-Contributing Properties apply to non-contributing properties in the Buena Vida neighborhood.
It is recognized that the neighborhood includes historic buildings with alterations and additions that have diminished the historic integrity of the original building, as well as buildings that are over 40 years old; these properties have been defined as non-contributing to the historic character of this neighborhood. It is not the intent of these guidelines to preserve these non- contributing properties. However, when changes are proposed, it is the intent of these guidelines to guide these non-contributing properties toward a more appropriate design that is consistent with the character of the neighborhood.
Non-contributing properties may be demolished. The new construction that will take the place of the demolished building shall meet the site standards for additions and new construction and the standards for additions and new construction in sections 5.2 and 5.3 under Guidelines for Additions and New Construction.
A. SITE
Refer to sections 5.2 and 5.3 under Guidelines for Additions and New Construction.
B. BUILDING FEATURES
For non-contributing properties that are more than 50 years old, it is recommended that earlier features and materials be uncovered and exposed to observe if the property’s historic appearance and architectural style could be determined and if the property would be considered contributing. If so, the removal of later construction to its earlier, historic appearance should be considered.
Refer to sections 5.2 and 5.3 under Guidelines for Additions and New Construction.
C. BUILDING MATERIALS
Refer to sections 5.2 and 5.3 under Guidelines for Additions and New Construction.
END OF CHAPTER 5
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6. Commercial Guidelines:
Commercial properties in Downtown Heritage Overlay, O11 Downtown Overlay and O11 Overlay 6.0 Introduction
Downtown Brownsville includes a variety of historic buildings located within the O11 Historic Overlay District of the City of Brownsville.
Downtown Brownsville is bound roughly by Palm Boulevard on the northwest, Fronton Street on the southwest, International Boulevard on the southeast, and Van Buren Street on the northeast with an extension along 6th Street that terminates at Ebony Street. Historic Downtown Brownsville is defined predominantly by densely packed commercial buildings located on lots of various sizes. Downtown includes some of the city’s oldest buildings constructed in a variety of architectural styles such as Italianate, Greek Revival, and Mission Revival. Downtown also includes examples of colonial architecture with Spanish and French influences that can be seen nowhere else in the city.
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Downtown has a variety of character defining features including the dense commercial lots, the brick molding and decorative cornices that can be found on most of the buildings, and the storefronts displaying various items for sale. Downtown’s central location also provides it with bustling pedestrian and vehicular traffic. Downtown Brownsville along with Los Ebanos, has been one of the more carefully preserved areas of Brownsville until this point, and still includes a large amount of intact historic buildings and materials. However, while Downtown has many historic buildings that are still standing, many of these buildings include inappropriate modifications that detract from their integrity.
While these design guidelines are meant to encourage historic preservation practices in Brownsville that comply with the Secretary of the Interior’s Standards for Rehabilitation, special considerations must be made. Downtown’s central location, proximity to the International Border with Mexico, and purpose as a commercial center all require that special considerations be taken when formulating design guidelines that will not only work with the existing Historic District overlay, encourage good historic preservation practices, and also take into account the purpose and unique aspects of Downtown Brownsville.
While Downtown Brownsville contains the majority of the historic commercial buildings in Brownsville, other areas within the O11 Downtown Overlay and O11 Overlay also include historic commercial buildings. This section of the Brownsville Design Guidelines addresses commercial buildings with all these areas.
These residential guidelines for Historic Downtown Brownsville and commercial properties are divided into three sections:
6.1 Guidelines for Rehabilitation apply to contributing commercial properties
6.2 Guidelines for Additions and New Construction-apply to alterations and additions to contributing commercial properties and to new, stand-alone commercial construction.
6.3 Guidelines for Non-Contributing properties apply to alterations and additions to non- contributing commercial properties.
Downtown Brownsville
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6.1 Guidelines for Rehabilitation The Guidelines for the rehabilitation of commercial properties apply to contributing properties only.
The guidelines are intended to preserve the historic character defining features of the contributing properties by retaining as much historic material as possible, by repairing rather than replacing, and by protecting the historic features that give a property its character. Determining what features and materials are historic is the first step of any rehabilitation effort.
The guidelines prioritize the preservation of building facades that are visible from public streets; these are designated as “protected” facades and are defined by Diagram 6-1 for corner lots and Diagram 6-2 for interior lots. Protected facades should be preserved or restored, and should not be altered unless there is no reasonable alternative. Non-protected facades are the remaining facades of the building. Work to these facades must be appropriate, but the guidelines recognize that change will occur and that alterations and additions may be required on these facades.
DIAGRAM 6-1: PROTECTED FACADES DIAGRAM 6-2: PROTECTED FACADES AT CORNER LOTS AT INTERIOR LOTS
A. SITE
Site and context are critical to the character of a historic commercial area. Therefore, the relationships of buildings and structures to their respective sites and to adjacent sites are important character defining features of the commercial area. The existing relationships between buildings and storefronts to site features such as walkways should be maintained.
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1. WALKWAYS
a. GENERAL
In Downtown Brownsville, the commercial buildings are typically situated very close to the street, and often share party walls. Concrete sidewalks and walkways connect the front entrance and storefront of most of the commercial buildings to the street, and typically remain crowded with shoppers and visitors to the commercial area.
b. GUIDELINES
1. Historic walkways are protected.
2. Historic walkways shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic size, form, location, and material of the historic walkway.
3. Where changes to the historic walkways are necessary, the alterations and new walkways shall be similar to and compatible with the historic walkways.
Canopies provide shading at public sidewalk
2. LANDSCAPE
a. GENERAL
Landscaping in Downtown Brownsville and at other commercial buildings may vary, but the predominant landscaping features include small grassy areas, native shrubs and flowering plants, and small courtyards filled with palm trees and other various plants. Palm trees also line areas of downtown streets, and help give the area a distinctive sense of place within the region of South Texas. Various species of palm trees and cacti also define the general landscape. In downtown Brownsville, landscaping is not typically used to visually separate properties from one another.
b. GUIDELINES
1. Native landscaping was historically used in the Downtown area and should be maintained as a character defining feature of the site.
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2. Grass and vegetation should be mowed, trimmed and generally “kept up.”
Brownsville Depot with indigenous landscaping in front lawn
3. FENCING, WALLS, AND SITE CHARACTERISTICS
a. GENERAL
Historically, commercial buildings included some fencing around the side and rear elevations to enclose courtyards, loading areas, or control access to the building from the street or alley. Today, most commercial properties still include some form of fencing or site walls around side and rear elevations that help provide separation between neighbors and enclose the lots or courtyards. Fences are less common than site walls, and are typically painted cast iron or less frequently, chain link. Iron fences and masonry site walls are character defining features of Downtown, and should be maintained.
b. GUIDELINES
1. Historic fencing and site walls shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the material, form, height, and dimension of the historic fencing. Where an entire fence or site wall is to be replaced, the replacement shall be appropriate to the style of the building.
Brick wall at cathedral Brick and wood fencing at side yard of Pacheco Building 6 - 5 Brownsville Design Guidelines City of Brownsville, Texas
4. SIGNAGE
a. GENERAL
Historically, commercial properties included a variety of signage and marquees on commercial buildings that would have included features such as neon, lighting, bold colors, and graphics. Today, some historic signs and marquees remain intact in Downtown Brownsville, although most historic signage has been removed, replaced, or significantly altered. Since Downtown Brownsville is an active commercial district, and because the businesses use updated signage to attract customers, special considerations must be made for the preservation and treatment of signage in Downtown Brownsville.
b. GUIDELINES
1. Historic signage and marquees are protected.
2. Historic signage and marquees shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement sign or marquee shall match the historic form, size, location, and material(s).
3. Historic signs and marquees can be updated in terms of message and graphics. However, the historic form, size, location, and material shall be preserved.
Historic signage at Cameron Hotel Historic painted sign on Pacheco Building
Signage letters integral to plaster finish
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B. BUILDING FEATURES
The character defining features of a commercial property and the adjacent commercial area at large shall be preserved and protected. Determining which features are character defining for a given property involves understanding the history of that property and the condition of the features. The elements listed in this section, when historic and in repairable condition, are character defining features that are protected. However, individual properties may have additional features that are imbued with significance due to their unique design or due to an association with an important person or event, and these features need to be identified, recognized, and then protected as well.
Protection of these features does not prohibit changes that may be required to achieve accessibility, life safety provisions, mandated code requirements, or in some cases, energy efficiency. These necessary changes need to be made in a manner that minimizes their impact and effect on the character defining features of the site or building.
Preservation work and alterations to features on non-protected facades shall be appropriate
1. BUILDING FORM AND STYLE
a. GENERAL
The form of a building is defined by its shape, roof line, and footprint on the property. The style is defined by both the form and the design of the features and materials that make up the building. Refer to the Style Guide in section 3 for more information about the characteristics of the style of commercial properties and for examples of what is appropriate design within each style.
b. GUIDELINES
1. The historic form of the building to the extent that it is visible from the opposite side of a public street is protected. Refer to Diagram 6.3 for sight lines that shall be used to determine visibility.
DIAGRAM 6.3: SIGHT LINES PROTECTING FORM OF PROPERTY
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2. The historic style of a building is protected. Where the style of a building has been altered, repairs and alterations shall serve to “bring back” the historic style of the building. Therefore, repairs and alterations shall be compatible with the historic style of the building.
Flat roofs Rectangular building with angled corner at entry
Commercial building with double gable roofs
2. PORCHES, ENTRANCES, BALCONIES, GALLERIES, AND STOREFRONTS
a. GENERAL
Historic commercial buildings typically include storefronts or entrances that are considered character defining features of the commercial area. Cast iron storefronts, ornamental balconies, galleries, entryways, and vestibules are special and unique features that provide interest and variety to the Downtown area. Each style of building uses these features in different ways, and it is important to maintain appropriate designs for these elements. For example, a Spanish Colonial porch or gallery is not appropriate on a Renaissance Revival building.
b. GUIDELINES
1. Historic porches, stoops, vestibules, entryways, and storefronts are protected.
2. The enclosure of historic porches, entryways, or storefronts that were not originally enclosed is not permitted.
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3. The removal of non-historic enclosures from historic porches, entryways, and storefronts is encouraged.
4. The reconstruction of missing porches, entryways, and storefronts is encouraged, based on documentation of the historic design.
Historic recessed storefront entry Historic iron balcony
Balcony at Pacheco Building Historic canopy
3. DOORS
a. GENERAL
Historic doors are an important character defining feature of a commercial building. Door design typically provides an accent and may incorporate a special material, finish, or design that provides variety and interest to the adjacent commercial area. Each style of building uses characteristic door styles and it is important to maintain appropriate designs for these elements. For example, a Greek Revival door is not appropriate on a Spanish Colonial style building.
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b. GUIDELINES
1. Historic doors, including the frame and hardware, are protected.
2. Historic doors shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall be compatible with the style and form of the historic building and match the historic door size, material, finish (painted or stained), and other design characteristics.
3. Replacement doors for non-historic doors shall be based either on:
4. A design to match the historic door based on adequate documentation
5. A design that is appropriate to the style of the building.
Series of historic doors Sliding industrial door
Historic pair of doors with operable panels
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4. WINDOWS
a. GENERAL
Historic windows are one of the most important character defining features of a building. Windows in commercial buildings vary according to the style of buildings from simple single hung, one-over-one light windows to decorative casement windows. Typically windows within a building are of one or two types with occasional accent windows that may include special designs. Some windows are arched or include arched surrounds that serve as important character defining features. Each style of building uses characteristic styles of windows and it is important to maintain appropriate designs for these elements. For example, a Greek Revival style window is not appropriate on a Spanish Colonial style building.
b. GUIDELINES
1. Historic windows, including the sash, frame, glazing, and sill are protected. Historic shutters, where applicable, are also protected.
2. Historic windows and shutters shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic window size, material, finish (painted or stained), window pane number and configuration, and other design characteristics. When there is severe deterioration of windows such that repair is not practical, this condition shall be documented in written and photographic form before alterations are made.
3. Replacement windows or shutters for non-historic windows shall be based either on:
a. A design to match the historic window based on adequate documentation, or
b. A design that is appropriate to the style of the building.
4. Replacement windows shall incorporate true divided lights (real window panes) or simulated window panes that are achieved by surface applied muntins on both the inside and outside of the glass. Plastic divider strips on the interior side of the glass are not allowed as a means of simulating divided lights.
5. Glazing shall be clear, without tint or reflectivity except in cases where glazing must be replaced and an insulated glass unit is appropriate. A clear Low E coating is permitted upon review by Historic Brownsville.
6. Replacement glazing shall match the historic glazing where possible.
7. The restoration of specialty glass, art glass, stained glass, and leaded glass is encouraged to be treated by an artisan or specialist in this area.
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Historic window at Masonic Lodge Historic arched window openings with multi-pane upper sashes at Bullack Building 5. ROOFING
a. GENERAL
Historic or typical roofing materials on historic commercial buildings include clay tile, composition shingle where wood shingles once existed, asphalt, standing metal seam, and various forms of built-up roofing. Roofing is the single most important component of a building envelope, protecting other materials as well as the building interior from the damaging effects of water and moisture. Therefore, the maintenance of a roof is critical to the preservation of the building. Roof forms and materials are character defining features of a building.
b. GUIDELINES
1. Historic roofing, including eaves, soffits, cornices, parapets, coping, dormers, and decorative elements, such as cresting, and roof forms are protected.
2. Historic roofing shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the roofing material, texture, color, and shape, where possible or be similar in appearance to the historic roofing.
3. Replacement roofing for non-historic roofing shall be based either on:
a. Roofing that matches or is similar in appearance to the historic roofing based on adequate documentation.
b. Roofing that is appropriate to the style of the building.
4. Substitute materials that simulate historic roofing materials are permitted where their design is appropriate.
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Historic roof eave and brackets Clay tile roofing
Stepped parapet
6. EXTERIOR LIGHTING
a. GENERAL
Exterior lighting in historic Downtown Brownsville includes cast iron street lamps that typically have three, large glass globes per cast iron base. The cast iron base is fluted and round at the street level, and then tapers to a smooth column shaft before branching out into three supports for the lighting globes. These historic street lamps are common forms of exterior lighting from the 1920s, and help define the boundaries of historic Downtown and give it a sense of place.
b. GUIDELINES
1. Historic exterior lighting fixtures are protected.
2. Historic lighting shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement lighting fixture shall match the historic form, size, location, and material.
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Historic bracket light fixture on masonry wall 7. MECHANICAL SYSTEMS AND OTHER SITE OR BUILDING ACCESSORIES
a. GENERAL
Mechanical equipment is generally located out of view from public streets and screened with landscaping. Insensitive installation of mechanical equipment and other site or building accessories, such as satellite dishes and television receivers, can cause damage to historic materials and alter the visual qualities of a building.
b. GUIDELINES
1. Mechanical equipment, including satellite dishes and other building accessories, shall not be visible from a public street if possible.
2. Window air-conditioning units are discouraged. However, if window units are necessary, they should be located on a non-protected façade and not be visible from the street. Reference Diagrams 6-1 and 6-2 for information on protected facades.
8. ACCESSIBILITY
a. GENERAL
Accessibility to a building by those with disabilities is necessary. Care must be taken not to damage or make inappropriate alterations to the visual qualities of a building and site. Most historic commercial buildings are built with a pier and beam foundation that raises the first floor off the ground; this requires an accessible ramp of some length. The presence of a cast iron storefront or raised entryway might also require the presence of an accessible ramp. The intent of the guidelines below is to minimize the impact of accessibility on the protected facades of the main building.
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b. GUIDELINES
1. Locating ramps or other accessibility related elements on the side or rear of the main building is encouraged.
2. The installation of a ramp or other accessibility related elements shall not damage or obscure the character defining features of the main building. Where a ramp must be added to the front façade of a commercial building that includes a character-defining feature like a raised entry or storefront, the accessible ramp shall be as subtle or non- obtrusive as possible, and shall be reviewed by the Heritage Commission for appropriateness.
3. The use of gently sloped ground and sidewalks to avoid the construction of ramps is encouraged, where possible.
4. The design of ramps and other accessibility related elements shall be appropriate to the style of the building, but without accurate period details.
A ccessible ramp at Judge Dancy Cameron County Courthouse, 1912
9. ENVIRONMENTAL
a. GENERAL
Making environmentally sustainable choices and improving the energy performance of a building are necessary but they can also cause damage or alter the visual qualities of a building and site. Historic buildings typically already incorporate many environmentally sustainable design features such as cross ventilation as well as shading on south and west sides of the building. Reuse of existing buildings is a sustainable act in and of itself. The intent of the standards below is to minimize the impact of environmental-driven improvements on the protected facades of the main building.
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b. GUIDELINES
1. Solar panels located on roofs facing front or side streets are not permitted. (verify) Solar panels located on flat or parapet roofs that are not visible from the street are permitted.
2. Storm windows and doors are permitted and may be approved if they are easily removable and do not damage the historic windows and doors.
3. Awnings, canopies, and other removable sun shading devices are permitted. These elements shall match the historic awnings, canopies, and sun shading devices where possible.
4. Shutters that operate are permitted where appropriate to the style of the building as a means of improving energy efficiency and protecting windows during storms.
5. The replacement of windows solely for environmental or energy efficiency reasons is not permitted.
Historic shutters at door
10. ACCESSORY STRUCTURES
Historic accessory structures such as garages and other outbuildings are protected, where they are visible from a public street. Historic accessory structures shall maintain their historic integrity.
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C. BUILDING MATERIALS
The preservation of historic materials provides individual commercial properties and the adjacent commercial area at large with authenticity and integrity.
1. WOOD
a. GENERAL
Wood is used for clapboard, weatherboard, wall shingles, doors, windows, and trim. In addition, door and window surrounds, exposed rafter ends, sun screening elements, entrance porches, brackets, and decorative elements are also typical character defining features built of wood.
b. GUIDELINES
1. Historic wood features are protected.
2. Historic wood features shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in appearance, dimension, form, and texture.
3. Exposed wood shall be painted, stained, or otherwise protected from deterioration, except for shingles and other elements that were historically unpainted.
4. Paint removal methods that involve thermal devices, failure to neutralize chemical strippers, stripping over a prolonged period such that the grain is raised and the surface is roughened, and mechanical abrasive methods to remove paint are not permitted.
Wood porch brackets Wood brackets supporting eave
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2. MASONRY
a. GENERAL
Masonry includes brick, stone, cast stone, mortar, and concrete. These materials are typically used as either the primary façade material or as accent materials. Masonry is typically considered a character defining feature.
b. GUIDELINES
1. Historic masonry and features such as texture, tooling, bonding patterns, and joint treatment are protected.
2. Historic masonry features shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic material, size, form, texture, bonding pattern, joint size, shape, appearance, and mortar.
3. Painting, waterproofing, water repellant treatments and other coating of historic brick, stone, and cast stone is not permitted, except if it can be shown that the material was painted at the time the building was constructed or if it can be demonstrated that the masonry is unable to perform and is causing water penetration problems.
4. Cleaning of masonry should only be undertaken when necessary to stop deterioration and should employ the gentlest means possible, such as low pressure water and soft bristle brushes. Cleaning with chemical cleaners or micro-abrasive systems shall be tested on a hidden area of the building to determine if damage will occur and to ensure an appropriate cleaning treatment.
5. Mechanical abrasive methods of cleaning such as grit or sand-blasting, and similar techniques are not permitted.
6. Repointing of masonry should be undertaken only where joints are deteriorated—when mortar is missing, loose, or otherwise failing. Cutting out of joints shall be undertaken with care not to damage the masonry unit. Mortar for repointing masonry shall match the historic mortar in material compressive strength, appearance, joint profile, and dimension. Ready-made gray cement mortars are typically not a good match to historic mortars and shall not be used.
7. The removal of paint and other coatings that were not historically part of the building is permitted where testing has confirmed that the removal methods will not do harm to the masonry. The use of mechanical abrasive methods such as grit or sand blasting to remove paint or other coatings is not permitted.
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Masonry dentils Telephone Building – Art Deco style masonry details
Mission Revival style masonry details
3. ROOFING
a. GENERAL
Historic roofing materials on historic commercial buildings typically included clay tile, metal, asbestos shingles, and built-up roofing. Today, the vast majority of historic wood roofing has been replaced by composition shingles or other forms of built-up roofing. Downtown Brownsville also still includes clay tile roofing, which is a roofing material still readily available today for use in repairs and replacement work.
b. GUIDELINES
1. Historic roofing materials and features including chinking, special shapes, ridge covers, end pieces, eaves, soffits, and coping are protected.
2. Historic roofing shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in material, size, form, texture, and color.
3. While the retention of historic roofing is encouraged, replacement with substitute materials that are similar in size, texture, and color to the historic roofing material is also permitted.
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Historic wood roofing Historic tile roofing 4. METAL TRIM AND ORNAMENTATION
a. GENERAL
Metal is commonly used in commercial buildings typically in accent elements such as building and porch roofs, railings, decorative screens, brackets, grillework, and are generally character defining features. Metal materials may include copper, lead coated copper, cast iron, wrought iron, aluminum, zinc, and steel.
b. GUIDELINES
1. Historic metal in accent elements is protected.
2. Historic metal shall be repaired rather than replaced. However, if replacement is necessary due to severe deterioration or damage, the replacement shall match the historic element in all respects.
3. Retaining historic metal components such as gutters, down spouts, mailboxes, and hardware is encouraged.
4. Historic metal patina shall be retained. The patina may be protected with a clear coating, if desired.
5. Metals subject to corrosion such as steel, wrought iron, and cast iron shall be painted.
6. Cleaning of metals shall be undertaken using the gentlest means possible and with testing in obscure areas to determine if any damage will occur.
7. Mechanical abrasive cleaning and paint removal methods such as grit or sand blasting and harsh chemicals are not permitted.
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Historic metal roof brackets and soffit Metal balcony and columns
Metal cornice and brackets
5. STUCCO
a. GENERAL
Historic commercial buildings in Brownsville include several building styles that include stucco as an exterior finish material. Stucco textures range from a smooth to rough finish. The stucco is typically brown, tan, or white in color, and is a character defining feature of commercial buildings.
b. GUIDELINES
1. Historic stucco shall be preserved in place where possible, and is protected.
2. The finish and color of historic stucco is also protected.
3. Where removal of historic stucco is necessary due to severe damage or deterioration, new stucco shall be applied that matches the historic material in texture and color.
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Stucco finish 6. PAINT AND COLOR
a. GENERAL
The preservation of a paint record for historic commercial properties and appropriate paint color selections for repainting campaigns are important to the record and character of a historic commercial area. Today, most of the historic paint has been painted over and often in very different colors. Paint color, particularly for buildings made primarily of painted wood, windows, doors and trim, is a character defining feature.
b. GUIDELINES
1. Historic paint shall be preserved in place where possible beneath new paint. It is recommended that where removal of all paint is necessary to achieve a proper bond for new paint, retain a small area with the full record of paint layers.
2. Paint removal, where necessary, shall be undertaken without causing damage to the historic wood, metal, or other substrate material.
Painted stucco finish Painted stucco finish
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6.2. Guidelines for Additions
The Guidelines for additions and new construction apply to alterations and additions to contributing commercial properties and to new construction.
It is recognized that changes to and the expansion of historic commercial buildings are a necessary part of a building’s evolution. These guidelines are intended to manage that change in a way that protects the character defining features of the building and the adjacent commercial area.
Additions shall be designed to minimize the impact on historic design and materials, and shall be compatible with the main building in massing, size, scale, setbacks, and materials.
New additions to historic buildings should be done in such a manner that, if removed in the future, the essential form and integrity of the historic building and site would be unimpaired.
Additions to historic buildings shall be designed to be distinct from the original historic building, and shall not create false history by adding conjectural features.
A. BUILDING FEATURES
1. BUILDING FORM AND STYLE
a. GUIDELINES
1. Additions shall be located at the rear of the property, where they are not visible from the street.
2. Horizontal additions shall be set back from the front façade and within the area of permitted addition locations indicated in Diagram 6.3.
3. Vertical additions are limited by the height of the existing building within sight lines visible from the street. Refer to Diagram 6.4 to define sight lines for visibility.
4. Additions shall not destroy, damage, or obscure character defining historic features that are visible from the street.
5. Additions shall be designed to be appropriate to the style of the historic building.
6. Additions shall be compatible in form, scale, materials, and workmanship, and shall not result in the diminution or loss of historic character of the historic commercial building or the adjacent commercial area.
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ADDITION
DIAGRAM 6.4: AREA OF PERMITTED HORIZONTAL ADDITION BASED ON SIGHTLINE
2. PORCHES, STOOPS, AND PORTE COCHERES
a. GUIDELINES
1. Additions to historic porches, stoops, and porte cocheres are not permitted.
2. The addition of a porch, stoop, or porte cochere on a main building that did not originally have this feature is not permitted.
3. The reconstruction of a porch, stoop, or porte cochere based on adequate documentation of the historic appearance is encouraged.
3. DOORS
a. GUIDELINES
1. Doors shall be compatible in style, form, size, and material with the historic building.
4. WINDOWS
a. GUIDELINES
1. Windows shall be compatible in style, form, size, and material with the windows of the historic building.
2. The proportion of windows and the ratio of window to wall shall be similar to that of the historic building.
3. Windows with multiple panes shall use true divided lights or simulated divided lights that include muntins on the interior and the exterior of the glass. Muntins that are flat and applied on the interior of the window are not permitted to simulate divided lights.
4. Window screens that match the historic window screens are encouraged.
5. Window shutters, where appropriate to the style of the building, are encouraged.
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5. ROOFING
a. GUIDELINES
1. Roofing shall match or be similar to the historic roofing.
2. Dormers located at the rear of the building or where they are not visible from the street are permitted. Dormers are not permitted on protected facades, unless there were historic dormers originally.
6. EXTERIOR LIGHTING
a. GUIDELINES
1. Exterior lighting on additions shall be compatible with historic exterior lighting.
2. The addition of exterior lighting shall be compatible with the historic lighting.
7. MECHANICAL SYSTEMS AND OTHER SITE AND BUILDING ACCESSORIES
a. GUIDELINES
1. Mechanical equipment shall be located where it is not visible from a public street or where it can be shielded from view by landscaping.
2. Large mechanical vents shall be located where it is not visible from a public street.
8. ACCESSIBILITY
a. GUIDELINES
1. A lift or elevator addition shall be located where it is not visible from a public street, where possible.
2. Refer to section 6.1 for guidelines regarding a lift or elevator addition.
3. A lift or elevator shall be compatible in style, scale, and material with the historic main building.
4. Ramps shall ideally not be located on the protected façade. Ramps shall be compatible in style, scale, and material with the historic building, and where possible, obscured from the public view with landscaping.
9. ENVIRONMENTAL
a. GUIDELINES FOR ADDITIONS
1. Refer to standards defined for the rehabilitation of historic buildings in section 4.1.
2. Green roofs, defined as planted roof areas, are permitted, and are encouraged to not be visible from the street.
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3. Rainwater harvesting is permitted, and is encouraged to not be visible from the street.
10. ACCESSORY STRUCTURES
a. GUIDELINES
1. Additions to accessory buildings shall follow the historic setback patterns of other accessory buildings on the property where they are visible from the street.
2. Additions to accessory buildings shall be lower in height than the main building.
3. Additions to accessory buildings shall be compatible in style, form, and materials where they are visible from the street.
4. The reconstruction of replacement accessory structures in the same location and in the same design as the original is encouraged, where adequate documentation is available.
B. BUILDING MATERIALS
1. GUIDELINES
a. Materials that are used in additions shall be compatible with the materials of the historic building.
b. Materials that are appropriate to the style of the building shall be used in additions.
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6.3. Guidelines for New Construction
The Guidelines for additions and new construction apply to alterations and additions to contributing properties and to new construction. It is recognized that changes to and the expansion of historic commercial buildings are a necessary part of a building’s evolution. These guidelines are intended to manage that change in a way that protects the character defining features of the building and the adjacent commercial area.
New construction shall be designed to minimize the impact on historic commercial areas, and shall be compatible with the existing, historic buildings in massing, size, scale, and materials.
New construction in historic commercial areas shall be designed to be compatible and appropriate with the adjacent historic commercial area, yet distinct from the historic buildings. New construction shall not create false history by replicating historic buildings.
A. BUILDING FEATURES
1. BUILDING FORM AND STYLE
a. Historically accurate replicas or imitations of buildings not originally on the property are not permitted. However, accurate reconstructions of buildings or portions of buildings that once existed on the property, where there is adequate documentation to support reconstruction, is permitted.
2. PORCHES, STOOPS, AND PORTE COCHERES
a. GUIDELINES
1. Porches, stoops, and porte cocheres are encouraged in new construction.
2. Porte cocheres are not permitted to be located directly in front of the main building entrance.
3. DOORS
a. GUIDELINES
1. Doors shall be compatible in style, form, size, and material with the historic building.
4. WINDOWS
a. GUIDELINES
1. Windows with multiple panes shall use true divided lights or simulated divided lights that include a muntin on the interior and the exterior of the glass. Muntins that are flat and applied on the interior of the window to simulate divided lights are not permitted.
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5. ROOFING
a. GUIDELINES
1. Roofing shall be compatible in scale and material with the historic buildings in the commercial area.
6. EXTERIOR LIGHTING
a. GUIDELINES
1. Lighting shall be compatible in scale and material with the historic buildings in the commercial area.
7. MECHANICAL SYSTEMS
a. GUIDELINES
1. Mechanical equipment shall be located where it is not visible from a public street or where it can be shielded from view by landscaping.
2. Large mechanical vents shall be located where they are not visible from a public street.
8. ACCESSIBILITY
a. GUIDELINES
1. Elements associated with accessibility shall be compatible in scale and material with the historic commercial buildings in the adjacent commercial area.
9. ENVIRONMENTAL
a. GUIDELINES
1. Refer to standards defined for the rehabilitation of historic buildings in section 4.1.
2. Green roofs, defined as planted roof areas, are permitted, and are encouraged to not be visible from the street.
3. Rainwater harvesting is permitted, and is encouraged to not be visible from the street.
10. ACCESSORY STRUCTURES
a. GUIDELINES
1. Accessory buildings shall be compatible with other accessory buildings in the commercial area.
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B. BUILDING MATERIALS
1. GUIDELINES
a. Materials that are commonly found in the commercial area as described in the Architectural Style Guide (Section 3) shall be used for new construction.
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6.4 Guidelines for Non-Contributing Commercial Properties
The Standards for Non-Contributing Commercial Properties apply to non-contributing commercial properties in Downtown Brownsville or within the O11 Overlay. Contributing properties are identified in section 6.1.
It is recognized that Downtown Brownsville includes historic buildings with alterations and additions that have diminished the historic integrity of the original building, as well as buildings over 50 years old; these properties have been defined as non-contributing to the historic character to downtown or to the applicable commercial area. It is not the intent of these standards to preserve these non-contributing properties. However, when changes are proposed, it is the intent of these standards to guide these non-contributing properties toward a more appropriate design that is consistent with the character of the commercial building and adjacent commercial area.
Non-contributing properties may be demolished. The new construction that will take the place of the demolished building shall meet the site standards for new construction in sections 6.3.
A.BUILDING FEATURES
For non-contributing properties over 50 years old, it is recommended that earlier features and construction be uncovered and exposed to view to determine if the property could be contributing. The removal of later construction would allow for an evaluation of the historic significance and potentially identification of a style.
Refer to section 6.2 under Standards for Additions and section 6.3 for Standards for New Construction.
B. BUILDING MATERIALS
Refer to section 6.2 under Standards for Additions and 6.3 for Standards for New Construction.
END OF CHAPTER 6
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7. Definitions
1. ACCESSORY BUILDING means a structure, such as a detached garage, shed, gazebo, or other building that supports the function of the principal building on the site and that is subordinate to this principal building.
2. ADDITION means construction that increases the size of the original structure by building outside of the existing walls and/or roof. Additions can be either horizontal or vertical.
3. ALTERATION means an act that changes one or more of the exterior architectural features of a structure or its appurtenances, including but not limited to the erection, construction, reconstruction, or removal of any structure or appurtenance.
4. APPROPRIATE means typical of the historic architectural style, compatible with the character of this property or district, and consistent with these preservation criteria.
5. ARCHITECTURAL STYLE means a category of architecture of similar buildings distinguished by similar characteristics of construction, design, materials, etc.
6. AWNING means a roof-like cover extending over a window or door, intended to provide the pedestrian protection against sun, rain, and wind. Awnings are usually made of soft canvas or other fabric and may be fixed or adjustable.
7. BOARD AND BATTEN means a type of wall cladding for wood frame houses where applied boards are closely spaced, usually placed vertically, the joints of which are covered by narrow wood strips.
8. CANOPY means a projecting roof structure that shelters an entrance to a building.
9. CHARACTER DEFINING FEATURE means those important architectural materials or features that constitute the building’s historic significance as determined by the local Historic Preservation Officer or the Heritage Commission. Character defining features may include a historic building’s form, materials, features, craftsmanship, decorative details, as well as its site environment.
10. COLUMN means the entire column, including the base, shaft and capital.
11. COMPATIBLE means a design or use that maintains the historical appearance of a building and does not require irreversible alteration.
12. CONSTRUCTION means the act or business of building a structure or part of a structure.
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13. CONTRIBUTING PROPERTY (BUILDING/STRUCTURE/SITE) means a building, structure, or site which reinforces the visual integrity or interpretability of a historic building, neighborhood or district. A contributing property is not necessarily “historic” (50 years or older). A contributing property may lack individual distinction, but may add to the historic district’s status as a significant and distinguishable socio-cultural entity.
14. DEMOLITION means an act or process that destroys or razes a structure or its appurtenances in part or in whole, or permanently impairs its structural integrity, including its ruin by neglect of necessary maintenance and repairs.
15. DISTRICT means a historic district within the City of Brownsville.
16. DOUBLE-HUNG SASH WINDOW means a window with two parts (sashes) that overlap slightly and slide up and down within a frame.
17. ENTRY means a door, gate, or passage used to enter a building.
18. ERECT means to attach, build, draw, fasten, fix, hang, maintain, paint, place, suspend, or otherwise construct.
19. FAÇADE means any exterior face or elevation of a building.
20. FENCE means a structure, typically of wood, or hedgerow that provides a physical barrier, including a fence gate.
21. FENESTRATION means the proportion and size of window and door openings and the rhythm and order in which they are arranged.
22. FORM means the size, shape, and massing of a building.
23. HEIGHT means the vertical distance from the average grade level to the average level of the roof.
24. HISTORIC DISTRICT means a definable geographic area that contains a number of related historic structures, features, or objects united by past events or aesthetically by plan or physical development and that has been designated by a local or state governing body, or is listed on the National Register of Historic Places.
25. HISTORIC means a property, building, element or material that dates either to the original construction date or to some later but important alternation date that is consistent with the historic designation significance for the historic district.
26. HERITAGE COUNCIL means the City of Brownsville Heritage Council.
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27. HERITAGE OVERLAY means the City of Brownsville Heritage Overlay zoning district.
28. INFILL CONSTRUCTION means construction on property between or adjacent to existing buildings.
29. INTEGRITY means a measure of the authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s historic period in comparison with its unaltered state.
30. INTERIOR SIDE FAÇADE means a façade not facing a street or alley.
31. INTERIOR SIDE FENCE means a fence not adjacent to a street or alley.
32. INTERIOR SIDE YARD means a side yard not abutting a street or alley.
33. LANDSCAPE means the whole of the exterior environment of a site, district, or region, including landforms, trees, and plants.
34. LOT means a surveyed parcel of land that fronts on a public street, especially of a size to accommodate an individual building.
35. MAIN BUILDING means the primary residential or commercial building on the site.
36. MODIFY or MODIFICATION means to make changes to an existing structure.
37. MULLION means a wide upright bar dividing two window units within a frame.
38. MUNTIN means a strip of wood or other material that separates lights or panes of glass within a window sash.
39. NEW CONSTRUCTION means the act of adding to an existing structure or erecting a new principal or accessory structure or appurtenances to a structure, including, but not limited to, buildings, extensions, outbuildings, fire escapes, and retaining walls.
40. NON-CONTRIBUTING PROPERTY (BUILDING/STRUCTURE/SITE) means a building, structure, or site which detracts from the visual integrity or interpretability of a historic district.
41. O11 DOWNTOWN OVERLAY means the City of Brownsville O11 Downtown Heritage Overlay zoning district.
42. ORDINARY MAINTENANCE AND REPAIR means work meant to remedy damage to deterioration of a structure or its appurtenances, which will involve no change in materials, dimensions, design, configuration, color, texture, or visual appearance.
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43. PORCH means a covered and floored area of a building, especially a house that is open at the front and usually the sides.
44. PORTE COCHERE means a roofed structure covering a driveway at the entrance or side of a building to provide shelter to those entering or leaving a vehicle.
45. PRESERVATION means the act or process of applying measures necessary to sustain the existing form, integrity, and materials of a historic property.
46. PROPORTION means the dimensional relationship between one part of a structure or appurtenance and another. Façade proportions involve relationships such as height to width, the percent of the façade given to window and door openings, the size of these openings, and floor-to-ceiling heights. Often described as a ratio, proportions may be vertical (taller than wide), horizontal (wider than tall), or non-directional (equally tall and wide).
47. PROTECTED means an architectural or landscaping feature that must be retained and maintain its historic appearance, as near as practical, in all aspects.
48. RECONSTRUCTION means the process of duplicating the original materials, form and appearance of a vanished building or structure at a particular historical moment based on historical research.
49. REHABILITATION means the act or process of making possible a compatible use for a historic property thru repair, alterations, and additions while preserving those portions or features, which convey its historical, cultural, or architectural values.
50. REPAIR means fixing a deteriorated part of a building, structure, or object, including mechanical or electrical systems or equipment, so that it is functional; may involve replacement of minor parts.
51. REPLACEMENT means to interchange a deteriorated element of a building, structure, or object with a new one that matches the original element as closely as possible.
52. REPLICATION means to accurately reconstruct an element of a building, structure or object using the original element as a model or mold.
53. REPOINTING means repairing existing masonry joints by removing defective mortar and installing new mortar.
54. RESTORATION means the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time.
55. RIGHT-OF-WAY means the land used for a transportation corridor such as a public street, alley, or railroad; typically owned by the government.
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56. SCALE means the relative proportion of a building to neighboring buildings, or of a building to a pedestrian observer.
57. SETBACK means the horizontal distance between a structure’s vertical planes and a reference line, usually the property line.
58. SITE means the land on which a building or other feature is located.
59. SITE WALL (sometimes confused with a FENCE) means a low masonry wall up to 6 or 8 feet high surrounding a structure, in lieu of a fence.
60. SOLID-TO-VOID RATIO means the proportion of window and door openings to wall surface area in the exterior wall of a building.
61. STOOP means a small porch, platform, or staircase leading to the entrance of a house.
62. STRUCTURE means anything constructed or erected, on the ground or attachment to something having a location on the ground, including but not limited to buildings, gazebos, billboards, outbuildings, and swimming pools.
63. VISIBILITY FROM A PUBLIC WAY means able to be seen from any public right-of-way (street, alley or railroad), or other place, whether privately or publicly owned, upon which the public is regularly allowed or invited to be.
END OF CHAPTER 7
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8. Appendix
8.1 Secretary of the Interior’s Standards for Rehabilitation. The ten standards below comprise the Secretary of the Interior’s Standards for Rehabilitation, developed to guide work undertaken on historic buildings; the intent is to assist with the long- term preservation of a property’s significance through the preservation, restoration, rehabilitation or reconstruction of historic materials and features. These standards are referenced/incorporated in the City of Brownsville enabling ordinance for the Historic Preservation Program as the standards that govern historic districts and properties. These standards are subject to changes by the U.S. Department of the Interior and are reproduced here for convenience.
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize the property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
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10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
8.2 References and Resources
Americans with Disabilities Act Information. Accessed from: http://www.ada.gov/.
Association of Preservation Technology International. Accessed from: http://www.apti.org/.
Blumenson, John J.G. Identifying American Architecture: A Pictorial Guide to Styles and Terms, 1600- 1945, 2nd ed. Nashville: American Association for State and Local History, 1977.
Bucher, Ward, ed. Dictionary of Building Preservation. New York: John Wiley & Sons, Inc., 1996.
Harris, Cyril M. Illustrated Dictionary of Historic Architecture. New York: Dover Publications, Inc., 1977.
Heritage Preservation Services. Accessed from: http://www.heritagepreservation.org/.
Higgins, Alan. Architectural Styles and Building Forms of the Recent Past. Indianapolis: Historic Landmarks Foundation of Indiana, 2007.
Historic American Building’s Survey / Historic American Engineering Record. Accessed from: http://www.nps.gov/history/hdp/.
McAlester, Virginia and Lee. A Field Guide to American Houses. New York: Alfred A. Knopf, 1984.
National Center for Preservation Technology and Training. Accessed from: http://www.ncptt.nps.gov/.
National Register of Historic Places. Accessed from: http://www.nps.gov/history/nr/.
National Trust for Historic Preservation. Accessed from: http://www.preservationnation.org/.
“Preservation Briefs.” Technical Preservation Services Division, National Park Service, U.S. Depart- ment of the Interior. Accessed from: http://www.nps.gov/history/hps/tps/briefs/presbhom.htm.
Poppeliers, John C., and S. Allen Chambers Jr. What Style Is It?: A Guide to American Architecture, revised ed. Hoboken: John Wiley & Sons, Inc., 2003.
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Secretary of the Interior’s Standards for the Treatment of Historic Properties. Accessed from: http://www.nps.gov/history/hps/tps/standguide/. (These Standards include the four established standards for the treatment of historic properties: the Standards for Preservation, Standards for Rehabilitation, Standards for Restoration and Standards for Reconstruction of Historic Buildings.)
Technical Preservation Services (NPS). Accessed from: http://www.nps.gov/history/hps/TPS/.
Texas Historical Commission. Accessed from: http://www.thc.state.tx.us/.
Weeks, Kay D. The Secretary Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings, United States Department of the Interior, National Park Service, Washington, DC 1995.
Local Resources:
Wooldridge, Ruby A. and Vezzetti, Robert Brownsville, a Pictorial History, The Donning Company/Publishers, Virginia Beach, Virginia, 1982.
8.3 Incentives
Several incentives intended to encourage the preservation of historic properties are available, including the following:
The City of Brownsville offers a tax incentive (exemption) for a portion to the ad valoreum taxation for some local historic sites. Refer to the City of Brownsville Ordinance, Chapter 94, Section 94-57 or City of Brownsville Heritage Commission staff for additional information.
Federal Investment Tax Credits (ITC) are available for property owners who conduct a substantial qualified rehabilitation of a certified historic structure. Such rehabilitations must follow the Secretary of the Interior's Standards for Rehabilitation and be listed on the National Register of Historic Places; work should be approved in advance by the National Park Service. Refer to the National Park Service's website (under Investment Tax Credits or Preservation) or the Texas Historical Commission's website for additional information. These credits apply only to income-producing properties and are not available for single-family residences.
Texas's State Franchise Tax Credits will be available in 2015 and are similar in to the federal ITC's - they are available for property owners who conduct a substantial qualified rehabilitation of a certified historic structure. Such rehabilitations must follow the Secretary of the Interior's Standards for Rehabilitation and be a Recorded Texas Historical Landmark (RTHL) or a State Archeological Landmark (SAL); work should be approved in advance by the Texas Historical Commission. Refer to the Texas Historical Commission's website for additional information.
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