ROCKY MOUNT MILLS VILLAGE COVENANTS FOR HOMES AND STRUCTURES EXISTING PRIOR TO JUNE 1, 2000  

These covenants apply to the homes and structures in the Rocky Mount Mills Village constructed before June 1, 2000.  Homes and structures built after June 1, 2000 are regulated by “Rocky Mount Mills Village Covenants for New Homes and Structures Constructed After June 1, 2000".  (See Exhibit D)

 Any exterior changes and many interior changes require covenant approval.  Full descriptions of the proposed work must be submitted, along with photographs of the existing structure or element to be altered and plans, drawings and elevations as applicable. 

For any type of approval, Rocky Mount Mills (‘RMM”), its agents or its successor will render a decision on the proposal within 45 days of its acceptance in complete form.  RMM will use these guidelines and the Secretary of Interior’s Standards for Rehabilitation as criteria for their decision, and will take one of the following actions:

•                     Approval

•                     Approval subject to Conditions

•                     Denial

 Approvals may also be required by the Rocky Mount Historic Preservation Commission.  Their design and use regulations for historic districts are published and available through the City of Rocky Mount Department of Planning and Development.

 If North Carolina Rehabilitation Tax Credits are to be used, the designs must be approved in advance by the North Carolina State Historic Preservation Office in Raleigh, North Carolina.

  

1.                  USE AND OCCUPANCY OF HOUSE

1.                  Subject to Paragraph B, the house must be used primarily as an owner-occupied residence except in extenuating circumstances.  The owner may not rent or sublet the house for more than 90 days per year, with the exception of a long term lease to immediate family members or the continued rental of a house to a resident of the village that had occupied that particular house for at least 5 years prior to June 1, 2000.  When the time comes that the long time resident no longer lives in the house, then the house must revert to the owner occupancy guideline.  All rentals of more than 90 days must be approved in advance by RMM.

2.                  The house may not be used for commercial purposes except as provided by zoning regulations.  However, RMM reserves the right to designate individual houses or areas for commercial use or for rental housing usage.

3.                  RMM may designate various pedestrian easements for paths or walkways across designated lots through portions of the property for the benefit of the neighborhood.

4.                  Parking may occur only along the street or in the side yards or driveways.  Parking of vehicles is prohibited in the front yard, but is allowed in any part of the driveway.  Parking is not allowed in the pedestrian easement.

2.                  EXTERIOR FEATURES AND ARCHITECTURAL DETAILS

 1.                  Maintenance

 1.                   The house must be maintained in a clean, attractive and sound condition with respect to appearance, safety, and structural integrity.

2.                  The front porch must be kept free of debris and excessive clutter.  Interior upholstered furniture,  interior appliances and recycle bins are examples of items that are not allowed on the front porch.

3.                  Roofs, exterior walls, porches, cornices, and all other exterior surfaces should be free of peeling or excessively discolored paint.  Roofs and flashing should at all times be watertight and any evidence of leaking shall require immediate repair.

4.                  Metal surfaces should be reasonably free of rust and discoloration.  Wood damage by rot or insect infestation must be repaired or replaced immediately.

5.                  Damage to any structural component of the house, including but not limited to the roof, load- bearing walls and foundation resulting from any cause whatsoever must be repaired within 45 days.

 

2.                  Exterior Siding and Trim

 

1.                   The original wooden clapboard siding must be maintained or repaired replicating as closely as possible the style, material, and construction technique.

2.                  Original wood trim features must be maintained or repaired replicating as closely as possible the style, material, and construction technique.  Any non-original external features obscuring the trim shall be removed.

3.                  With advanced approval, non-repairable siding or trim may be removed and replaced.  Replacement siding or trim must be of the same material, texture, and appearance as the original.

4.                  Siding materials such as vinyl, aluminum, masonite and concrete-based sidings are prohibited.

5.                  Exterior asbestos wall shingles must be removed (if present) and original siding must be restored within two years of purchase with the exception of the houses at 22 Carr Street and 35 River Drive which must keep the asbestos siding as this was original to these two houses.

 

3.                  Exterior Colors

 

1.                   Exterior paint must have a reflective value of 70 or greater.

2.                  All trim features of the house must be painted white, off-white or a lighter shade of the color of the body of the house.

3.                  Window sashes must be painted white, black, dark green, dark brown, or dark red.

4.                  Paint research and the use of original colors is encouraged, provided such original colors fall within the guidelines of sections II C 1-3 set forth herein.

 

4.                  Front Porches

 

1.                   The existing front porches, porch woodwork and porch ceilings must be maintained and repaired, replicating as closely as possible the style, material, and construction technique of the historical porches.

2.                  Any non-original porch posts should be replaced with posts that replicate the original porch posts.

3.                  Balustrades should not be added to a porch unless clear evidence indicates that balustrades have a historical precedent or they are required by building code.  If balustrades must be added to meet building codes then the balustrades should be in keeping with balustrades on similar houses.

4.                  When replacement is necessary, porch floors must be constructed of wooden tongue and groove boards no wider than 4 inches in nominal size.

5.                  Porch floors should be painted gray, dark green or dark brown.  Wooden porch step treads should be painted the same color as the porch floor.  Wooden porch step risers and stringers should be painted the same color as the body or trim of the house.

6.                  Replacement of porch steps with material other than wood or brick must be approved in advance.

7.                  When replacement is necessary, porch ceilings must be constructed of wooden tongue and groove boards or bead board, matching the original as much as possible.

8.                  Simple metal handrails painted black, or simple molded wood handrails painted the same color as the body or trim of the house are permitted.

9.                  Simple ceiling fans, without lighting fixtures, are permitted on the front porches.

10.              Mailboxes should be wall mounted and black in color.

 

5.                  Side and Back Porches

 

1.                   The removal or alteration of existing side or back porches requires approval in advance.

2.                  The construction of new side or back porches, and their subsequent alteration, requires advance approval.

3.                  Enclosure of a side or back porch requires prior approval.

4.                  Screening of side and back porches is permitted, and requires prior approval.  Framing used for screening must be made of wood.  Screen colors must be dark gray, black or aluminum.

 

6.                  Windows and Doors

 

1.                  Owners are strongly encouraged to restore any altered windows to their original dimensions.

2.                   Owners shall make every effort to repair and maintain existing windows and sashes.

3.                  If replacement windows are necessary they must be wooden and may be single, double or triple glazed and must conform to original windows in terms of numbers of sashes per window, numbers of lights per sash, and the dimensions of the sash and muntins.  Muntins must be permanent; snap-in muntins are prohibited.

4.                  Shutters may not be added to houses unless there is clear evidence that shutters were original to the house.   Replacement shutters, where the shutters exist by historical precedent, must be working, hinged, wooden louvered shutters.

5.                  Storm windows are permitted only if they are painted.  Generally the storm windows should be painted to match the sash, but in some cases should match the trim.   Storm window dividers must line up with the sashes of the original windows.

6.                  No awnings shall be permitted on the front of the house.  No awnings other than canvas awnings shall be permitted on the side or rear of the house.  Existing metal awnings must be removed by the owner within one year of purchase.

7.                  Front doors must remain in their existing locations as of the date of the home’s purchase.  Houses with two front doors must keep their two door configuration, however, one of the front doors may be sealed from the inside or permanently fixed in place.

8.                  Wooden full-view screen doors and wooden full-view storm doors are permitted.  These doors may have a horizontal stile across the middle of the door.

9.                  Installed fans and window air-conditioning units are prohibited in the front windows of the house.  Any existing installed fans or window air conditioners in the front windows must be removed within one year of purchase of the house.

 

A.        Foundations

 

10.              Where possible, existing foundation piers should be maintained and repaired, replicating as closely as possible the style, material, bond, and construction technique of historical piers.  Replacement bricks and mortar must match the color and texture of that used in the original piers.

11.              If a pier has deteriorated to the point that it affects a dwelling’s structural integrity and repair is impractical, an owner may demolish the pier, provided that a replacement pier replicating as closely as possible the style, material, bond, and construction technique of the demolished pier is built in its place.

12.              The piers may be raised no more than 11 inches higher than their existing height.

13.              A brick perimeter foundation wall is permitted under the body of the original house.  Where new infill foundation wall is to be constructed, it should be recessed so that the back of the infill is flush with the back of the piers.  It may be painted black.  Unpainted brick piers must remain unpainted.

14.              Where block infill exists as perimeter wall or piers it may remain, however, removal of block and replacement with matching brick is encouraged.  If such infill remains, it may be painted black, with the brick piers remaining unpainted.

15.              Additions may have foundation walls which are flush with the perimeter of the addition walls.

 

7.                  Roofs

 

1.                   Roofs are required to be standing seam tin.

2.                  If painted, the roofs must be silver or light gray

3.                  In the event asphalt shingles exist on a house, they must be replaced with standing seam tin when it is necessary to replace the shingles.

 

8.                  Chimneys

 

1.                  Existing chimneys which are original to the house must be maintained and repaired, replicating as closely as possible the style, bond, and construction technique of historical chimneys.  Replacement bricks and mortar must match the color and texture of that used in original chimneys.

2.                  Existing chimneys which are original to the house shall not be destroyed without prior approval.

3.                  Original chimneys which have been previously removed may be reconstructed with prior approval.  The reconstruction should replicate as closely as possible the style, material, bond, and construction techniques of the house’s original chimneys.

4.                  Chimney inserts are permitted provided that such inserts do not affect the structural integrity or outward appearance of the chimney.

 

9.                  Exterior Lighting

 

1.                  Overhead, recessed lights with white reflector bulbs may be installed on the front porch.  No wall or ceiling mount fixtures are permitted on the front facade except where they existed prior to June 1, 2000. 

2.                  Any replacement fixtures on the front porch facade or porch ceiling must be black in color and replicate the style and size of the fixture to be replaced. 

3.                  Lighting posts and ground level lighting are prohibited in the front yard.

 

 

 

10.              Miscellaneous Exterior Features and Architectural Details

 

1.                  Half-round gutters and round down spouts may be installed on buildings, but should be kept to a minimum on the front facade and should blend, as closely as possible, with existing architectural details.  With the exception of copper, gutters shall be painted the color of the trim of the house.  With the exception of copper, down spouts shall be painted the color of the body or trim of the house.

2.                  House numbers should be black metal, at least three inches tall and not larger than five inches in height, and mounted on either side or above the front door.

 

3.                   ADDITIONS

 

1.                  If the heated area of the house as of June 1, 2000 is less than 1,150 feet, the heated area of the house may be increased to a maximum of 1,500 square feet.  Otherwise, additions may increase by no more than 30% of the size of the heated square footage of the existing house as of June 1, 2000.

2.                  All additions shall be located at the rear of the house.  Additions shall not extend more than 6 feet beyond  the width of the original front facade.

3.                  All additions must be sided with wooden clapboard siding of the same style as the original construction.

4.                  All additions must receive advance approval.  When considering proposed additions, the following criteria shall be considered: orientation, spacing, and site coverage of structures; height; scale; general form and proportion of structures; relationship to the main structure; horizontal, vertical or nondirectional emphasis; exterior building materials, textures, and color; size, shape and proportions of entrances, windows, and porches; roof shapes, forms, and material; expression of architectural detailing; use of local or regional architectural traditions; and effect on archeological resources. Contemporary designs for additions or additional structures shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with size, color, material and character of the property and its environment.

5.                  If chimney design is not based on historical precedent, chimneys must be placed on the interior of the addition.  New exterior chimneys not based on the historical precedent of this particular property are not permitted.

 

4.                  INTERIOR FEATURES AND ARCHITECTURAL DETAILS

 

1.                  Right of Inspection

 

1.                   RMM retains the right to conduct reasonable and periodic inspections for                         compliance with these covenants and for research purposes.

2.                  RMM shall provide notice no fewer than 14 days prior to conducting such an inspection.

 

2.                  Floor Plans

 

1.                  The original floor plan of the house should be retained whenever possible.  Changes to the original floor plan require prior approval.

2.                  The removal of original interior walls or the covering of original interior doors requires prior approval.  The elimination of any original window requires advance approval.

3.                  In most houses, bathrooms and back porches were added later than the original construction.  Their removal, alteration, or remodeling will generally be permitted with prior approval.

 

 

3.                  Fireplaces and Mantels

 

1.                  All original hearths and mantels must be retained and repaired.  

2.                  Due to the age of the chimneys and flues, the use of the fireplaces for  wood, pressed wood or coal fires is not permitted in the existing fireplaces unless the flue is rebuilt and thoroughly inspected.  However, the installation of a flue in the existing chimneys and the use of gas coals or gas logs is permitted provided applicable city codes are met.

 

4.                  Stairways

 

1.                  In two-story houses, original stairway newels, balustrades, handrails, risers, treads, and stringers must be retained and repaired.

 

5.                  Molding

 

1.                  All original molding  - including but not limited to baseboards, picture molding, and window and door surrounds - should be retained and repaired whenever possible.  Sections of non-repairable molding shall be replaced with molding which replicates as closely as possible the original molding in material, texture, and design.  Sections of original molding may be removed from one room and used in other rooms if more than 75% of the original molding in the room of removal is non-repairable.

2.                  Removal of molding requires prior approval.

 

6.                  Walls and Ceilings

 

1.                  All original wall and ceiling materials - including original plaster and bead board - should be retained and repaired whenever possible. 

2.                  Removal and replacement of damaged plaster or bead board requires advance approval.  Replacement material must replicate as closely as possible the material, workmanship, and texture of the original material.

3.                  Removal of intact and undamaged bead board is prohibited.  Although discouraged, undamaged bead board may be covered with sheetrock as long as the bead board is left intact and as undamaged as possible.  The sheetrock must be installed in such a manner that it is easily removed.

 

7.                  Floors

1.                   All original wooden floors should be maintained and repaired.  Removal of original floorboards is discouraged unless more than 50% of the original flooring material in any room is deemed non-repairable.

2.                  Replacement materials shall replicate as closely as possible original material including workmanship and type of wood.

 

 

 

 

 

 

 

 

5.                   MECHANICAL SYSTEMS

 

1.                  Indoor Components

 

1.                  Interior plumbing or HVAC chases in the original portions of the house must be approved in advance.

 

2.                  Outdoor Components

 

1.                  Outdoor components of mechanical systems are prohibited in the front yard.

2.                  Outdoor components of mechanical systems should be sited as unobtrusively as possible in the side or back yards.

3.                  Outdoor components should be screened with fencing or shrubbery.

4.                  Liquid propane tanks must be buried.

 

6.                  OUTBUILDINGS

 

1.                  Outbuilding design must receive advance approval prior to beginning construction.

2.                  The total square footage of garage, carport, storage, and all other accessory buildings on a single lot may not exceed 450 square feet or 30% of the square footage of the house excluding porches on June 1, 2000, whichever is greater.  No more than two accessory buildings (including a garage) are permitted on a lot.

3.                  Outbuildings must be permanent in nature and architecturally consistent with the character of the mill village.  Metal buildings of any kind are prohibited. Vinyl and aluminum siding are prohibited on outbuildings.  

4.                  Outbuildings must have clapboard siding, board and batten siding or wide vertical board siding and standing seam or barn tin roofs.

5.                  Outbuildings must be located in the back yard but may not be placed on the pedestrian easements. 

6.                  Garages must be at least 6 feet in any direction from the house. Garages are limited to a single bay.  Garage designs must receive approval in advance.

7.                  Garage doors must be hinged vertically or constructed in a manner such that they appear to be vertically hinged.  Garage door designs must receive advance approval.

8.                  Approved and constructed garages and accessory buildings are subject to the same maintenance provisions as the house.

9.                  Existing accessory buildings may not be demolished without prior approval.  Upon sale of a house, RMM may require the demolition, within a year of purchase, of an outbuilding predating 2000.

 

7.                  LANDSCAPE FEATURES

 

1.                  General Definitions

 

1.                  Front Yard: The portion of the lot from the street to the plane of  the front facade of the house.

2.                  Side Yard: The portion of the lot from the plane of the front facade of the house to the plane of the rear facade of the house.

3.                  Back Yard: The portion of the lot from the plane of the rear facade of the house to rear boundary of the lot.

4.                  Pedestrian easement: The space designated as a walkway easement across the backs or sides of designated lots for the benefit of the neighborhood.

 

2.                  General Guidelines

 

1.                   No living trees greater than 12 inches in diameter (or 38 inches in circumference) at a point 4 feet above the ground may be removed from the property without advance approval, unless immediate removal is necessary for the protection of any persons coming onto the property or of the general public, or the protection or safety of the house or other permanent improvements on the property.

2.                  If a tree is removed in such an emergency or after approval, it must be replaced within a reasonable time with a new tree of a similar species.  If the resident requests, consideration may be given to the use of an alternate species or an alternate location.

3.                  Living trees, both on and adjacent to the property, must be protected during construction and renovation.  New construction and accessory buildings should be sited to minimize their impact on existing mature trees.

4.                  Owners are encouraged to research and make use of trees and plants that are appropriate to the time of the village.  A planting guide brochure is available.

5.                  Plants must not interfere with utility infrastructure (above or below ground) or pedestrian traffic in public right-of-ways or pedestrian easements.

6.                  Yards, pedestrian walkways and the street right-of-way of each property must be maintained in an attractive condition.

7.                  Swimming pools require advance approval.  Only permanent, in-ground swimming pools will be considered; above ground swimming pools are prohibited.  When evaluating a swimming pool proposal, the size of the pool, siting, fencing, landscaping, and accessory buildings will be considered.

8.                  Clotheslines are permitted in the backyards only but may not be located on the pedestrian walkway.

9.                  Satellite dishes or other equipment for the reception of broadcasting or data are permitted only on the back of the house, and must not be visible from the street.  Satellite dishes may not be larger than 20" in diameter.  Placement of the above equipment requires prior approval.

 

3.                  Front Yard Landscaping

 

1.                  Hard landscaping (defined as fences, walls, patios, decks, and other permanent or semi-permanent structural features), continuous hedges, lawn ornaments, outdoor components of mechanical systems, and accessory buildings are prohibited in the front yard with the exception of steps and walkways.

2.                  A single, straight walkway extending from the center of the front porch to the street is permitted.  If cement or concrete is used, it must be compatible with the color of the existing concrete in the village.  If brick is used, the type of brick should match, as closely as possible, the existing brick used on the structure.

3.                  Any grading or cut and fill operations in the front yard must receive prior approval.

 

4.                   Driveways

 

1.                  Driveway locations and design must receive prior approval.  Driveways may be tire strips or full width and they are encouraged to be no more ten feet wide.  Driveways may not interfere with the pedestrian easement.

2.                   Driveways may be constructed using gravel, poured concrete, brick, crushed stone, concrete pavers or permeable concrete pavers.  Asphalt material is not allowed.  Other driveway material must be approved.

3.                   Driveways should be in the side yard and be perpendicular to the street. Driveways may extend into the back yards.  Corner lots may have the driveways entering the back of the property. 

4.                   Uncovered, surfaced parking areas must be located in the backyard.

5.                   Each lot may have no more than one driveway.  This includes shared driveways, if such driveways are designated for the lot. 

6.                  Parking is prohibited on the shared portion of any shared driveway.

7.                  Shared driveways must be perpendicular to the street to the point where they diverge.

 

5.                   Fences

 

1.                  Fences of any sort are prohibited in the front yard or the pedestrian easement.

2.                  Open picket fences which are no higher than four feet from ground level are permitted in the back or side yards unless there is commercial property immediately behind or beside the property in which case the fence may be five feet in height on the property line shared with the commercial property.  Fence styles, placement and colors must be approved in advance.

3.                   Fences must be painted and maintained and repaired as necessary to keep them in sound and aesthetically pleasing condition.  New treated wood is allowed up to nine months to cure before painting.

4.                  Chain link, vinyl, unpainted wood or solid barrier fences are prohibited.

 

6.                  Walls and Barriers

 

1.                  Walls and hedges of any sort are prohibited in the front yard or pedestrian easement.

2.                  Walls in the side or back yards may not be higher than 18 inches from ground level.

3.                  Continuous hedges or other landscaping in the side or back yards that serve as a barrier and/or block views may be no higher than 4 feet from ground level unless there is commercial property immediately behind or beside the property in which case the hedge may be 6 feet in height on the property line shared with the commercial property.

 

7.                   Patios

 

1.                  Patios are prohibited in the front yard or in the pedestrian easement.

2.                  Patios at ground level are permitted in the back or side yards and should not exceed 250 square feet.

3.                  Patio design and materials must receive approval in advance.

 

8.                   Decks

 

1.                  Decks are prohibited in the front yards or in the pedestrian easement.

2.                  Decks may be no larger than 250 square feet.

3.                  Deck floors may be no higher than the base floor level of the house without prior approval.

4.                  With the exception of benches and railings, no vertical surfaces may extend above the base floor level of the house without prior approval.

5.                  Decks must be constructed of wood and the deck surface must be painted or stained dark brown, dark green or gray.

6.                  Deck railings must be painted white, off white or a lighter shade of the color of the body of the house.

7.                  Decks must be maintained and repaired as necessary to keep them in structurally sound and in  aesthetically pleasing condition.

8.                  Deck design and placement must be approved in advance.

 

EXHIBIT D

ROCKY MOUNT MILLS VILLAGE COVENANTS FOR NEW HOMES AND STRUCTURES CONSTRUCTED AFTER JUNE 1, 2000

 These covenants apply to the homes and structures in the Rocky Mount Mills Village constructed after June 1, 2000.  Homes and structures built before June 1, 2000 are regulated by “Rocky Mount Mills Village Covenants for Homes and Structures Existing Prior to June 1, 2000".  (See Exhibit C)

 All new construction requires prior approval.  Full descriptions of the proposed work must be submitted, along with plans, drawings and elevations as applicable.

 For any type of approval, Rocky Mount Mills (‘RMM”), its agents or its successor will render a decision on the proposal within 45 days of its acceptance in complete form.  RMM will use these guidelines and the Secretary of Interior’s Standards for Rehabilitation as criteria for their decision, and will take one of the following actions:

•                     Approval
•                     Approval subject to Conditions
•                     Denial

 Approvals may also be required by the Rocky Mount Historic Preservation Commission.  Their design and use regulations for historic districts are published and available through the City of Rocky Mount Department of Planning and Development.

  1.                  USE AND OCCUPANCY OF HOUSE

1.                  Subject to Paragraph B, the house must be used primarily as an owner-occupied residence except in extenuating circumstances.  The owner may not rent or sublet the house for more than 90 days per year, with the exception of a long term lease to immediate family members.  All rentals of more than 90 days must be approved in advance by RMM.

2.                  The house may not be used for commercial purposes except as provided by zoning regulations.  However, RMM reserves the right to designate individual houses or areas for commercial use or for rental housing usage.

3.                  RMM may designate various pedestrian easements for paths or walkways across designated lots through portions of the property for the benefit of the neighborhood.

4.                  Parking may occur only along the street or in the side yards or driveways.  Parking of vehicles is prohibited in the front yard, but is allowed in any part of the driveway.  Parking is not allowed in the pedestrian easement.

 

2.                  EXTERIOR FEATURES AND ARCHITECTURAL DETAILS

 

1.                  Design

 

1.                   RMM will provide architect designed plans which must be used for all infill construction.

2.                  Plans may be modified, subject to prior approval by RMM.  Once built, any subsequent changes require prior approval by RMM or its successors.

 

2.                  Maintenance

 

1.                   The house must be maintained in a clean, attractive and sound condition with respect to appearance, safety, and structural integrity.

2.                  The front porch must be kept free of debris and excessive clutter.  Interior upholstered furniture,  interior appliances and recycle bins are examples of items that are not allowed on the front porch.

3.                  Roofs, exterior walls, porches, cornices, and all other exterior surfaces should be free of peeling or excessively discolored paint.  Roofs and flashing should at all times be watertight and any evidence of leaking shall require immediate repair.

4.                  Metal surfaces should be reasonably free of rust and discoloration.  Wood damage by rot or insect infestation must be repaired or replaced immediately.

5.                  Damage to any structural component of the house, including but not limited to the roof, load- bearing walls and foundation resulting from any cause whatsoever must be repaired within 45 days.

 

3.                  Exterior Siding and Trim

 

1.                  Vinyl, aluminum and  masonite sidings are prohibited.

 

4.                  Exterior Colors

 

1.                   Exterior paint must have a reflective value of 70 or greater.

2.                  All trim features of the house must be painted white, off-white or a lighter shade of the color of the body of the house.

3.                  Window sashes must be painted white, black, dark green, dark brown, or dark red.

 

5.                  Front Porches

 

1.                   The removal or alteration of front porches requires prior approval.

2.                  Front porches may not be enclosed or screened.

3.                  If balustrades are required by state or local building codes due to the height of the porch, the design must receive prior approval.

4.                  Only wood may be used for structural members of porches, including porch decking, posts, woodwork and framing.

5.                  Porch floors must be constructed of wooden tongue and groove boards no wider than 4 inches in nominal size.

6.                  Porch floors should be painted gray, dark green or dark brown.  Wooden porch step treads should be painted the same color as the porch floor.  Wooden porch step risers and stringers should be painted the same color as the body or trim of the house.

7.                  Simple metal handrails painted black, or simple molded wood handrails painted the same color as the body or trim of the house are permitted.

8.                  Simple ceiling fans, without lighting fixtures, are permitted on the front porches.

9.                  Mailboxes should be wall mounted and black in color.

 

6.                  Side and Back Porches

 

1.                   The removal or alteration of existing side or back porches requires approval in advance.

2.                  The construction of new side or back porches, and their subsequent alteration, requires advance approval.

3.                  Enclosure of a side or back porch requires prior approval.

4.                  Screening of side and back porches is permitted, and requires prior approval.  Framing used for screening must be made of wood.  Screen colors must be dark gray, black or aluminum.

 

7.                  Windows and Doors

 

1.                  Shutters are not permitted on infill houses.

2.                  Storm windows are permitted only if they are painted.  Generally the storm windows should be painted to match the sash, but in some cases should match the trim.   Storm window dividers must line up with the sashes of the original windows.

3.                  Awnings are not permitted on the front of the house.  Canvas awnings may be used on the sides or rear of the house. 

4.                  Wooden full-view screen doors and wooden full-view storm doors are permitted.  These doors may have a horizontal stile across the middle of the door.

5.                  Installed fans and window air-conditioning units are prohibited in the front windows of the house. 

 

A.        Foundations

 

6.                  Brick or brick veneer foundations must be used on infill houses.  Brick must be approved prior to use.

7.                  Brick piers and foundations must remain unpainted and uncovered.

8.                  The use of excavation under the house is encouraged if necessary to maintain the height of the house below the threshold for porch railings.

 

8.                  Roofs

 

1.                   Roofs or replacement roofs are required to be standing seam tin.

2.                  If painted, the roofs must be silver or light gray

 

9.                  Chimneys

 

1.                  The brick and design for chimneys must receive advance approval.

 

 

 

10.              Exterior Lighting

 

1.                  The front porch may have overhead, recessed lights or fixtures which would be located on the ceiling of the porch and which do not protrude below the level of the front edge of the porch.

2.                  Wall mounted fixtures are not permitted on the front facade. 

3.                  White reflector bulbs should be used on the front of the house.

4.                  Lighting posts and ground level lighting are prohibited in the front yard.

 

11.              Miscellaneous Exterior Features and Architectural Details

 

1.                  Half-round gutters and round down spouts may be installed on buildings, but should be kept to a minimum on the front facade and should blend, as closely as possible, with existing architectural details.  With the exception of copper, gutters shall be painted the color of the trim of the house.  With the exception of copper, down spouts shall be painted the color of the body or trim of the house.

2.                  House numbers should be black metal, at least three inches tall and not larger than five inches in height, and mounted on either side or above the front door.

 

3.                   ADDITIONS

 

1.                  All additions must be sided with the same material as the original construction.

2.                  All additions must receive prior approval.  When reviewing proposed additions, consideration will be given to the following criteria shall be considered: orientation, spacing, and site coverage of structures; height; scale; general form and proportion of structures; relationship to the main structure; horizontal, vertical or nondirectional emphasis; exterior building materials, textures, and color; size, shape and proportions of entrances, windows, and porches; roof shapes, forms, and material; expression of architectural detailing; use of local or regional architectural traditions; and effect on archeological resources. Contemporary designs for additions or additional structures shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with size, color, material and character of the property and its environment.

 

4.                  INTERIOR FEATURES AND ARCHITECTURAL DETAILS

 

1.                  Interior changes to houses constructed after June 1, 2000 do not require approval.

 

5.                   MECHANICAL SYSTEMS

 

1.                  Outdoor Components

 

1.                  Outdoor components of mechanical systems are prohibited in the front yard.

2.                  Outdoor components of mechanical systems should be sited as unobtrusively as possible in the side or back yards and screened with fencing or shrubbery.

3.                  Liquid propane tanks must be buried.

 

 

 

6.                  OUTBUILDINGS

 

1.                  Outbuilding design must receive advance approval prior to beginning construction.

2.                  The total square footage of garage, carport, storage, and all other accessory buildings on a single lot may not exceed 450 square feet or 30% of the square footage of the house excluding porches on June 1, 2000, whichever is greater.  No more than two accessory buildings (including a garage) are permitted on a lot.

3.                  Outbuildings must be permanent in nature and architecturally consistent with the character of the mill village.  Metal buildings of any kind are prohibited. Vinyl and aluminum siding are prohibited on outbuildings.   Outbuildings must have the same type siding as the house, board and batten siding or wide vertical board siding.  The roofs must be standing seam tin or barn tin.

4.                  Outbuildings must be located in the back yard but may not be placed on the pedestrian easements. 

5.                  Garages must be at least 6 feet in any direction from the house. Garages are limited to a single bay.  Garage designs must receive approval before construction begins.

6.                  Garage doors must be hinged vertically or constructed in a manner such that they appear to be vertically hinged.  Garage door designs must receive advance approval.

7.                  Approved and constructed garages and accessory buildings are subject to the same maintenance provisions as the house.

 

7.                  LANDSCAPE FEATURES

 

1.                  General Definitions

 

1.                  Front Yard: The portion of the lot from the street to the plane of  the front facade of the house.

2.                  Side Yard: The portion of the lot from the plane of the front facade of the house to the plane of the rear facade of the house.

3.                  Back Yard: The portion of the lot from the plane of the rear facade of the house to rear boundary of the lot.

4.                  Pedestrian easement: The space designated as a walkway easement across the backs or sides of designated lots for the benefit of the neighborhood.

 

2.                  General Guidelines

 

1.                   No living trees greater than 12 inches in diameter (or 38 inches in circumference) at a point 4 feet above the ground may be removed from the property without advance approval, unless immediate removal is necessary for the protection of any persons coming onto the property or of the general public, or the protection or safety of the house or other permanent improvements on the property.

2.                  If a tree is removed in such an emergency or after approval, it must be replaced within a reasonable time with a new tree of a similar species.  If the resident requests, consideration may be given to the use of an alternate species or an alternate location.

3.                  Living trees, both on and adjacent to the property, must be protected during construction and renovation.  New construction and accessory buildings should be sited to minimize their impact on existing mature trees.

4.                  Owners are encouraged to research and make use of trees and plants that are appropriate to the time of the village.  A planting guide brochure is available.

5.                  Plants must not interfere with utility infrastructure (above or below ground) or pedestrian traffic in public right-of-ways or pedestrian easements.

 

6.                  Yards, pedestrian walkways and the street right-of-way of each property must be maintained in an attractive condition.

7.                  Swimming pools require advance approval.  Only permanent, in-ground swimming pools will be considered; above ground swimming pools are prohibited.  When evaluating a swimming pool proposal, the size of the pool, siting, fencing, landscaping, and accessory buildings will be considered.

8.                  Clotheslines are permitted in the backyards only but may not be located on the pedestrian walkway.

9.                  Satellite dishes or other equipment for the reception of broadcasting or data are permitted only on the back of the house, and must not be visible from the street.  Satellite dishes may not be larger than 20" in diameter.  Placement of the above equipment requires prior approval.

 

3.                  Front Yard Landscaping

 

1.                  Hard landscaping (defined as fences, walls, patios, decks, and other permanent or semi-permanent structural features), continuous hedges, lawn ornaments, outdoor components of mechanical systems, and accessory buildings are prohibited in the front yard with the exception of steps and walkways.

2.                  A single, straight walkway extending from the center of the front porch to the street is permitted.  If cement or concrete is used, it must be compatible with the color of the existing concrete in the village.  If brick is used, the type of brick should match, as closely as possible, the existing brick used on the structure.

3.                  Any grading or cut and fill operations in the front yard must receive prior approval.

 

4.                   Driveways

 

1.                  Driveway locations and design must receive prior approval.  Driveways may be tire strips or full width and they are encouraged to be no more ten feet wide.  Driveways may not interfere with the pedestrian easement.

2.                   Driveways may be constructed using gravel, poured concrete, brick, crushed stone, concrete pavers or permeable concrete pavers.  Asphalt material is not allowed.  Other driveway material must be approved.

3.                   Driveways should be in the side yard and be perpendicular to the street. Driveways may extend into the back yards.  Corner lots may have the driveways entering the back of the property. 

4.                   Uncovered, surfaced parking areas must be located in the backyard.

5.                   Each lot may have no more than one driveway.  This includes shared driveways, if such driveways are designated for the lot. 

6.                  Parking is prohibited on the shared portion of any shared driveway.

7.                  Shared driveways must be perpendicular to the street to the point where they diverge.

 

5.                   Fences

 

1.                  Fences of any sort are prohibited in the front yard or the pedestrian easement.

2.                  Open picket fences which are no higher than four feet from ground level are permitted in the back or side yards unless there is commercial property immediately behind or beside the property in which case the fence may be five feet in height on the property line shared with the commercial property.  Fence styles, placement and colors must be approved in advance.

 

3.                   Fences must be painted, maintained and repaired as necessary to keep them in sound and aesthetically pleasing condition.  New treated wood is allowed up to nine months to cure before painting.

4.                  Chain link, vinyl, unpainted wood or solid barrier fences are prohibited.

 

6.                  Walls and Barriers

 

1.                  Walls and hedges of any sort are prohibited in the front yard or pedestrian easement.

2.                  Walls in the side or back yards may not be higher than 18 inches from ground level.

3.                  Continuous hedges or other landscaping in the side or back yards that serve as a barrier and/or block views may be no higher than 4 feet from ground level unless there is commercial property immediately behind or beside the property in which case the hedge may be 6 feet in height on the property line shared with the commercial property.

 

7.                   Patios

 

1.                  Patios are prohibited in the front yard or in the pedestrian easement.

2.                  Patios at ground level are permitted in the back or side yards and should not exceed 250 square feet.

3.                  Patio design and materials must receive approval in advance.

 

8.                   Decks

 

1.                  Decks are prohibited in the front yards or in the pedestrian easement.

2.                  Decks may be no larger than 250 square feet.

3.                  Deck floors may be no higher than the base floor level of the house without prior approval.

4.                  With the exception of benches and railings, no vertical surfaces may extend above the base floor level of the house without prior approval.

5.                  Decks must be constructed of wood and the deck surface must be painted or stained dark brown, dark green or gray.

6.                  Deck railings must be painted white, off white or a lighter shade of the color of the body of the house.

7.                  Decks must be maintained and repaired as necessary to keep them in structurally sound and in  aesthetically pleasing condition.

8.                  Deck design and placement must be approved in advance.

 

9.                   Signs

 

1.                  Any type of commercial sign is strictly prohibited.

2.                  Real estate signs no larger than 500 square inches may be located on the property temporarily to advertise the property for sale.

3.                  Approved signs for recognizing the date of the house may be displayed on the front of the house.

 

 

 

 

 

SECRETARY OF THE INTERIOR’S STANDARDS FOR 
THE TREATMENT OF HISTORIC PROPERTIES

(1992) 

TREATMENTS

 There are Standards for four distinct, but interrelated, approaches to the treatment of historic properties –  Preservation, Rehabilitation, Restoration and Reconstruction.  Preservation focuses on the maintenance and repair of existing historic materials and retention of a property’s form as it has evolved over time. (Protection and Stabilization have now been consolidated under this treatment.)  Rehabilitation acknowledges the need to alter or add to a historic property to meet continuing or changing uses while retaining the property’s historic character.  Restoration is undertaken to depict a property at a particular period of time in its history, while removing evidence of other periods.  Reconstruction re-creates vanished or non-surviving portions of a property for interpretive purposes.

 

In Summary, the simplification and sharpened focus of these revised sets of treatment standards is intended to assist users in making sound historic preservation decisions.  Choosing appropriate treatment for a historic property, whether preservation, rehabilitation, restoration, or reconstruction, is critical.  This choice always depends on a variety of factors, including the property’s historical significance, physical condition, proposed use and intended interpretation.

 

Preservation is defined as the act or process of applying measures necessary to sustain the existing form, integrity, and materials of a historic property.  Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction.  New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical , electrical, and plumbing systems and other code-requiring work to make properties functional is appropriate within a preservation project.

 

STANDARDS FOR PRESERVATION

 

1.                   A property shall be used as it was historically, or be given a new use that maximizes the retention of distinctive material, features, spaces, and spacial relationships.  Where a treatment and use have not been identified, a property shall be protected and, if necessary, stabilized until additional work may be undertaken.

 

2.                  The historic character of the property shall be retained and preserved.  The replacement of intact or repairable historic materials or alteration of features, space, and spacial relationships that characterize a property shall be avoided.

 

 

3.                  Each property shall be recognized as a physical record of its time, place, and use.  Work needed to stabilize, consolidate, and conserve existing historic materials and features shall be physically and visually compatible, identifiable upon close inspection, and properly documented for future research.

 

4.                  Changes to a property that have acquired historic significance in their own right shall be retained and preserved.

 

5.                  Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

 

6.                  The existing condition of historic features shall be evaluated to determine the appropriate level of intervention needed.  Where severity of deterioration requires repair or limited replacement of a distinctive feature, the new material shall match the old in composition, design, color and texture.

 

7.                  Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible.  Treatments that cause damage to historic materials shall not be used.

 

8.                  Architectural resources shall be protected and preserved in place.  If such resources must be disturbed, mitigation measures shall be undertaken.

 

PRESERVATION AS A TREATMENT

 

When the property’s distinctive material, features, and spaces are essentially intact and thus convey the historic significance without extensive repair or replacement; when depiction at a particular period of time is not appropriate; and when a continuing or new use does not require additions or extensive alterations, Preservation may be considered as a treatment.  Prior to undertaking work, a documentation plan should be developed.

 

 

REHABILITATION is defined as the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.

 

STANDARDS FOR REHABILITATION

 

9.                  A property shall be used as it was historically, or be given a new use that requires minimal change to its distinctive material, features, spaces, and spacial relationships.

 

10.              The historic character of the property shall be retained and preserved.  The removal of distinctive materials or alteration of features, space, and spacial relationships that characterize a property shall be avoided.

 

 

11.              Each property shall 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 historical properties, shall not be undertaken.

 

12.              Changes to a property that have acquired historic significance in their own right shall be retained and preserved.

 

13.              Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

 

14.              Deteriorated historic features shall be repaired rather than replaced.  Where the severity of deterioration requires replacement of a distinctive feature, the new material shall match the old in design, color, texture, and where possible, materials.  Replacement of missing features shall be substantiated by documentary and physical evidence.

 

15.              Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible.  Treatments that cause damage to historic materials shall not be used.

 

16.              Archeological resources shall be protected and preserved in place.  If such resources must be disturbed, mitigation measures shall be undertaken.

 

17.              New additions, exterior alterations, or related new construction shall not destroy historic materials, features, and spacial relationships that characterize the property.  The new work shall be differentiated from the old and shall be compatible with the historical materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

 

18.              New additions and adjacent or related new construction shall 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.

 

REHABILITATION AS A TREATMENT

 

When repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate, Rehabilitation may be considered as a treatment.  Prior to undertaking work, a documentation plan for Rehabilitation should be developed.

 

RESTORATION is defined as the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.  The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a restoration project.

 

 

 

STANDARDS FOR RESTORATION

 

19.              A property shall be used as it was historically, or be given a new use that reflects the property’s restoration period.

 

20.              Materials and features from the restoration period  shall be retained and preserved.  The removal of distinctive materials or alteration of features, spaces, and spacial relationships that characterize a property shall not be undertaken.

 

21.              Each property shall be recognized as a physical record of its time, place, and use.  Work needed to stabilize, consolidate, and conserve materials and features from the restoration period shall be physically and visually compatible, identifiable upon close inspection, and properly documented for future research.

 

22.              Materials, features, spaces, and finishes that characterize other historical periods shall be documented prior to their alteration or removal.

 

23.              Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period shall be preserved.

 

24.              Deteriorated historic features from the restoration shall be repaired rather than replaced.  Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and where possible, materials.

 

25.              Replacement of missing features from the restoration period shall be substantiated by documentary and physical evidence. A false sense of history shall not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically.

 

26.              Chemical or physical treatments, if appropriate, shall be undertaken using the gentlest means possible.  Treatments that cause damage to historic materials shall not be used.

 

27.              Architectural resources affected by a project shall be protected and preserved in place.  If such resources must be disturbed, mitigation measures shall be undertaken.

 

28.            Designs that were never executed historically shall not be constructed.

 

RESTORATION AS A TREATMENT

 

When the property’s design, architectural, or historic significance during a particular period of time outweighs the potential loss of extant materials, features, spaces, and finishes that characterize other historical periods; when there is substantial physical and documentary evidence for the work; and when contemporary alterations and additions are not planned, Restoration may be considered as a treatment.  Prior to undertaking work, a particular period of time, i.e., the restoration period, should be selected and justified, and a documentation plan for the Restoration developed.