Walterboro City Zoning Code

4.7.3.1   General Provisions

A.

While it is acknowledged that changes to structures in the Historic Preservation Overlay will occur over time, it is also important to bear in mind that these changes should not do damage to the historic building fabric and character of the district. This character is exactly what gives Walterboro that distinct ambiance that relates to the historic fiber of a small southern town that has survived for over 200 years. Inconsistent improvements will decrease the value of all downtown properties. Preservation of the exteriors and storefronts of these buildings will continue their contribution to the unique architectural character of the area.

B.

Any building renovations or alterations, no matter the planned use for the building, must retain the overall design integrity of the historic building by protecting the original features and materials and respecting the traditional design elements.

C.

The renovation or restoration of older structures provides an excellent means of maintaining and reinforcing the architectural character of Walterboro's traditional downtown and should be encouraged. When an existing structure is to be renovated, restored or expanded, care should be taken to complete the work in a manner that respects the original design character of the structure.

D.

Preservation of traditional façade elements found in the existing buildings creates patterns along the face of the block that contribute to the overall historic character of the area, whether it is on the main streets or a side street. These elements are:

1.

Bulkhead or 'kick plate' as the base in building fronts

2.

Clear first floor storefront windows

3.

Recessed or covered central entrance areas or angled entrances on corners

4.

Transoms above entrance doors

5.

Masonry pier or building frame pilasters

6.

Storefront cornice

7.

Sign panel area

8.

Parapet walls with caps or decorative cornices

9.

Vertical window patterns, shapes, and window sills on second floor

10.

Occasional window hoods

11.

Masonry wall

12.

Corbelling

13.

Upper Cornice

FIG. 4.1: FACADE ELEMENTS

E.

Do not apply theme designs that alter the original character or architectural style such as coach lanterns to make the building look more Colonial, mansard designs to make the building more Victorian, the use of wood shakes to make it look more 'arts and crafts', or anything that cannot be documented historically.

F.

Adding more elaborate ornamentation than was originally found on the building façade is typically inappropriate as it renders a false history to the building.

G.

It is not the intention to recreate the past if the original building façade does not exist. However, if the original façade had been modified over time, and documentary evidence such as photographs of the original features exists, then our recommended alternative is to restore the façade.

H.

Where exact reconstruction is not practical, new, contemporary interpretations of the original details are appropriate as long as the scale and character of the original detail is retained.

I.

Brick was the predominant building material used in the Historic Downtown Walterboro area.

(Ord. No. 2017-14 , 4-3-18)

4.7.3.2   Storefront Renovation and Replacement

A.

Storefront renovation and replacement should retain the original materials wherever possible through repair and restoration.

B.

If the original material has been covered, uncover if feasible.

C.

If portions of the original material must be replaced, use a material similar to the original.

D.

Avoid the use of materials that are not visually compatible with the original façade such as shiny metals, mirror glass, plastic panels, and vinyl windows or doors.

E.

Preserve the original façade materials whenever possible.

F.

Remove metal slip covers when they conceal the original architecture beneath and prevent the horizontal alignment of building elements with adjacent buildings.

G.

Whenever possible, remove any material that conceals traditional façade elements.

H.

Repair, restore, or replace in a manner sympathetic to the style and history of the building.

I.

For most traditional buildings, large panes of glass at the display window level with solid kick plates or bulkhead below are appropriate.

J.

Multi-pane designs that divide the storefront window into small components should only be used if they restore proven historic elements and original openings.

K.

Maintain the original size, shape and proportion of storefronts and openings to retain the historic scale and character of the structure.

L.

Preserve the transom and sign board area features whenever possible.

FIG. 4.2: STOREFRONT REPLACEMENT

4.7.3.3   Window Renovation & Replacement

A.

Whenever possible, repair, rather than replace existing windows.

B.

If repair is not feasible, and the window must be replaced, match the existing window in terms of size, materials, method of operation and detailing.

C.

The window opening itself should be carefully preserved. It should not be made larger or smaller to accommodate a differently sized window.

D.

Window materials other than wood may be considered provided they replicate the original shapes, detailing and form of the original windows as closely as possible.

E.

If original to the building, shutters may be considered to define the original window proportions.

F.

If lowered ceilings are necessary, pull the dropped ceiling back from the window.

G.

Wood was the traditional material for windows in Historic Downtown Walterboro. However, other materials such as metal or vinyl-clad windows may be utilized provided they replicate the shape, detailing and form of the original windows as closely as possible.

4.7.3.4   Door Renovation and Replacement

A.

Maintain original doors and door hardware whenever possible.

B.

Repair damaged original doors and door assemblies whenever possible following recognized preservation methods.

C.

Retain and preserve the functional, proportional and decorative features of a primary entrance. These features include the door and its frame, sill, head, jamb, moldings, and any flanking windows.

D.

If an original door must be replaced, the replacement door should match the original as closely as possible.

E.

Doors in additions to existing structures should reflect the proportions, both height and width, of doors in the existing structure and similar structures in the Historic Preservation Overlay.

F.

Wood and glass were the traditional materials used for entrance doors in the Historic Preservation Overlay.

G.

Original size and proportion of a front door, the details of the door, the door surround, and the placement of the door all contribute to the character of the entrance.

H.

While it is appropriate to retain, repair and refinish doors, they shall comply with the requirements of the Americans with Disabilities Act (ADA).

4.7.3.5   Awnings or Canopy Renovation and Replacement

A.

Original awing hardware should be used if it is in working order or is repairable.

B.

Replacement awnings should be designed to fit the storefront opening to emphasize the building's proportions.

C.

Awnings should not obscure or damage important architectural details.

D.

Align awnings with others on the block, particularly to the bottom line of the awning.

E.

Metal awnings or canopies that are similar in form to fabric awnings may be appropriate when designed as an integral part of the building façade and not appearing as tacked-on additions.

F.

Awning color should be coordinated with the color scheme of the building. Solid color awnings should be used on building with intricate and abundant architectural detailing, while striped awnings may be utilized on simpler buildings to introduce color and vitality to an otherwise 'plain' building.

G.

Backlit awnings are not appropriate.

H.

The traditional canvas, slanted awnings were traditionally used in Historic Overlay commercial areas and are most appropriate for older storefronts.

4.7.3.6   Replacement of Unavailable Components

A.

Sometimes traditional construction materials cannot be replaced or matched.

B.

Care should be taken to match the original pattern, thickness, color, and texture as closely as possible with available materials.

C.

Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material.

D.

Avoid removing damaged materials when they can be repaired.

4.7.3.7   Removal of Inconsistent Elements

A.

Preserve the original façade materials whenever possible and avoid concealing original façade materials.

B.

Avoid the use of materials that are not visually compatible with the original façade, such as shiny metals, mirror glass, plastic panels, and vinyl windows or doors.

C.

Remove metal slip covers when they conceal the original architecture beneath and prevent the horizontal alignment of building elements with adjacent buildings.

D.

Whenever possible, remove any material that conceals traditional façade elements and repair, restore, or replace in a manner that is sympathetic to the style and history of the building.

E.

As brick was the predominant material used in the façade structure of the downtown buildings, avoid covering or replacing the brick with more modern materials.

F.

Vinyl clad windows and doors may be allowed provided they are detailed in a manner that causes them to appear similar to the original.

4.7.3.8   Painting, Repair, and Cleaning of Existing Structures

A.

Whenever possible, keep historically unpainted buildings unpainted.

B.

If it becomes necessary to paint a building, the color selected should be coordinated with the color of the buildings to the property's right and left.

C.

It is appropriate to paint the cornices, window trim, window hoods, and bulkhead of the façade in a different color from the wall of the building.

D.

Utilize historic and compatible paint colors when painting a storefront façade.

E.

Address maintenance issues to the wall materials prior to painting.

F.

Abrasive methods such as sandblasting are inappropriate, as they permanently erode building materials and finishes and accelerate deterioration.

G.

If cleaning is to be considered, use a low-pressure water wash and mild detergent. Chemical cleaning may also be considered if a test patch is first reviewed and negative effects are not found.

H.

Repair deteriorated primary building materials by patching, piecing-in, consolidating or otherwise reinforcing the material.

I.

Avoid removing damaged material when they can be repaired.

J.

If masonry has been painted; it may be preferable to continue to repaint it, because paint removal methods may cause damage to the building materials and finishes.

K.

Waterproofing and graffiti proofing sealers should be used after cleaning and repair.

4.7.3.9   Additions to Existing Structures

A.

New additions should be interpretations of the existing buildings whereby the architectural characteristics of the existing structure are incorporated using modern construction materials and methods. Examples: the extension of architectural lines from the existing structure to the addition; repetition of window patterns and entrance spacing; use of harmonizing colors and materials; and the inclusion of similar, yet distinct, architectural details.

B.

New additions should be designed so that if the addition were to be removed in the future, the essential form and integrity of the original structure would be unimpaired.

C.

Minor additions, such as decks and stairs should use similar materials, design, and colors to the original building and should occur in areas not visible from the street.

D.

Additions to existing structures within the overlay district are appropriate as long as they do not destroy traditional features, materials, and spatial relationships that are significant to the original building and site.

E.

New additions must be distinguishable from, yet compatible with, the overall architectural character of the Historic Preservation Overlay commercial area.

F.

It is normal for buildings to evolve over a period of time as additional space is needed or new uses are accommodated. Architectural details to be considered include window/door trim, lighting fixtures, tile/brick decoration, decorative cornices, storefront cornices, display windows, the bulkhead and transom over the door and windows.

G.

In other words, all aspects of new construction that are visible from public streets will be reviewed.

4.7.3.10   Demolition & Relocation

A.

If an existing building's condition is deteriorated such that rehabilitation is technically infeasible, a request for demolition may be considered.

B.

If public safety is threatened interim steps may be taken to close and stabilize the structure.

C.

Any application for a demolition shall include plans for the redevelopment of the site after demolition.

D.

It is the responsibility of the property owner to demonstrate that rehabilitation is not appropriate and demonstrate a clear plan for the reuse of the site and any related new construction after demolition.

( Ord. No. 2014-08 , 7-22-14)