Lower Dauphin Street Commercial District Design Guidelines
(Draft revised 6/29/00)
Section One: General Introduction
The Lower Dauphin Street Commercial District (LDSCD) is Mobile’s only commercial historic district. Listed on the National Register of Historic Places in 1979, the district was expanded East of Conception Street in 1981. By city ordinance, on January 19, 1988, the historic district came under design review by The Architectural Review Board (ARB). These guidelines were adopted by the ARB with an opportunity for input from the Downtown Business and Professional Association and Main Street Mobile. Decisions are to be made in a non-arbitrary manner according to guidelines.
Process to Obtain Guidelines, Applications and the Ordinance:
Guidelines, applications and the ordinance are available by contacting the Mobile Historic Development Commission, 251/208-7281, or by writing to P. O. Box 1827, Mobile, Alabama 36633-1827.
Who Should Consult These Guidelines?
All property owners, tenants, design professionals and contractors within the district boundaries should consult these guidelines. The ARB shall use these guidelines in reviewing requests for changes to or new construction of commercial structures in the Lower Dauphin Street Commercial Historic District.
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 approved by the Architectural Review
Board and/or the MHDC staff in order to receive a building permit. Landscaping, parking areas and signage are also reviewed.
Design Review Benefits:
The Lower Dauphin Street Commercial District is a unique place. It is the purpose of the Architectural Review Board to insure that the district’s historic character is maintained and that proposed changes to historic buildings do not damage this character. These design guidelines seek to encourage restoration/rehabilitation within the downtown area in a manner that will encourage visual harmony and enhance historic integrity. The guidelines do not dictate styles, but rather suggest a variety of choices for achieving design compatibility within the LDSCD. The guidelines also can help to protect property values by encouraging improvements that maintain buildings as viable assets.
Priorities among the Guidelines:
The design concepts discussed in this document are guidelines in that they provide direction without dictating solutions. The interaction of design elements is dynamic. In one case, compatibility of materials will be more important than the use of similar window sizes, for example. Therefore, the importance of individual guidelines will be influenced by the nature of the project and the characteristics of its context. This dynamism underscores the need to review designs on a case-by-case basis.
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. This denial results in a stay of demolition for up to six months. Please refer to Section 44-75: (4) of the Mobile City Code pertaining to the demolition of structures within the Historic Districts.
Section Two: Applying to the Architectural Review Board for Project Review
1. Schedule for Review:
Applications should be submitted to the Mobile Historic Development Commission. Upon receipt the staff will review the application for completeness.
The deadline for applications to the Architectural Review Board is one week prior to any scheduled meeting, however an early submittal is strongly encouraged. The ARB meets the first and third Mondays of every 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 251/208-7281.
II. Specific Requirements for Presentation:
A. FOR NEW CONSTRUCTION, ADDITIONS, OR FOR EXTENSIVE RENOVATION OR REPAIR TO EXISTING STRUCTURES:
_____a. A site plan illustrating location, with dimensions, required setback, landscaping and other site facilities;
_____b. A floor plan with dimensions as it impacts the exterior of the building.
_____c. A drawing, with dimensions, of all affected exterior elevations;
_____d. Notes describing materials to be used on the exterior (i.e. walls, roof, trim, cornice, windows, etc.) In some cases sample materials may be required;
_____e. Detailed drawings or photographs of any decorative architectural details (i.e. columns, balustrades, modillions, etc.);
_____f. Paint samples and plan keyed to location of each color.
_______Subject property photographs
_______surrounding buildings photographs
For work which entails changes to the exterior of the existing building -
_______Elevations
_______Floor Plans
_______Photographs of each face of the building to be renovated with details of the affected areas
Period color schemes are encouraged. However, other colors may be acceptable. Submit paint color samples for:
_______Main body.
_______Trim or decorative features.
_______Accent areas, such as lattice, shutters, porch deck, etc.
D. FOR DRIVES, FENCES, WALLS AND GATES;
_______A drawing or photograph of the type of fence, wall or gate with height and scale noted.
_______A site plan, with dimensions, illustrating the placement of any proposed change to the property as it relates to property boundaries and all other the building or other site facilities.
_______A description of the materials to be used.
_______Paint samples, if the fence, wall or gate is to be painted.
E. FOR DEMOLITION OF AN EXISTING BUILDING:
_______Current photographs of the building.
_______Drawings and descriptive material of the proposed new structure and/or site improvements for the site, including a site plan showing the existing above ground structures, property lines, and how the new building is superimposed onto the site over existing conditions.
F. FOR SIGNS: A COMPLETED MHDC SIGN APPLICATION.
Section Three: Visual Character of the Lower Dauphin Street
Historically, downtowns relate to a pedestrian scale. This distinct visual character is created by the repetition of physical characteristics and use of scale. The preservation and maintenance of this visual character are the responsibility of the Review Board and the basis for decision-making. The following elements that incorporate these characteristics contribute significantly to this character:
A. Patterns and Rhythms of Architectural Features:
Patterns and rhythms create a visual harmony in commercial districts. New construction and alterations should respect the already established streetscape.
Standard components traditionally used for commercial buildings are also found throughout the area, and their repetition creates patterns that are common among several buildings in view at one time. For example, bulkheads and storefront windows, are typically built to the same height, which creates a line along the face of the buildings. Uniformly spaced along the street, recessed entrances also create a rhythm. This pattern of darker, recessed areas helps to identify the location of building entrances. Many upper story windows are placed at the same height above street level, and their sills and lintels frequently align. Cornices align on certain streets, particularly on the older blocks where two story buildings dominate.
B. Building Massing
Like much of the downtown, the LDSCD is essentially low rise - with most buildings only two stories in height. Taller buildings are present in the district and provide a pleasing contrast to predominant two story structures. However, at ground level, the scale of most buildings should be similar. For taller buildings, this can be achieved by the use of setbacks above the second story level.
C. Facade Elements:
Historically, each facade has three main components--base (storefront), shaft (upper stories) and capital (cornice). The storefront is further divided into four elements: bulkheads, display windows, central entrances and transoms.
D. Building Materials
Brick and stucco are the most common facade materials. The repeated use of these materials helps to establish a sense of continuity in the streetscape.
E. Ornament and Detail
Ornament and Detail are important is defining building facades. A range of decorative motifs is present in the LDSCD and creates visual interest. This variety of ornament is bound together by the consistency of basic building materials. Decorative brick cornices are examples of ornament and detail that occur frequently throughout the LDSCD. In cases where ornament and detail have been removed over time and there is historic precedent for replacement, use of in-kind or imitation materials may be acceptable.
Section Four: Rehabilitation/Restoration Guidelines for Existing Buildings
A. High Priority Principles:
- Respect the original character of the building.
- Preserve and repair original materials.
- Uncover intact facades where appropriate.
For facades that have achieved significance, such as a 1920’s Art Deco façade on an 1860’s building, it must be determined which facade is more significant. Some facade veneers may cause serious damage to original materials underneath in the removal process.
- Preserve or restore original storefronts including: recessed entries, display areas, bulkheads and transoms.
- Maintain a building "edge" at the sidewalk.
- Preserve or restore significant original details and ornamentation, intermediate and major cornices, pilasters, window frames, and moulded wood, terra cotta or brick.
- Retain original roof configuration.
- If a non-historic building is to receive a new facade, the design should be compatible with adjacent historic buildings.
NOTE: Historic facades should be saved in the event of the destruction of a building. Consideration should be given to retaining the original façade in relation to new construction on site.
B. Building Conditions:
Building Condition Example 1: Original Design Intact
Buildings in this category have changed very little from the time they were constructed. Original ornament and detail are still intact. Some portion of the facade may require maintenance and repair, but no new design work is necessary. In these cases, preservation and restoration of the original design should be the goal.
Building Condition Example 2: Original Design Slightly Altered
If the basic character of the original design is visible, but some elements have been removed or changed, then the building falls into this category.
For example, an ornamental cornice may have existed at the top of the wall, but is now missing; or upper story windows may now be blocked with plywood panels. If early photographs or original architectural drawings are available, it may be easier to determine the changes that have been made. Restoration of the original design is preferred. However, new elements compatible with the design will be considered. For example a missing cornice may be reconstructed, while at the same time a new storefront that is not a copy of the original but uses the typical elements found on adjacent downtown buildings, may be introduced.
Building Condition Example 3: Original Design Significantly Altered
These buildings generally have a plain front with no ornamentation or detail, and fail to relate well to adjacent historic buildings. For a situation in which the original detail has merely been hidden by a covering, the guidelines encourage removal of the covering and restoration of the original design. Where detailing has been removed, an entirely new design compatible with older adjacent buildings or a façade reconstruction based on photo-documentary evidence is encouraged. If removal of an applied modern storefront will damage the underlying historic fabric of the facade, or the newer facade has achieved historic status (50 years or older), then removal is discouraged.
C. Guidelines for Rehabilitation and Restoration
1. Overall Character:
When considering work on a downtown building, respect of the original design character of the building is of utmost importance. The following points will assist in the analysis of the building:
- Study the building to determine which elements contribute to its character and preserve them. Some may have historic ornament and decoration intact. Many will retain the original openings, building materials and proportions.
- The building should not be altered to appear older (or younger) than it is.
- The appearance of the building should reflect its period of significance.
- Avoid theme designs (such as "country store") that do not reflect the original character of the building or the heritage of downtown Mobile.
- Maintain the original roof configurations.
- Respect the character established within the block.
2. Exterior Materials and Finishes:
a. Maintaining Basic Material Characteristics:
- Avoid concealing original facade materials.
- If portions of the original material must be replaced, use a material that matches as closely as possible. In the case of brick work, the mortar color and consistency should match the original as closely as possible.
- When working with older brick, make sure strength of mortar will not harm brick (Type O mortar is recommended for soft brick). In the case of stucco, true stucco should be used rather than imitation material.
- The painting of exterior brick is discouraged.
- Rustic finishes such as rough-sawn cedar are inappropriate.
- Sandblasting of historic materials (with the exception of metals) should NEVER be undertaken.
b. Paint:
The way in which color is applied as a design element is important to the overall appearance of the building. Use color schemes that may be typical of the period and/or blend with adjacent buildings.For the purpose of design review, colors are classified by the following categories of use:
- Body Color - used on the majority of the building surface
- Trim Color - used on window trim, fascia, balustrades and posts
- Accent Color - used on signs, awnings, windows, shutters and doors only
c. Maintaining the Original Size and Shape of the Storefront
Many changes over time have occurred to storefronts in the LDSCD. In the event that a storefront does not fit the context of the district, a new more compatible design may be introduced. Lacking knowledge about the original storefront, a new design can be introduced taking the scale, style, and properties of the adjacent buildings and context of the district into consideration The purist may look toward returning it to a more original appearance. Photographic documentation of the earlier storefront is required to achieve this end.. Non-original storefronts may have achieved importance in and of themselves and should be retained.
- Large panes of glass that fit the original opening at the display level are recommended.
- Opaque treatments, such as black plexiglass, or painting of existing glazing, are not allowed. Reflective, mirror glass is also not allowed.
- Carrara glass or glass block storefronts may have attained significance of their own. Unless evidence from existing buildings or photographs prove differently, avoid multi-pane designs that divide the storefront window into small components.
- Maintaining the line of the storefronts at the sidewalk edge is an important tangible pedestrian element. Storefronts should be located in the same plane as the facade. Those that are recessed behind the front wall plane (unless historically recessed) or project beyond the front plane are not allowed. Maintain the bulkhead that is found below the display window.
- For cases where the storefront is missing or altered, step backs for areas such as outside seating are allowed as long as some design element is included to provide a sense of separation between the building and sidewalk. This could be achieved with planters at bulkhead height, and metalwork outlining the location of the former storefront and transom.
- Maintaining recessed entries is also an important design element. The rhythm of recessed entrances on the street contributes to the visual continuity and is encouraged on all buildings. Recessed entries identify the entrance and provide shelter.
- Use doors with large areas of glass.
- Unfinished bright aluminum or stainless steel frames are not of historic character and are not allowed.
- Residential type doors are not allowed as a primary storefront entrance.
- Finished frames may be metal with anodized or painted finish or varnished or painted wood.
4. Ornament and Detail
- Preserve the original ornamentation and details of the facade. These add interest to downtown and are a part of the unique identity of the building.
- Where portions of details have been removed, look for photographic evidence showing the earlier appearance of the building.
- Where exact reconstruction is not feasible, simplified interpretations of the original design details which are faithful in terms of scale and character may be acceptable.
- Maintain the established relationships of the existing detail.
- New materials should match the original where possible.
- Preservation and restoration of ornamental cornices is especially encouraged. Other decorative elements to be respected include corbeled cornices, belt courses, pilasters, window arches and frames, etc.
- Consult with the staff of the Mobile Historic Development Commission on technical information regarding restoration of historic materials.
5. Balconies, Galleries and Awnings
Section Five: New Construction
- Consider the context. Evaluate the character that is established in the block.
- Include consideration for similarities of materials, facade treatment, and streetscape features that may help visually connect buildings in the neighborhood.
- Most new construction downtown will be of an "in-fill" character, in which the design is a link between existing structures with related features.
- The ARB shall not impose any architectural style, traditional or modern, as a condition precedent to approval.
Please refer to the Guidelines for New Residential and Commercial Construction for further assistance with new commercial construction.
Section Six: Miscellaneous Provisions:
A. Signage:
Sign materials should complement the facade materials of buildings.
Simple designs are most effective and encouraged. Painted wood, fabric and metal are encouraged. Internally lighted plastic signs are not allowed.
Sign sizes are limited to 1.5 square feet per linear front foot of building, with a 64 square foot maximum. Sandwich boards are only allowed in the Henry Aaron Loop. Please refer to Sign Design Guidelines for Mobile’s Historic
Districts and Government Street and "Guidelines for Sandwich Boards" for more information on signage.
B. 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.
Fixtures should be very simple in design or appropriate to the period design of the building. Lighting in parking lots should minimize ambient light off the property.
C. Burglar Bars and Security Screening:
Burglar bars, security screening, and/or security gates are not traditional elements in the commercial setting and can establish a negative environment for visitors, pedestrians and shoppers. These types of elements will be reviewed on a case-by-case basis.
When allowed, they must not be visible during opening hours and the appearance must be minimized when in use.
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