Camden City Zoning Code
ARTICLE XXXV
Guidelines for Rehabilitation of Historic Buildings Within the Fairview Village Historic District
§ 870-326 Guidelines for rehabilitation.
Basic guidelines for rehabilitation in the Yorkship Village (Fairview) Historic District are propounded by the United States Secretary of the Interior as they appear in Guidelines for Rehabilitation of Historic Buildings and are specifically incorporated in this chapter. Basic guidelines for rehabilitation in the Yorkship Village (Fairview) Historic District are set forth in Article VI.
§ 870-330 Policy and intent.
A.
Certificate of appropriateness. In considering applications for a certificate of appropriateness the City of Camden Historic Preservation Commission shall employ The Fairview Village Standards for Rehabilitation as a broad-based guide for the restoration and rehabilitation of structures in the Fairview Village Historic District. The Standards are used in concert with the specific criteria that follows in developing Historic Preservation Commission recommendations to the City of Camden Planning Board. The Fairview Village Standards are based upon the Secretary of the Interior's Standards for Rehabilitation.
B.
The Fairview Village Standards for Rehabilitation.
(1)
Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure, or site and its environment, or to use a property for its originally intended purpose.
(2)
The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. The removal or alteration of any historic material of distinctive architectural features should be avoided when possible.
(3)
All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
(4)
Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
(5)
Distinctive stylist features of examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.
(6)
Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplication of features, substantiated by historic, physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(7)
The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building shall not be undertaken.
(8)
Every reasonable effort shall be made to protect and preserve archeological resources affected by or adjacent to any project.
(9)
Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment.
(10)
Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.
C.
Criteria for the Restoration and Rehabilitation of Buildings in the Fairview Village Historic District. Because the Fairview Village Historic District is a largely homogeneous area architecturally, over half of the structures that now comprise the District were built during the initial construction phase in 1918-1919; it is the belief of the Historic Preservation Commission that the criteria enumerated below best address the particular planning and architectural features that characterize the District. Even among those structures built after 1919, most are of masonry construction with either brick exteriors or brick trim. These buildings tend to be narrow structures, two stories high, and built as rows of two, three or more. Windows and doors are also similar to the original houses with most buildings having six-over-six or six-over-one sash with paneled doors. Likewise, the original planning or layout of the District has been extended to the newer areas of the village. Setbacks and open space in these areas reflect the intentions of the District's original land use planners.
§ 870-331 Site and open land standards.
A.
Original setbacks should be maintained. Any additions to the property should be to the rear of the original building and not visually apparent from the principal right-of-way.
B.
Outbuildings not visually apparent from the principal right-of-way shall not be subject to historic review provided that proposed outbuildings do not obstruct site vistas historically available to adjoining or adjacent properties.
C.
The maintenance or restoration of original landscaping is recommended. The replacement of front yard areas with concrete, gravel or similar materials is not recommended. Parking areas shall be located to the rear of the property if possible.
D.
Although the original Village did not have fences nor hedges, the removal of any existing shrubbery is not recommended except in those cases where a documented restoration is planned or replacement is necessary due to natural circumstances.
E.
Any new construction on sites currently vacant shall be subject to the same architectural standards as existing properties.
§ 870-332 Exterior elements.
Restoration to the original design of the existing structures shall be the primary aim in the consideration of all exterior building treatment. Such original design details and characteristics shall be preserved whenever possible. Where such original design details have been changed, modified or eliminated, restoration to the original is recommended. In those cases where restoration is contemplated, the proposed work shall be substantiated by historic, physical, or pictorial evidence. Lacking specific knowledge of the details of a particular building, repair or replacement should be designed to conform to the characteristics of the structures and the eras in which they were built, and the design characteristics of the Village as a whole.
A.
Materials shall whenever possible be in keeping with the brick or stucco finishes of the original exteriors. Materials other than these original materials such as aluminum, steel, or vinyl siding, asphalt or asbestos siding, finished glass, porcelain enamel, terra cotta, imitation brick or stone, corrugated metal, plastic, glazed or bright metal, among others, are not recommended except in those cases where particular finishes have acquired significance in their own right.
B.
Exterior finishes.
(1)
It is recommended that brick and stucco finishes shall be repaired or restored to an original condition.
(2)
Painting on brick or stucco is not recommended. In cases where previously painted surfaces are done in colors that are not appropriate to the building and neighborhood, it is recommended that the surface be cleaned, or a paint color chosen that is compatible with the building and the neighborhood. Because Fairview Village buildings are done largely in the Colonial Revival style of architectural design, colors displayed on the Sherwin Williams Company "Colonial Revival" color chart are appropriate for use in the Fairview Village Historic District.
(3)
The cleaning of dirty brick and stucco finishes and the removal of paint from these surfaces should be accomplished using the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials are not recommended and shall not be undertaken. Methods and materials approved by the National Park Service shall be preferred and recommended.
(4)
Damaged brick or stucco should be repaired or replaced as necessary.
(5)
Should re-pointing be necessary, it is highly recommended that the old mortar be duplicated in composition, color and texture. The wrong mortar mix may cause damage to historic buildings. It is also recommended that the new mortar when applied duplicates the original joint size and profile.
(6)
The restoration of exterior woodwork made necessary by advanced deterioration is highly recommended. Where wood work is deteriorated beyond repair or missing, replacement in kind is recommended. Wood finishes, whether original or replacement, shall not be covered with metal, vinyl or other materials.
C.
Building heights. The cornice line on any new or remodeled building should not be made higher than the height of the cornice lines on attached buildings nor the cornice lines of the two existing adjacent buildings. Original top floors should not be removed, especially in cases where a top floor has been fire damaged. In cases where damage has occurred, repair or rebuilding of damaged structural elements is recommended.
D.
Exterior details.
(1)
Doors and windows. The retention of original window and door openings, the window sash, glass, lintels, sills, architraves, shutters, doors, pediments, hoods, steps and hardware is recommended. Some original doors in the District were shorter than contemporary standards. Where such doors are found they should be repaired and restored as necessary.
(a)
The introduction of new window and door openings, the infill of original window and door openings, or the reduction or enlargement of original window and door openings is not recommended. However, in those cases where an original door was smaller than contemporary doors, and that door is no longer extant, a new door meeting contemporary standards may be installed provided that the door frame, frame moldings and transom are modified in such a way as to match the original in appearance and design.
(b)
Original doors, door frames and transoms, where intact and capable of being restored, should be retained and repaired or restored as necessary.
(c)
Doors, if not original, should be replaced with a door to match the original design if documentation, historic, physical or pictorial, exists to justify the style of door to be used as a replacement of the existing door. Otherwise, a wood, six-panel "colonial" style door is recommended. In those cases where an insulated, steel security door is needed, the new door shall also be of the six-panel "colonial" design.
(d)
It is recommended that original door hardware be repaired, reconditioned and reused in the repair of an existing door, or the installation of a new door.
(e)
Where door hardware is damaged beyond repair, or missing, new door hardware, including knobs, knockers, bells, hinges and house numbers should match the original design characteristics of the door and the house.
(f)
Storm or screen doors to be placed at front entrances or those entrances visible from the principal right-of-way should be a "full view" type door. A "cross buck" design is not permitted.
(g)
Original sash in the Fairview Village Historic District were six over six in the original Village and often six over one in the newer sections of the Historic District. Where original sash exists, the repair and reuse of such sash is highly recommended.
(h)
Where replacement is necessary or desirable for reasons of advanced deterioration or energy conservation, the new windows shall be wood with true divided lights in a design appropriate to the building and the period in which it was constructed. Please see Subsection D(1)(r) below for window manufacturers whose products have been approved for use in the Fairview Village Historic District.
(i)
Vinyl replacement windows, or vinyl-clad windows with removable grills that simulate divided lights, are not permitted and should be avoided, especially in those cases where the window to be replaced is visible from a principal right-of-way.
(j)
Storm windows are acceptable and should maintain the original window configuration. Full-view storm windows, one over one, may be installed on the exterior. Such installations shall be done in such a manner as to minimize damage to existing window frames and sash. Interior storm windows are preferable to exterior storm windows.
(k)
Exterior metal window security grills are not permitted.
(l)
Dormer windows, where they exist, should retain the appearance of the original dormers. This includes the roof shape, window configuration, decorative moldings, and materials. The enlargement or reduction of a dormer, including removal, is not recommended.
(m)
In the Fairview Historic District there are a small number of houses built after the construction of the original village that have metal-clad bay windows. This is a distinctive house type found throughout other sections of the City of Camden. Bay windows, where they exist, should be retained. The original materials of the bay, pressed metal finishes in particular, should also be retained. Bays should not be enlarged or reduced in size. The degree of projection should likewise not be altered. The covering of the bay with aluminum siding, vinyl siding, asphalt sheeting, tar paper or other incompatible finish is not permitted. The construction of bay, bow or picture windows not previously existing on front or side facades visible from a principal right-of-way is not permitted.
(n)
Wood windows are required for installation on all facades visible from a public right-of-way. Six over six or six over one sash are appropriate for use in the Fairview Village Historic District, depending on the location of the property. For ease of maintenance homeowners may select wood windows with metal cladding. Vinyl windows and vinyl-clad windows are not permitted on the principal facades of buildings in the Fairview Village Historic District.
(o)
Windows are customarily replaced in two ways. If a window frame including the jambs, sill or other components are significantly damaged and repair is infeasible it may be necessary to replace the entire window assembly. In such instances where this is the case, owners are encouraged to remove exterior trim elements, install the new window and frame and replace the exterior trim.
(p)
Do not wrap exterior window frames with aluminum or other products developed for this purpose. Historic profiles will be lost and property owners risk future damage to their window caused by dry rot, a condition common in low areas near waterways. Because the Fairview Village Historic District is located in a low area near the Newton Creek, the atmosphere may cause dry rot to the unventilated wood elements of a house. Exterior wood elements, such as windows, should be painted on a regular basis and exposed to the naturally occurring movement of air.
(q)
In most instances window frames are in good condition and need little more than periodic maintenance; however, the sash may need to be replaced. Many manufacturers sell sash replacement kits that allow an owner to install sash tracks or runners in their existing window frames. New removable (for cleaning) sash may then be fitted in the sash tracks or runners.
(s)
Property owners are urged to consult with the Historic Preservation Commission on the appropriate window products prior to purchasing windows for installation.
(2)
Cellar windows. It is recommended that cellar windows on those facades visible from a principal right-of-way be provided with wrought or cast iron grills of an appropriate design when security is needed. In general, the infill of cellar windows is not permitted and may lead to the deterioration of internal structural systems. The infill of cellar windows with glass block, concrete, brick or plywood is not recommended unless a blind window is to be created.
(3)
Awnings for residential properties are not recommended. If awnings are desired, a removable or replaceable canvas awning with appropriate hardware is recommended. Metal awnings are not permitted.
(4)
Shutters were a common feature of the original section of Fairview Village and recalled earlier building and design practices in the Delaware Valley. Therefore, the installation of shutters of the appropriate size and design is desirable. Shutters should be wood, paneled shutters for the first floor and wood, louvered shutters for upper stories. Shutter should be affixed to window frames in a traditional manner using the appropriate hardware so that shutters may be operable. Attaching or anchoring shutters to the facade of the building is not permitted.
(5)
Balconies. All balconies, where they exist, should be retained. If deterioration has occurred, restoration, repair or replacement in a similar material is recommended.
(6)
Roofs and cornices. The most important item concerning roofs is the preservation of the original roof shape. A gable, or "A," roof should not be altered to a flat roof or vice versa. The original 1918-1919 section of Fairview Village was characterized by gabled roofs finished with slate or standing seam metal. The repair and preservation of original materials is highly recommended because of the distinctive quality and durability of these materials. Where preservation has been demonstrated to be impossible, replacement materials of the appropriate design and color is acceptable. In those cases where flat roofs are to be repaired or replaced, only the flashing or other materials that extend over or above the parapet are subject to the review of the Historic Preservation Commission.
(a)
Pent roofs that extend above a second story or one-story porch should be retained and repaired as necessary. The architectural elements are usually finished with cast concrete tiles, or shingles. Due to the unique character of this product its preservation is highly recommended. The replacement of deteriorated or broken tiles is recommended. In those cases where extensive deterioration has occurred, a suitable replacement product that replicates the original appearance of the concrete tiles or shingles is recommended. Replacing broken tiles or complete roofs with asphalt shingles is not recommended.
(b)
Existing cornices and attached moldings should be maintained in a manner that ensures their preservation. In areas where advanced deterioration has occurred, the duplication of original heights, projections and profiles is recommended for any necessary repairs or replacement. The cornice line of existing buildings should not be interrupted by the installation of dormers that extend upward through or from the cornice line.
(7)
Gutters and downspouts. Structures should have a controlled method of disposal of water. Such building accessories should be attached and painted to blend in visually with the building. Half-round gutters and corrugated downspouts are recommended.
(8)
Porches. The original Fairview Village porches were open. However, there is a distinct type or method of enclosing porches practiced during the early conversion of these spaces that has achieved significance in its own right and should be preserved. Nevertheless, the preservation and repair of open porches is recommended. Materials used in the repair or restoration of open porches should match the original in texture and design, particularly the columns and moldings.
(a)
Porch roofs in Fairview Village are of two distinct types. The longer rectangular porch, approximately seven feet by 18 feet, was constructed with a flat roof. This feature should be retained and any repairs should match the original materials in texture and design. These roofs were finished with metal and should be repaired or replaced in-kind. Suitable replacement materials are acceptable, such as hot, built-up asphalt systems.
(b)
The smaller roof types found on open porches in the original Fairview Village were either gabled, or "A," roofs or half round in shape. It is recommended that repairs to porch roofs respect the original roof shapes and finishes.
(c)
Original porch columns in Fairview Village according to the particular building type in both the original and newer sections of the village shall be preserved whenever possible. Most of the original Fairview columns were round and varied in length and diameter according to the dimensions of the particular building on which they were found. There are also some columns constructed of brick that are generally longer and wider than other original columns. It is recommended that original fabric be repaired and restored wherever possible. In cases where replacement is made necessary by advanced deterioration, new columns should reflect the original design in length, dimension and overall appearance. Round columns should not be replaced with square columns.
(d)
In all cases where restoration is desirable the property owner shall rely on photographic documentation to support the accurate restoration or reconstruction of a Fairview Village porch. Extensive photographic documentation is available at the Fairview Historic Society or the Camden County Historical Society.
(e)
While maintaining the original appearance of a property is historically important, there is nevertheless a tradition of enclosing porches in Fairview Village in order to increase interior living space. Enclosures were done on both the longer seven-foot-by-eighteen-foot porches and the smaller square porches as well. Enclosing porches was done in a particular manner that should serve as a guide in future enclosures. On the basic frame of the enclosure raised panels were installed at the base of the porch. Above these panels were a series of vertical wood windows corresponding to the placement of the panels below. A transom corresponding to the panel and window placement may have been installed above the windows. Appropriate moldings were installed to finish the porch. It is recommended that future enclosures follow this earlier design and construction approach.
(f)
Balustrades often appeared at the top of those porches with flat roofs. These balustrades were done in a style that borrowed from Chinese architectural motifs called "chinoiserie." This styling is unique to the original Fairview Village and contributes to the character of the District and should be preserved. It is also recommended that restorations and new construction include this important architectural detail. Photographic documentation is a vital element of the restoration planning process.
(g)
The original materials of the porch steps should be retained. The original alignment of the steps should also be retained. In the newer areas of the Village, a "Bullnose" edge has been formed on the concrete steps. This simple detail should be preserved or installed when repairs or new construction is necessary.
(h)
The original Fairview porches did not have railings. Where railings have been made necessary for reasons of health and safety, the use of appropriate materials is recommended. Wood or wrought iron railings in an appropriate design are recommended.
(i)
Porch and door lights should be of a design and placed in locations that do not detract from the historic character of the Village. Neon, blinking or flashing lights are not permitted.
(9)
Chimneys and vents. It is recommended that vents be located, where feasible, atop buildings and not on building facades visible from a principal right-of-way. It is recommended that chimneys important to the design features of a building be restored. When replacement is necessary, the new chimney shall match the original in placement, materials and design. For new construction, the proper placement of chimneys constructed of or faced with brick is recommended. Modern metal or other contemporary materials are not permitted.
(10)
Mechanical equipment and utilities. Telephone wires, electric wires, television aerials, lead wires and cable television wires, satellite dishes, electric meters or oil fill pipes are not recommended on facades visible from a principal right-of-way. In circumstances where this cannot be avoided, every effort should be made to obscure these elements. In general, all service cables should be run at the rear of a property.
(a)
It is recommended that air conditioners be placed in windows as unobtrusively as possible, and that they be placed in rear windows whenever possible. Walls should not be modified or openings created to accept air conditioning equipment.
(b)
Fire escapes should be placed as unobtrusively as possible and painted in a color to blend with the surfaces against which they are mounted.
(11)
Storefronts. Fairview Village was designed in such a way as to include a central square around which stores and other commercial buildings are located. This area was intended to be the District's "downtown." The storefronts found on the buildings vary according to the period during which they were constructed. As such, they should be recognized as products of their own time. Attempts to create an earlier, or "Colonial," appearance should be avoided. This includes installing pent eaves and multipaned store windows where they did not previously exist. Original window and entry configuration should be retained. Original bulkheads should also be preserved. The infill of original storefront windows with concrete, stucco or wood siding is not recommended. Where infill has occurred, restoration to the original appearance is highly recommended.
(a)
Signs. Storefronts are generally designed with a logical and obvious location for a sign. This logic should be respected in the placement of signs.
E.
Fencing. The original Fairview Village did not have fences. Concrete posts were installed on the property lines with chain running from post to post. Hedges were a later addition to the streetscape but because of the longevity of this practice it has achieved its own significance and should therefore be preserved and maintained whenever possible through cultivation, proper trimming or the replacement of damaged areas of shrubbery.
(1)
In cases where new fencing is to be erected, wood picket fences, no more than 48 inches in height and 50% open, are recommended. Cast or wrought iron fences or fencing that simulates the appearance of cast or wrought iron fences, whether new or of salvaged materials, are also acceptable. Chain link fences are not permitted for those areas visible from a principal right-of-way.
(2)
A map of the Yorkship Village (Fairview) Historic District showing the original Village and later additions is included in this handbook.
F.
Parking. It is the policy of the City of Camden Historic Preservation Commission to encourage land uses that contribute to the historic character of the Fairview Village Historic District. Although the parking of motor vehicles was not viewed as a major need by those working on the design and layout of the original village, changing lifestyles have dramatically increased the role of the automobile in contemporary society. Moreover, with more family members working, as opposed to the single-wage-earner family of previous generations, the number of cars any one family may own and operate has increased accordingly. For this reason, the Historic Preservation Commission has found it necessary to confront the problem of parking in the Fairview Village Historic District. Of particular need is a sound policy of regulating off-street parking that compliments the Fairview Village Historic District Standards and Guidelines. Toward this end, the following conditions shall be used to evaluate the impact of a proposed parking area or driveway in the Fairview Village Historic District.
(1)
Parking areas shall be located to the rear of the property if possible.
(2)
Parking in front yards is not permitted except on driveways and parking areas constructed in accordance with applicable City ordinances and the regulations below, and not less than three feet from the inside sidewalk line.
(3)
Parking is permitted to the side of the main structure in those instances where parking to the rear of the property is not feasible, subject to the following conditions:
(a)
The parking area does not encroach upon the line of the face of the main structure;
(b)
The parking area does not encroach upon the line of the nearest side of the main structure;
(c)
The parking area is at least three feet from the nearest property line;
(d)
The parking pad is at least 10 feet in width and 20 feet in length from the property side of the sidewalk;
(e)
The entire parking pad is concrete, exposed aggregate finish, and 4,500 p.s.i.;
(f)
The parking pad shall be graded to ensure proper drainage;
(g)
The curb cut is 12 feet wide from the right-of-way to the street side of the sidewalk, and constructed with reinforced (rebar) concrete, 4,500 p.s.i., six inches thick;
(h)
The driveway opening is not within 20 feet of an intersection;
(i)
The driveway opening is at least 20 feet from the nearest driveway;
(j)
The driveway opening is not within 20 feet of a fire hydrant;
(k)
Property frontage on the main street is at least 30 feet.
(4)
Driveways are not permitted at row houses in the middle of a row of three houses or more.
(5)
For one-family and two-family dwellings, one parking space per dwelling unit is permitted.
(6)
The cutting of historic trees (50 years old or older) shall be discouraged.
(7)
The removal of trees and shrubs that contribute to the character and ambiance of the Fairview Village Historic District shall be discouraged.
(8)
No carports shall be erected in the Fairview Village Historic District.
(9)
Driveways shall not impair natural vistas integral to the original layout, or physical plan of the village.
(10)
All Historic Preservation Commission Certificate of Appropriateness applications for driveways must be accompanied by a site plan showing the proposed location of the driveway on the property and sealed construction documents.