Design Review Guidelines for Mobile’s Historic Districts

(Draft revised 5/2/00)

Owning property in Mobile’s Historic Districts is both a privilege and a responsibility. Property owners in Mobile’s Historic Districts enjoy the advantage of increased economic value through a built environment protected from unsympathetic changes. These owners are responsible for maintaining the distinctive character, which makes a Historic District unique. The great diversity of building types and styles found in our districts necessitate looking at each application on an individual basis: what is appropriate for a mid-19th Century building may not be appropriate for a 1920’s bungalow or a 1940’s Revival style cottage. The new Midtown Historic District has buildings and architectural styles which date from a period later than the other districts, and are considered buildings from "the recent past". Therefore material requirements will vary from most of those listed herein.

Section One: General Information

Who We Are:

Mobile’s Architectural Review Board (ARB) was established in 1962, and the Old Dauphin Way Review Board (ODWRB) in 1979. Each board consists of five volunteer members appointed by City Council. The ARB and ODWRB are charged by law with the "preservation and protection of buildings of historic and architectural value in the Historic Mobile Districts and the maintenance of the distinctive character of those Districts." Properties located in the Old Dauphin Way Historic District and the Midtown District are subject to review by the ODWRB; properties located in the remainder of Mobile’s Historic Districts are subject to review by the ARB. Newly formed districts will be assigned to the appropriate Review Board.

Through review of proposed construction, renovation and demolition of structures within the historic districts, the ARB and ODWRB protect the rights and investments of property owners and residents. By protecting and maintaining the historic character of the districts, these boards ensure that future generations will enjoy the benefits of Mobile’s rich architectural heritage.

(Note: Add application/checklist sheet as tear out or perforated sheet.)

Process to Obtain Guidelines and Applications:

Guidelines and applications are available by contacting the Mobile Historic Development Commission, 334/208-7281, or by writing to:
P. O. Box 1827
Mobile, Alabama 36633-1827.

Who Should Consult These Guidelines?

All tenants, property owners, design professionals and contractors within the district boundaries should consult these guidelines. Owners of any commercial structure lying outside district boundaries may refer to these guidelines to assist in restoration/rehabilitation projects. See the Checklist included for specific requirements for presentation.

Scope of Work:

Guidelines address the restoration/rehabilitation of existing buildings as well as new construction. All exterior work, including maintenance, which affects the historic character of the building, must be submitted to the respective Review Board in order to receive a building permit. Landscaping, parking areas and signage are also reviewed.

Demolition of Structures:

Proposed demolition of a building must be brought before the Board for consideration. The Board may deny a demolition request if the building’s loss will impair the historic integrity of the district. Section 44-75: (4) of the Mobile City Code allows the Review Boards to impose restrictions on building demolitions.

Section Two: Applying To The Boards For Project Review

All exterior repairs, alterations, painting and additions to existing buildings and proposals for new construction must be submitted to the respective Review Board to obtain a Certificate of Appropriateness before a building permit can be issued by the City of Mobile. A Certificate of Appropriateness is valid for one year.

I. Schedule for Review:

Applications should be submitted to the Mobile Historic Development Commission. Upon receipt staff will review the application for completeness. The deadline for applications to the Review Boards is one week prior to any scheduled meeting, however an early submittal is strongly encouraged. The ARB generally meets the first and third Mondays of every month according to a schedule determined at the beginning of every calendar year. The ODWRB generally meets the second Wednesday of each month according to a schedule determined at the beginning of every calendar year. Be aware, holidays may cause alterations to this schedule. Telephone the offices of the MHDC to confirm the dates.

An appointment with staff can be arranged for preliminary review of plans or for assistance with preparation of the proposal. For information call the Mobile Historic Development Commission at 208-7281.

The guidelines in this booklet should be used along with the Secretary of the Interior’s Standards for Rehabilitation which are located in the rear of the handbook as Appendix A.

II. Specific Requirements for Presentation:

A. For New Construction, Additions, or for Extensive Renovation or Repair to Existing Structures which would alter the defining characteristics of the building.

1. Six (6) sets of scaled drawings which include:

1. A drawing of all affected exterior elevations with dimensions;
2. A site plan illustrating the proposal/construction with dimensions, required setback, landscaping and other site facilities;
3. An overall floor plan with dimensions;
4. Notes of types of materials to be used on the exterior (i.e. walls, roof trim, cornice, windows, etc.);
5. Detailed drawings or photographs of any decorative architectural details (i.e. columns, balustrades, modillions, etc.);
6. Paint samples keyed to the drawings.

2. Photographs of the site with existing structures, all affected elevations and surrounding buildings are required.

B. For Minor Renovation or Repair to Existing Buildings:

1. For work which requires changes to the exterior of the existing structure, drawings (plans and elevations) and photographs of the area of the building to be renovated.

2. For repair work a written description of the work to be performed is required.

3. A list of all exterior materials to be used.

C. For Painting:

Period color schemes are encouraged. Submit paint color samples for:

1. Main body.

2. Trim or decorative features.

3. Accent areas such as lattice, shutters, porch deck, etc.

D. For Signs: Please consult MHDC publication Sign Design Guidelines for Historic Districts

1. Drawings of the proposed sign illustrating overall size with dimensions, material of signboard and supports, type of lettering and color scheme, and proposed lighting, if any.

2. A site plan of the property illustrating the proposed sign location with dimensions.

3. A completed City of Mobile "Sign Application".

4. Photographs of the building and site are required.

E. For Fences, Walls, Gates, Drives and Parking:

1. A Drawing or photograph of the type of fence, wall or gate with height noted with all applicable details included.

2. A site plan with dimensions, illustrating the placement of the property as it relates to the building and other site facilities.

3. A description of the materials to be used.

4. Paint samples, if the fence, wall or gate is to be painted.

F. For Demolition of an Existing Building:

1. Current photographs of the building.

2. Drawings and descriptive material of the proposed new building or site improvements including a site plan showing the existing above-ground structures, property lines, and how the new building is superimposed on the site over existing conditions.

G. Parking:

1. Current photographs of the property.

2. A site plan showing property lines.

3. Paving material of the proposed parking area.

Section Three: Design Review Standards

The Review Boards will abide by these guidelines in rendering decisions. However, due to the complexity and variety of structures within the various historic districts, it is impossible to anticipate every circumstance and request. Therefore, where exceptions are made to the guidelines, the exception and the reason for deviation from the guidelines will be presented in written form and made part of the official record of the Review Board’s transactions.

The standards listed and shown in this handbook illustrate elements that contribute to the architectural character of the buildings in Mobile’s Historic Districts. These define the architectural style of the buildings and establish a repetition of forms and details which create harmony and character in the Historic Districts. These standards are provided to assist the property owner and the Review Board in developing design solutions that satisfy Mobile’s historic preservation ordinances. City ordinances require that alterations to historic buildings shall not materially impair the architectural or historical value of the building or the district.

The guidelines illustrate examples of the proper use of materials or details; other designs may be acceptable. While Mobile’s Review Boards attempt to uniformly apply these guidelines, each building is evaluated on an individual basis, giving full consideration to its unique characteristics. The materials and designs described as "inappropriate" serve to inform the property owner of the prevailing opinion of the Board.

A. The Building or Structure

Roofs

A roof is one of the most dominant features of a building. Original or historic roof forms, as well as the original pitch of the roof should be maintained. Materials should be appropriate to the form and pitch and color. Accessory roof elements not original to the structure, such as vents, skylights, satellite dishes, etc. shall be located inconspicuously.

Appropriate Materials	Inappropriate Materials
slate	corrugated fiberglass
wood shingle	asphalt roll roofing
tile	built-up or membrane roof on slopes greater than 3 and 12 or hidden by parapets.
cement fiber shingle
metal
asphalt or fiberglass shingles

Windows

The type, size and dividing lights of windows and their location and configuration (rhythm) on the building help establish the historic character of a building. Original window openings should be retained as well as original window sashes and glazing. Where windows cannot be repaired, new windows must be compatible to the existing. The size and placement of new windows for additions or alterations should be compatible with the general character of the building.

Appropriate	Inappropriate
Wood sash windows: double-hung single-hung casement	Aluminum or vinyl Snap-in or artificial muntins Reflective or tinted glass
Steel, if original to house

Storm Windows

Use of storm windows is permitted. These should be as unobtrusive as possible and may be single pane or match the sash pattern of the window. Interior storm windows are encouraged.

Appropriate	Inappropriate
wood	mill finish aluminum
metal with baked enamel or anodized finish to match sash color.	vinyl

Blinds, Shutters and Awnings

Blinds and shutters were integral functional components of historic buildings. Blinds and shutters should be sized to fit the reveal of the window opening precisely. Operable units, hung with appropriate hinges are encouraged. Where blinds or shutters must be fixed, they should be hung on the window casing in a manner to replicate those that are operable. Decorative shutters are appropriate on some 20th Century buildings. Evidence must be presented of their original use when requested. Awnings will be reviewed on a case by case basis.

Appropriate	Inappropriate
wood: louvered or solid panel	lightweight plastic
fabric awnings

Doors and Doorways

Often one of the most important decorative features of a house, doorways reflect the age and style of a building. Original doors and openings should be retained along with any moldings, transoms or sidelights. Replacements should respect the age and style of the building. Doors with leaded or art glass may be appropriate when documentation exists for their use, or when they are compatible with the design and style of the structure. Metal storm or metal screen doors are not allowed on front doors. Wood screen and wood storm doors are acceptable. Garage doors should be simple in design and compatible with the main building.

Appropriate	Inappropriate
wood panel	metal
wood panel with glass lights	wood flush door
leaded glass with lead cams	leaded glass with brass cams

Porches and Canopies

The porch is an important regional characteristic of Mobile architecture. Historic porches should be maintained and repaired to reflect their period. Particular attention should be paid to handrails, lower rails, balusters, decking, posts/columns, proportions and decorative details. The form and shape of the porch and its roof should maintain their historic appearance. The materials should blend with the style of the building. The balustrade of the stairs should match the design and materials of the porch. Enclosing the front porch is generally prohibited. Where rear or side porches are to be enclosed, one recommended method is to preserve the original configuration of columns, handrails, and other important architectural features.

Exterior Materials and Finishes

The exterior material of a building helps define its style, quality and historic period. The original siding should be retained and repaired. Replacement of exterior finishes, when required, must match the original in profile, dimension and material. Particular care must be taken with masonry. Consult with staff concerning the mortar mixture for re-pointing historic brick. Bricks and mortar should match the original in color, finish (strike) and thickness. The finish and scoring of new stucco work should match the original.

While often an inappropriate material, EIFS may be appropriate in some circumstances and its use will be reviewed on a case by case basis. Painting of unpainted brick is also inappropriate in most cases.

Some historic districts have buildings from the recent past, e.g. the 1930’s, 1940’s and 1950’s. Some materials such as asbestos shingle siding are appropriate if that is the original building material.

Appropriate	Inappropriate
stucco	asbestos shingle or imitation brick or stone unless original to building
brick	metal siding
stone	vinyl siding
wood	exposed concrete block
lap siding	plywood or Masonite siding or panels
shingles	vinyl paint
board and batten

Piers and Foundations

Foundation screening should be recessed from the front of the foundation piers. Lattice, if used, should be hung below the skirt board or siding between the piers and framed with trim. Lattice secured to the face of the building is inappropriate. Solid infill should be recessed and screened.

Appropriate	Inappropriate
stucco piers or infill	metal infill
brick piers or infill	plywood panels
wood lattice or vertical picket infill	asbestos panels
stuccoed concrete block	plastic or vinyl sheeting
	unfinished concrete block
	imitation brick or stone
	vinyl lattice

B. Accessory Structures and Site Considerations

An accessory structure is any construction other than the main building on the property. It includes but is not limited to garages, carports, pergolas, decks, pool covers, sheds and the like. The appropriateness of Accessory Structures shall be measured by the guidelines applicable to new construction. The structure should complement the design and scale of the main building. Sample plans for storage buildings, garages and carports are available from the Mobile Historic Development Commission.

Fences, Walls and Gates

These should complement the building and not detract from it. Design, scale, placement and materials should be considered along with their relationship to the Historic District. The height of solid fences in historic districts is generally restricted to six feet, however, if a commercial property or multi-family housing adjoins the subject property, an eight foot fence may be considered. The prevailing opinion of the review Board is that the finished side of the fence should face toward neighbors or public view. This is referred to as the "Good Neighbor Policy." All variances must be obtained prior to issuance of a Certificate of Appropriateness.

Appropriate	Inappropriate
wood picket	chain link
wood slat	stockade
wood lattice	post and rail
iron	unstuccoed concrete block
brick	Masonite
stone	PVC
stucco over masonry	plywood or asbestos panels
historically appropriate wire fences
aluminum that appears to be iron

Drives, Walks and Parking

Modern paving materials are acceptable in the historic districts. However, it is important that the design, location and materials be compatible with the property. Landscaping can often assist in creating an appropriate setting. Asphalt is inappropriate for walkways. Gravel or shell are preferred paving material, however, a variance is required for commercial applications. Hard surface materials may also be acceptable. The appearance of parking areas should be minimized through good site planning and design. New materials such a grasspave or grasscrete which provides a solid parking surface while still allowing grass to grow giving the appearance of a continuance of a front lawn may be a feasible alternative.

Parking areas should be screened from view by use of low masonry walls, wood or iron fences or landscaping. Circular drives and parking pads in the front yard are generally inappropriate in the historic districts. Ordinances relating to parking and landscaping will be enforced by the City of Mobile in reviewing requests for parking lots. Proposed lighting should be designed to avoid invading surrounding areas.

Lighting

Lighting can be an important element in the historic districts. Therefore, where lighting impacts the exterior appearance of a building or of the district in which the building is located, it shall be reviewed for appropriateness as any other element. Strip lighting such as neon or blinking lights is generally prohibited except where it is an integral part of the exterior design. As an example, neon light can be appropriate on an Art Deco building if used correctly. For the Lower Dauphin Street Commercial District, applicants should reference that District’s guidelines.

Murals

Historically murals were not used on the exterior of buildings, therefore murals are not appropriate in Mobile’s Historic Districts. In addition, the question of quality of design, quality of execution and maintenance creates an insurmountable problem for the Review Boards. Exceptions to the ban may be granted for temporary plywood sidewalk covers erected for construction projects and for plywood covers of windows and doors affixed temporarily to buildings.

Temporary is understood to mean not more than one year. Extensions may be granted provided the murals and plywood backing are maintained. Exceptions to the mural ban are not meant to allow the illegal boarding of windows and doors.

APPENDIX A

1. The Secretary of the Interior’s Standards for Rehabilitation
2. The following Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility.
3. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
4. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of the features and spaces that characterize a property shall be avoided.
5. 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 architectural elements from other buildings, shall not be undertaken.
6. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
7. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.
8. Deteriorated historic features 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 other visual qualities and where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
9. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
10. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
11. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
12. 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.

City Staff is available to help assist in interpreting the Standards.

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