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A. ARCHITECTURAL GUIDELINES SPECIFIC STANDARDS & CRITERIA for GENERAL The intent of these standards & criteria is to preserve the physical features, historical and architectural character, and residential nature of the Triangle area. MISSION HILL TRIANGLE ARCHITECTURAL CONSERVATION DISTRICT COMMISSION Dear Mission Hill Triangle Resident and/or Property Owner: Enclosed, please find a copy of the Standards & Criteria for the Mission Hill Triangle Architectural Conservation District. These guidelines outline the types of work which are reviewed by the Commission, as well as items which are exempt from commission review. Whether or not you are contemplating work to your building, please make yourself aware of these guidelines. They will apply if work you plan to undertake exterior work on the façade, or any sidewalls of your building that are visible from a public way. The intent of the enclosed Standards & Criteria is to preserve the physical feature, architectural character, and appearance of the Triangle and to guide both the applicants and Commission in making decisions regarding requested alterations or improvements. There is an application form available if you need to go through the process. Professional assistance is available from the City of Boston in completing the form, however, you are responsible for arranging for any accompanying documentation (such as photographs) required for the application. If you ever have any questions regarding proposed work, commission staff (Colleen Meagher, 617-6353850) is available to answer your questions. The dominant historical and architectural features of the district are the late 19th -century masonry rowhouse units. Houses within these units appear relatively uniform in size, materials, setback, and style, with the individuality of the unit being subordinate to the harmony of the street. These standards and criteria are intended to guide the inevitable changes to the exteriors of buildings and physical features within the district, in order to make those changes sensitive to the architectural character of the district, and to prevent intrusions. There is no requirement to do work that is not initiated by the owner of the property. The most important feature of the buildings are the façades (including roofs) that face the public streets and avenues, and therefore these are subject to review. Sidewalls visible from within the district are also under review. Original window and door openings will not be enlarged, framed down, or closed, with the possible exception of basement windows (subject to review). Existing non-conforming window and door openings may be altered to return to the original size, shape, and style. Greenhouse windows are not allowed on the façades. Window Sash All sash windows that are double hung will be retained. If replacements are necessary, they must be double hung, or appear to be double hung. Colored-, art-, or leaded-glass windows will be retained. The original number and arrangement of lights (glass panes) will be retained. Applied exterior muntins will be allowed if they are painted and bonded to exterior surface of the glass. All proposed exterior changes involving replacement doors and doorways, including transoms and vestibule sidewalls, will be reviewed. Original doors will be retained whenever possible. If replacement is necessary, the new doors will match the original as closely as possible. Non-original doors, when replaced, should be of wood or appear to be wood with panels and double leaves. Special consideration should be given to the preservation of etched- or frosted-glass door panels. Contemporarystyle changes to doorways are not encouraged and are subject to review. Original entryways and paneling will be retained. Modern-style alterations are not encouraged and shall be subject to review. Outer transoms should not be closed in or removed. Outer Vestibule Doors Installation of new outer vestibule doors is subject to review. Metal-and-glass storm doors are not encouraged; if used, raw, unpainted metal is inappropriate. Ornamentation Non-wooden sash should have a finished color closely matching the selected trim color. Sills and Lintels Original decorative moldings and stonework surrounding a window or door will be retained whenever possible. If such material is missing or so deteriorated as to require replacement, it will be replaced with an element which duplicates the mass, material texture and general form of the original. Original sills and lintels should be retained and repaired, if possible. Ornamentation belonging to a different period and style of architecture is not appropriate. Rear elevations are rear yards will not be reviewed, whether or not visible from a public way. Replacement, when necessary, shall correspond to original, if possible. Iron bars, grilles and grates on windows and doors should be as unobtrusive as possible. (See section P.) B. Oriels C. The original configuration of windows will be retained. Original oriels, if existing, should be retained. No new openings in façades will be allowed unless they are re-openings of the original. Doors Original stoops (including stringer, riser, and treads) and steps on the main façade will be retained whenever possible. Any proposed changes or alterations to the elements mentioned above will be reviewed unless specifically exempted; preference will be given to alterations that maintain, preserve, or restore according to the standards and criteria for elements identified in the succeeding sections. WINDOWS AND DOORS Effort should be made to maintain wooden sashes whenever possible. STOOPS AND FRONT STAIRS Replacements should match the original in their massing and location. Concrete colored to match other masonry trim is a preferable treatment for replacement. Since the use of marble is frequent in the district, replacement of deteriorated marble in kind is encouraged. Brick and/or bluestone are inappropriate materials for this architectural period. the vertical addition does not interrupt the roofline as seen from the front of the building. Size and placement of satellite-dish antennas will be under review. Original slates visible from a public way should be retained. Replacement should be of slate, slate substitute, or dark asphalt shingles. Railings, if added, should be as unobtrusive as possible. Black iron is preferable. The use of siding on the mansard levels of buildings is not encouraged. If siding is used, material should be narrow to approximate the pattern of slate courses and must not cover any trim. D. Chimneys FRONT PORCHES Original front porches should be retained and repaired whenever possible. Original brick chimneys, caps, and pots should be retained. Replacement should match original. Replacement should match original in size and location. F. OTHER FAÇADE ELEMENTS Replacements, when needed, will substantially match originals in shape, location, and installation technique. Additional downspouts and stormwater conductor pipes will be made to match and located to blend into the façade was much as possible. Existing locations should serve as a guide for locating new downspouts and stormwater pipes. Downspouts and stormwater conductor pipes should be painted to blend with the façade material, match the cornice and trim color, or be left natural copper. (See section P on color choice.) Exterior paint may be removed with proper safeguards from any surface not originally intended to be painted, including most masonry. In general, the most benign method that works should be used; brick and other porous masonry will not be sandblasted. Allowing the existing paint to weather to the original surface may be preferable to either removing or repainting. Trim Color See “Exemption Section” Electrical Conduits H MASONRY Alarm systems should be as unobtrusive as possible and located next to existing windows. Wiring and conduits are not to be attached or cross the surface of the building. General Balconies and Fire Escapes Masonry should never be sheathed in another material due to potential moisture and chemical damage. No new fire balconies will be permitted on the façades of buildings unless requires for safety and an alternative egress route is not possible. Sandblasting will not be permitted. Gentler cleaning methods shall be used. All masonry elements, including decorative areas, should be retained. Cornices E. ROOFS, DORMERS, VERTICAL ADDITIONS The original form and slope, if any, of the roof will be retained. Significant characteristics of this district are the intact cornice, mansard, and flat roof lines within units of rowhouses. Rooftop additions visible from public ways are virtually non-existent within the district; continuation of this situation is important. Whenever possible, existing dormers seen from a public way should be retained. Replacement of dormers should approximate the shape and placement of the original. The entire cornice, including original details, will be retained wherever possible. Replacements of the whole or pieces will match the original in size, shape, material, and type of detail. Cornices with visual continuity with adjacent buildings should be treated to reinforce that continuity. Replacement must strongly compliment the general appearance, if duplication is impossible. Fire balconies should be connected horizontally. If existing fire balconies are removed, the façade material should be carefully repaired to match existing materials. Replacement Gutters and Flashing The size and location of the gutter is an integral part of the cornice. Replacements should match original design in shape and method of attachment. No new decorative balconies should be added to the façade. G. Any vertical addition (penthouses, railings, solar panels, mechanical equipment) that can be seen from a public way within the district is not appropriate and will not be approved. In buildings with a pitched roof, additions may occur behind the ridge line of the roof if All replacement elements should match the original in size, color, and surface texture as closely as possible. EXTERIOR PAINT Repair Materials will be consistent with the original in design. Ornamental dormer trim should be retained. Previously unpainted masonry surfaces should not be painted, except if deterioration or repair requires it. In this case, the color choice should match as near as possible the original color of the masonry. Raw, mill-finished metal (other than copper) is not appropriate. Downspouts and Stormwater-Conductor Pipes Originally, downspouts and stormwater conductor pipes were located in unobtrusive places. General Materials that have never been or were not intended to be painted should not be painted (e.g. copper, brick, sandstone, or marble). (See section H “Masonry, General, number 4.) Exterior Paint Removal Defective mortar joints should be carefully repaired so the color and raking match the original. Attention to the mix and application is encouraged to minimize shrinkage of the new mortar. Cracked or broken masonry elements should be repaired and retained in all possible situations, or if Mission Hill Guidelines 2 replacement is necessary, with the same or very similar material. For example, stone lintels or other stonework should not be replaced with brick. In the event that a party wall becomes exposed as a side wall, the exposed wall should have adequate structural reinforcement and a finished treatment, such as a course of standard brick of closely matching hue. All new construction is subject to District Commission review and approval. Plans submitted for approval must be consistent with, or complimentary to, the historical and architectural character and appearance of the neighborhood. Particular attention will be pair to scale, materials, set backs, and rhythm of the façade. Design should not be imitative of a style earlier to that which is prevalent in the district. J. L. Wood, chain-link, or opaque fences are not appropriate to front yards. Where existing, they should be treated to be unobtrusive in color, and preferably screened by a hedge of similar height. Stone and marble curb walls surrounding the front yards should be maintained. Front-Walkway Materials PUBLIC AREAS Sidewalks Public sidewalks should be designed and constructed to reinforce the character of the district. New paving materials for public sidewalks will be of consistent material throughout the area and are subject to District Commission review and approval. Street Furniture All street furniture is subject to District Commission review and approval. DEMOLITION All plans for demolition of any existing building, or portion of a building, visible from a public way will be subject to District Commission review and approval. M. RECONSTRUCTION In the event of fire or other destruction to an existing building, replacement structures or elements thereof should match the original in design and materials as closely as possible and are subject to District Commission review and approval. General Any new wiring for electrical service, telephone service, cable television, etc., should be placed underground, and the street and sidewalk must be repaired to match the surrounding area in form, material, and detailing. Receptacle boxes (exempting remote utility-reading devices) should not be placed on the building façades. Water, Gas, Sewage Lines Installation of new underground lines or repair of existing lines shall result in the street and sidewalk being repaired to match the surrounding area. K. Much of the character of the district depends on the scale and appearance of the open spaces along streets. These features, the front yards and walkways, are generally bordered by masonry curbing, and should be retained as originally intended. Compatibility with adjacent yards is encouraged. Front Fences Existing iron fences should be retained (and repaired as necessary). New or replacement fences should be made of materials appropriate to the period and style of the building. Wrought or cast iron of standard or rolled stock, not exceeding the height of the window sills of the first floor, are recommended. These few properties include 1617 Tremont Street, 134–140 Smith Street, and 690 Huntington Avenue, at the corner of Wigglesworth Street. Because of the later construction dates, and non-conformity in use and architectural character to the remainder of the district, these will not be subject to the same standards and criteria as the residential properties. Changes and alterations, except for demolition and new construction, to these structures will be reviewed only in the following: Height: Cannot exceed the top roofline of the abutting structures within the district. Asphalt shall not be used. Original paving stones or slabs over coal chute covers or openings should be retained whenever possible. FRONT YARDS AND WALKWAYS Street Lighting Utility Items in Front of Buildings Cement, brick, and granite pavers are the preferred materials. Front Yards I. All new street lighting is subject to District Commission review and approval. The private sidewalks are visually related to the building and should reinforce the quality and appearance of the architecture. Commercial Properties Constructed After The Main Period Of The District’s Significance The uniform setback of buildings and the resultant front yards, accomplished through early deed restrictions, are a significant feature of the neighborhood. Land Coverage and Setback: Must conform to those established by the abutting structures within the district. Overall Materials : Should harmonize with the materials of the abutting structures within the district and should relate to those of the existing structure being changed or altered. Massing: Must conform to that established by the abutting structures within the district. Existing front yards should not be paved. N. Excavation of major portions of front yards below existing grades should not be allowed except for small areaways to accommodate existing window openings, ventilation, or drainage. SIGNS General Construction of buildings, portions of buildings, or other ground-level projections in the front yards will not be permitted. All signs within the district are subject to the Boston Sign Code. New and additional signage is also subject to this code. All signs must be approved by the District Commission in order to ensure architectural and historical appropriateness. O. Minimal illumination of signs is encouraged. COMMERICAL PROPERTIES Signs shall not have applied plastic letters. Use of painted wooden signs of a traditional design are encouraged. NEW CONSTRUCTION Mission Hill Guidelines 3 Billboards are not permitted. Exterior blank walls should not be used as a sign, display, or bulletin board. Exterior lighting (new or additional) should not be glaring. Mechanical equipment must be visually enclosed and placed to be unobtrusive. Storefronts Previously Constructed as Additions to Façades and Side Elevations Changes to these additions will be reviewed. If removal of these additions, in whole or in part, is desired, the repair to the adjacent wall should be in harmony with the remainder of the row. P. ITEMS THAT ARE EXEMPTED FROM REVIEW A number of feature are exempt from review. Nonetheless, the visual character of these elements contributes to the overall harmony of a building and to the district. The following is an attempt to guide the homeowner in making appropriate and sensitive choices: Light Fixtures: They should be appropriate to the later Victorian style of the buildings, residential in character, and not overly large or glaring. Early period or colonial styles are not in keeping with the district character. Use of exposed conduit is discouraged and, where necessary, it should be painted to match the background material. Simple contemporary fixtures of “appropriate” size are often compatible to an architectural district. Unornamented modern fixtures can be appropriate. Exterior flood lights should have minimal “spill over” to abutting buildings. Exterior Shutters and Blinds: Louvered window blinds are most appropriate on buildings with original shutter hardware. New blinds should be of wood, mounted on pintels, and appear to be operable. They should match the height and one-half the width of the window opening. They should also be dark in color. Window Grilles: Security grilles should be comparatively simple in design and sized to fit fully within the window opening. They should be painted black, and the horizontal rails should have pierced joints (and not overlapping, welded joints). Grilles should also be mounted within the reveal of the windows and secured into the mortar joints (rather than into the masonry). Portable Window Air Conditioners: Seasonal window air conditioners should be installed, whenever possible, on secondary elevations. Those on façades should not protrude beyond the line of the building. No throughwall air conditioners shall be allowed. Intercom and Alarm Devices/Door Hardware: Door hardware should be compatible with the size and finish of original examples; Victorian-era styles are most appropriate, and early American “colonial” styles are the least appropriate. Buzzers, intercoms, and mailboxes should be located within the recessed entry (or vestibule) and not on the façade of the building. Brass-plated devices are encouraged. Alarm devices should be mounted only in inconspicuous locations. Window Boxes: These should be painted to match the trim color and sized to match the width of the window opening. Canopies/Awnings: These are not encouraged, unless physical evidence on the building (photographic evidence) documents their original presence on the building. Where used, they should be of canvas mounted on retractable hardware (rather than a fixed, metal frame). Storm Windows: Exterior combination storm windows should have a baked-enamel finish that closely matches the trim color of the window. In some instances, the frames of exis ting storm windows may be repainted to match the trim; dark finishes (bronze, black) are more appropriate than standard white. Mill-finish aluminum storm windows are strongly discouraged. The framing should be narrow, and the meeting rail should align with the primary window. Paint Color: IN NO CASE SHOULD PAINT BE ALLOWED ON PREVIOUSLY UNPAINTED MASONRY SURFACES, THIS EXEMPTION PERTAINS ONLY TO COLOR CHOICE. Although paint color will not be reviewed, the following is an attempt to guide the homeowner in making appropriate and sensitive choices: Window casings/trim: In general, dark earth-tone colors or a combination of a lighter, stone-colored trim and black sash are most appropriate. Sills and Lintels : When painted, sills and lintels should be in earth or stone tones. Marble: If previously painted, marble may be repainted in light tones. Metal Storm Doors: If used, a metal storm door should match the color of the existing door. Gutters and Flashing: Gutters and flashing should be painted to match the cornice or trim, or in the case of copper, left natural. Dormers: In some cases should be painted a separate color on the mansard level; often harmonizing with slate tones is most appropriate. Street Signs Including traffic, directional, and parking, should be attached to an existing public lamp post or pole whenever possible. Sign posts for public signs should be installed only if necessary. Number of posts used for public signs on a street should be maintained to the minimum number necessary to perform their function. Mission Hill Guidelines 4