College Street Preservation Criteria (Ord. 93-58, Exhibit B)

These are the binding design rules for your property — adopted as "conditions, regulations and safeguards" of the HL93-01 overlay itself (Ord. 93-58 §1, Nov 16 1993). Not guidance: zoning law, enforceable at $2,000/day. Transcribed in full from Brandon's copy of the ordinance (rotation-corrected OCR, 2026-08-17); reorganized here by topic with the original section names.

Preface — the philosophy every decision flows from#

• The district's significance is its continuum of styles: vernacular cottages & Queen Anne (c. 1870–1900) → Prairie/Arts & Crafts & bungalows (1900–1930) → pre/post-WWII traditional cottages → 1950s–60s ranch. Materials: wood, brick, stone.
• Goal: each property authentically tells the story of its own period, while infill reinforces the period of significance (c. 1870–1930).
• Preservation over "modernization" of older homes; no false "historical look" on newer ones.
• Repair of original materials over replacement — explicitly framed as more cost-effective, energy-conserving, landfill-reducing.

SITE#

Retain historic relationships between buildings, landscaping, open space. Don't rearrange the site by moving/removing buildings, walks, drives, or fences that define the district's historic value.

SETBACKS#

Setbacks consistent with adjacent buildings (or building style). Residential along College St: retain the setback of adjacent/nearby structures, landscaping along the ROW. Commercial buildings in residential areas: set back like the neighboring residences. (Main St retail: abut the sidewalk or match historic auto-oriented setbacks.) Maintain orientation (front façades facing street) and spacing patterns.

DRIVEWAYS, PARKING LOTS AND VACANT SITES#

• Driveways perpendicular to the street; no circular drives in front or corner side yards
• No new commercial parking adjacent to sidewalks in the district
• Off-street parking may not interrupt the continuity of landscaped front/corner side yards
• Screen existing parking from streets/pedestrian areas (hood-height screening OK)
• Vacant sites: clear debris, buffer from street; infill construction encouraged

SERVICE AND MECHANICAL AREAS#

Screen service/mechanical/garbage areas from street and pedestrian view. Mechanical equipment incl. satellite dishes: not in front/corner side yards, or set back from roof edges and screened. Window A/C units not permitted where visible from streets.

BUILDING FABRIC — PRESERVATION#

• Preserve, stabilize, restore original form, ornament, materials
• Missing/severely deteriorated elements: replace with replicas of the original; keep roof, window, cornice, parapet treatments
• When rehabilitating, remove non-historic alterations; recreate original style from historic photos if concealed; if replication impossible, a new design consistent with the original style may be used
• Reconstruction must reflect size, scale, material, level of detail of the original
• Preserve older renovations that have achieved historic significance (typically pre-1940 work) — consistent with the SOI Standards

FINISHES#

• Original wood finishes maintained and painted, or replaced in kind
• Synthetic siding (vinyl, metal, asbestos tile) shall NOT be installed; removing existing synthetic siding is strongly encouraged
• Original masonry shall not be painted unless severe deterioration demands it (or replacement brick can't be matched)
• Paint colors complementary to each other, the building, and the district; research original colors when possible
• The Commission adopts a paint palette: in-palette colors go through Minor Exterior Alterations (Staff-Level); out-of-palette colors go to full Commission review

MAIN STREET-FRONTING COMMERCIAL PROPERTIES#

Approved finishes: horizontal wood siding (novelty, T&G, shiplap or equivalent), brick, stone, stucco. Never: wood shingles, board-and-batten/rough siding, fake brick/stone, gravel aggregate.

STREETFRONT#

Maintain height & rhythm along the street face; respect height and bay spacing of adjacent buildings; keep proportion/continuity of cornice lines, lintels, sills, kickplates; flat roofs hidden by parapets.

WINDOWS#

• Original framing and light (pane) configurations preserved/maintained or replaced in kind
• Replacements go within the existing historic opening, same sash size — no filling in or enlarging (slant interior drop ceilings up at windows)
• Metal storm windows: paint to blend; interior storm windows preferred (energy section)
• Clear or very slightly tinted glass only — no reflective or heavily tinted glass
• Security bars: interior only

EMBELLISHMENTS — AWNINGS & CANOPIES#

Drop-front style OK; no modern "bubble" awnings. ≥8 ft clearance. Canvas/fabric only — no plastic or metal awnings, no backlighting. Per-window/bay rhythm, not continuous across a façade.

SIGNS#

Small, limited (one per business in multi-tenant buildings); no covering transoms/features; lettering may match building period (serif for 19th–early 20th c., sans serif for Deco/modern). No roof signs, off-premise signs, flashing signs, plastic backlit signs. Free-standing/monument signs OK in generous front yards, appropriately scaled. Painted wood or metal; incandescent-on-sign or gooseneck lighting. Awning & small projecting signs encouraged. Neon: inside windows only, limited area (marquees only for theatrical uses).

LIGHTING#

Fully recessed downlights, gooseneck, or period-appropriate incandescent fixtures. Avoid exposed lighting unless part of a historic fixture.

NEW BUILDING CONSTRUCTION — INFILL#

• Reviewed on these criteria, judged on compatibility with adjacent & nearby historic buildings
• May take key elements (massing, scale, fenestration, materials) from historic-period buildings, but may not be a reproduction — shall appear clearly contemporary (the SOI "similar but not replicated" principle)
• Reproductions allowed only to accurately replicate a previously demolished Grapevine building
• Between contributing buildings: match one adjacent building in setback, roof form, cornice line, materials; relate height — don't tower over neighbors
• Finishes: horizontal wood siding/brick/stone/stucco; never fake brick/stone or gravel aggregate

ADDITIONS TO CONTRIBUTING BUILDINGS#

• Replicate the main building's style if possible; else simplified general style
• Minimum: reflect massing, roof shape, bay spacing, cornice lines, materials of the primary structure
• Locate at the rear if at all possible; side additions recessed ≥18 inches from the historic façade or joined by a connector
• Vertical additions: must not appear from the ROW to alter original height; set back from primary façades
• Replacing original elements: replicate when documented (photos/drawings/physical evidence); else style-typical elements
• New wood/metal: painted finish (except historically unpainted aluminum/steel on some 20th-c. buildings)

MAINTENANCE — REPAIRING HISTORIC MATERIALS#

• No sandblasting or high-pressure water on historic brick (destroys the fired surface)
• Chemical cleaners: no acids on marble/limestone/glazed brick/terra cotta/glass; alkaline removers usually safe for acid-sensitive masonry; organic solvents may suit unglazed brick & harder stones; test everything first
• Avoid painting brick/stone when not a historic treatment
• Repointing spec: rake to ~1 in./sound mortar; don't nick brick edges; new mortar matches historic in strength/color/joint width/tooling; ≤20% white Portland cement by dry volume; joints recessed, never overfilled or "feathered"
• Regular upkeep duties: roof leaks & downspouts, window/door trim scraped-caulked-painted, clean windows, secure & maintained signs/awnings

Related: College Street Historic District · Certificate of Appropriateness Process · Secretary of the Interior Standards · Grapevine Pattern Book (2025)

Source: Source Index §Ord-93-58 (full OCR text archived in workspace docs/ocr/college-street-criteria-FINAL.txt).