Introduction Purpose This handbook has been prepared to assist property owners and businesses in improving the exteriors of their buildings. The UEZ Façade Improvement Grant Program provides façade improvement and rehabilitation assistance to Asbury Park businesses located within or relocating to the Urban Enterprise Zone. These design guidelines establish criteria for those planning new buildings, façade improvements, storefront renovations, signage and outdoor displays. Background From the time James A. Bradley founded Asbury Park in 1871, an extensive business district has developed. This built environment aids in our understanding of the innovations of many different eras. The architecture in the City s Urban Enterprise Zone reflects a wealth of history and documents the evolution of our City. Our existing commercial buildings express the identity of our community. This identity is the foundation that we must build upon as existing properties are rehabilitated and others are built. Many important elements of the local historic character are intact and should be preserved. Familiar buildings provide a sense of place and continuity as well as attract visitors who have fond memories of Asbury Park While preserving our architectural heritage educates us and preserves our identity, it also brings tangible benefits. Rejuvenating and adding to our commercial areas brings back economic viability. It is essential that each improvement to individual buildings unifies the surroundings and makes Asbury Park more attractive. As we preserve, we want to keep the Zone lively and growing. Architecture has the ability to invigorate and add a sense of excitement. Historically, beach communities have often contained whimsical architecture as well as grand and traditional styles. We want to encourage variety, vitality and creativity in design without compromising the value of Asbury Park s unique character. 1
Divisions This handbook has four parts: Part One: Principles of Design Part Two: Design Submittal Part Three: Design Rules Part Four: Historic Preservation 2
Part One: Principals of Design Introduction to Traditional Commercial Architecture Traditional commercial blocks consist of buildings built before modernist design became common after World War II. Traditional buildings are often three stories in height and typically accommodate a retail use on the first floor and residential use above. Upper floors used for offices often retain a residential façade appearance. A sensitive rehabilitation will be based on a basic understanding of the evolution of the traditional storefront façade and the influence of its architectural style on the commercial districts. The ground floor storefront provides six functions for internal retail use: structure, enclosure, entry, display, identity, and lighting. As we investigate the four basic components of the typical storefront, we can see how these needs are addressed. The upper part of the traditional storefront is its entablature. Also called the storefront cornice, it marks the transition from the storefront to the upper façade and visually supports the upper wall material. The entablature provides an ideal place for signage, identity, for the retail establishment, and a level of stylistic decoration through its molded cornice. Below the entablature most traditional storefronts have transom windows that allow natural light to enter the interior. Before the advent of gas and electric lighting, the transom s illumination was critical to conducting commercial trade. Prism glass panes with horizontal lines of prisms on the interior surface diffused the light and improved its quality. Display windows, which often flank a recessed entry door, are the most prominent feature of the storefront. They are aided in their purpose by bulkheads below them that raise the floor of the display area contents to a height easily seen by pedestrians. The bulkheads are often decoratively finished for visual interest. However, their primary purpose is to protect the glass of the display windows from damage that might occur if glass were carried close to the ground. 3
Design Elements: Tastes in architectural styles changed over the past two hundred years. The existing commercial styles of Asbury Park are primarily from the 1920s through the 1960s, but some older examples still exist. The predominant extant architecture forms the basis of our historic character and establishes the following design elements. Scale and Context The height and mass of buildings should be consistent with adjacent structures as well as with those on the street frontage of the block. New construction should respect the surrounding traditional architecture by using materials with compatable dimensions. All elements of each building should be visually coherent with nearby buildings and visually unify the streetscape Variety Asbury Park contains a variety of architectural styles, which enlivens the commercial district. This provides a wide range of façade types for context. Buildings from several periods have established traditions for each style and era. On existing buildings, reserve and maintain authentic period detail when possible. New construction featuring current design ideas are welcomed to add interest and liveliness to our commercial district. Individuality Commercial blocks are composed of individual buildings. It is important to retain the unique identity of each of our existing buildings to preserve scale, variety and historic continuity. Use design principals and authentic details of the building s architectural style or era of construction when restoring or redesigning elements. New buildings should be creative and easily identified by future architectural historians as early 21 st century architecture. 4
Consistency A single traditional building with multiple storefronts or other multiple uses should be unified through the use of architecturally compatible styles, materials, colors, details, awnings, signage, lighting fixtures and other design elements for all its storefronts or uses. Horizontal Courses Most of our existing traditional commercial buildings have an articulated base course and terminate at the top with a cornice. Many middle sections are horizontally divided at floor, lintel or sill levels with belt courses. Contemporary designs should also articulate the bottom and top of the façade in the manner of their era. Rhythm The rhythm of vertical support members helps to establish the character of a building. Make this repeated module evident and consistent. Align vertical structural elements that surround the ground floor storefronts with solid vertical elements on the upper floors. Horizontally, cornice and signage spaces are typical expressions of the unique storefront below. They identify the business, give pedestrians a sense of scale and provide them with visual interest. 5
Fenestration Window and door patterns are an integral part of the style of a building. They aid in producing an interesting, welcoming streetscape. Security grilles or doors are not welcoming and contribute to an impression of an undesirable neighborhood. All fenestration of buildings should be architecturally compatible with the style, materials, colors and details of that building. 6
Part Two: Design Submittal Required design review materials are submitted to the UEZ Director. In addition to the required application form and three cost estimates include at, a minimum, photographs of the existing building and/or site as well as the surrounding environment, dimensioned façade drawings noting colors proposed and material and color samples. Incomplete applications can not be considered by the Façade Review Committee The UEZ façade committee will examine each submittal s exterior and site design for aesthetic value as well as conformance with the City s Ordinances and Codes. Topics discussed during the evaluation of a submittal will include: Relationship to surroundings Variety Street orientation Entrance treatments Windows Materials Colors Accessory elements Historic Preservation Applicants are encouraged to use the services of an architect or planner in designing their project. The facade program will provide a consultant, if needed, to assist applicants with design decisions and to create renderings, color selection samples and other supporting documentation. 7
Part Three: Design Rules Treating traditional buildings appropriately increases their value and improves the attractiveness of the streetscape. Projects will be evaluated using the following rules: Relationship to surroundings Maintain the traditional heights of nearby buildings. However, slightly varying the cornice heights along a street is encouraged. Buildings with multiple storefronts must be unified through the use of architecturally compatible styles and design elements. New buildings larger in scale than nearby buildings and continuous facades created by combining several smaller existing buildings should be sub-divided into smaller vertically oriented sections. Buildings that are typical to suburban shopping or strip malls, such as one-story buildings with large blank walls and flat or mansard roofs conflict with the traditional commercial environment of Asbury Park. Combining traditional details or features from unrelated architectural styles or another era is historically false and not appropriate. When contemporary materials are used on new or existing buildings, dimensions and proportions of elements should be compatible with the traditional patterns set by nearby buildings. Variety A well-designed and crafted 21 st century building of the same scale and proportions as surrounding buildings adds interest and enlivens the shopping experience. Trying to create new buildings that appear historic in style seldom succeeds. 8
Street orientation New construction on vacant lots or additions to existing buildings must have their facade located along the front property line, front toward and relate to a public street. Visibly exposed sides of a building should be consistent with the front façade with regard to style, materials, colors and details. Large blank walls should be avoided. Use adequate parapets to mask the location of rooftop machinery. Avoid the visual impact of any equipment from street level and horizontally from adjacent buildings. Avoid blank walls and lack of commercial interface Parking decks are not exempt from the provisions of these guidelines. Pedestrian continuity requires the base of the building to be masked by a habitable liner building and the decks above to be screened from view by a façade designed to complement the appearance of surrounding buildings. Entrance treatments Entrances to traditional buildings should be defined by the use of elements such as lintels, pediments, pilasters, columns, overhangs, railings, balustrades and other such. Reuse historic doors if possible. Use a simple wood and glass door if the original door is unavailable. If possible, provide a recessed entryway that allows the door to open without swinging over the sidewalk. Use transparent glass for ground floor storefronts with large pane display windows that comprise between 70% and 75% of the total ground level façade. Security grilles or doors produce the impression of an undesirable neighborhood. Solid grates are not allowed since they prevent police and pedestrians from seeing intruders if they are present. If necessary, open mesh grates are allowed but should be installed inside the storefront windows. If on the exterior, the system housing must be concealed under a sign panel or awning to reduce visual intrusion. 9
Windows Replacement windows should match the original windows in size and style. Select glazing bar systems that are similar to the original window profiles. Windows subdivided into lights by muntins shall have lights of square or vertical proportions. Muntins on windows at ground level shall be true divided lights. Existing openings on facades may not be filled in or sized down to accept stock sizes. Consider restoring wood windows rather than replacing them. Storm windows, if used, must be mounted inside windows. Preserve, restore or replace transoms of older storefronts. Align the location of windows on the upper stories with the location of windows and doors on the ground level. All windows, except storefronts, shall be operable. Sliding and awning windows are not permitted. When insect screens are provided, they shall cover the full opening, not just the operable portion. New building windows and storefronts must be compatible with the scale, materials and proportions of those on surrounding buildings. See Entrance Treatments section. Do not use reflective (mirror) or colored glass on any retail storefront, as this will cause the display to become invisible behind the resulting reflection. Storefronts shall have a bulkhead below the windows between 19 and 42 inches high running continuously. 10
Materials Original exterior walls and siding material should be uncovered and retained. Repair, rather than replace whenever possible. If replacement is necessary, replace deteriorated materials with materials of like construction, matching original sizes, shapes, textures and colors. Remove paint from masonry walls. Clean masonry and mortar using the gentlest method possible. Use low-pressure water and natural bristle brushes. Sand or water blasting damages older masonry walls. When repointing, new mortar must duplicate old mortar in composition, bonding strength, profile, color and texture. Repair wood where deteriorated, remove paint to a sound substrate, then paint wood walls. Do not strip and stain wood siding that was originally painted. Patch stucco with a mixture that duplicates the original as closely as possible in composition, color, texture, hardness and type of finish. Replacement or new finishes shall be primarily smooth stucco or its visual equivalent. Not appropriate Preserve decorative features such as pilasters, corner boards, terra cotta, casings, eaves, cornices, chimneys, dormers, cupolas, gutters and flashing. Make repairs with the same material as the original or if necessary, replace in kind. Colors Colors should match the original, if known, or be appropriate to the period of the building. Investigate original colors during surface preparation work. Colors of new buildings should be harmonious with the colors of nearby buildings. Selecting colors from a single quadrant of the color wheel produces a range that is automatically harmonious. Consider trim and attached elements of white or a darker or lighter saturation of the wall color. Awnings, signage, doors and shutters and other accent elements may be complimentary colors. On traditional storefronts, dark blues, greens and reds are typical for these accent elements. 11
Bright contrasting colors, values and hues can be used to direct attention to smaller, specific elements of ground floor display elements and entrances Experiment with several color schemes to accomplish the best effect. You are encouraged to present at least 2 schemes for design review. Accessory elements Awnings, if used, must be placed between the storefront s vertical piers on a traditional storefront. Fit the opening in which it sits both in size and shape. Vivid color fabric awnings must be in keeping with the overall color scheme of the building and must not clash with neighboring buildings. The name of the business may be placed on the awning valance (flap) only. The inscription shall not exceed 6 inches in height. Awnings for most buildings shall be straight colored canvas or painted metal. Such awnings may be fixed or retractable. Rounded awnings may be used only to enliven plain buildings with little architectural character. Signage regulations found in section 30-61 of the City of Asbury Park Code will be enforced Historically, signs appear in the signboard area, located above the storefront. Do not overlap decorative features of the façade with signs. Use the same style of signboards on multiple storefronts within the same building. Window lettering and Window signs shall be on the inside of the glass. They may not cover more than 20% of the glass area in which they are located. One neon sign per window, occupying no more than 3 square feet of window area is permitted on storefronts or bars is permitted. 12
Sandwich boards should continue the façade, awing and signage composition with like colors and graphics. Maximum allowed size is 3 square feet. Boards can be located immediately in front of the business it advertises and must not interfere with pedestrian movement. One two-sided blade sign is permitted for each business with a door on the sidewalk level. Signs may not project more than 5 feet from the wall to which they are attached. Prohibited signs include those on roofs, sidewalks or curbs, those extending above a wall or painted directly on buildings. Also signs on accessory buildings, Pylon signs or signs that flash, make noise, or imitate official traffic signs or signals. See section 30-61.3 of the City of Asbury Park Code. Lighting can illuminate signs, wash a building in light, highlight details and add to sidewalk illumination. Light fixtures must also be attractive and appropriate to the building and the street during the day. The commercial lighting requirements of the City of Asbury Park will be enforced. Fixtures of residential size, scale or character are not appropriate for commercial exterior lighting. Design, size and location of visible fixtures must be compatible with the overall design of the building. Goose neck fixtures or shadowbox lighting is preferable for historic storefront lighting. Use kinds of light that reveal the true colors and textures of the building at night. Brackets that hold lighting fixtures must be compatible with the building and its elements. 13
Street Furniture includes seating, planters and displays. Each element placed outside the building must be selected and designed to be a part of the visual composition of the facade and all its elements. Section 4-9 of the City of Asbury Park code will be enforced. Merchant wares and outdoor cafes shall be solely an extension of the permitted business use within the building or storefront with frontage on that right-of-way. The interior walls of the building or storefront using the right-of-way determines the exterior boundaries of the outdoor use. Merchant wares and outdoor cafes must be placed so that the displays or café is no further than 15 feet from the commercial establishment. In no case shall it be closer than 4 feet to a curb. No elements are allowed within a 4-foot clear walking path on the sidewalk Materials for tables, chairs, umbrellas and private waste containers include painted metal, painted wood, stained wood or combinations. Plastic and other lightweight, easily damaged materials are not permitted. Umbrellas must allow a 7 high clearance. Planters may be made of terracotta, ceramic, stone, ornamental concrete and heavy fiberglass. Window boxes may be painted wood. Large plants that obstruct views of store windows are not appropriate. Display structures must be stable and solid and made of painted metal and/or wood. Locate displays adjacent to the building. Allowable maximum height of display structures is 3 and maximum depth is 2. 14
Part Three: Historic Preservation Historic elements that still exist must be retained and maintained. If alterations have occurred, new work should strive to reverse inappropriate alterations. Eliminate modernization that has been made to historic storefronts, especially facades that have been covered with a different material. Examples of elements to be removed include: metal canopies, shake-shingled mansard roofs, oversized signage and plywood, aluminum or vinyl siding. Avoid modernized or conceptual versions of historic storefront arrangements and details. Preservation of the existing significant commercial streetscapes is encouraged, particularly in the designated Downtown Historic District. The Secretary of the Interior s Standards for Rehabilitation The Secretary of the U.S. Department of the Interior, in response to federal legislation providing financial incentives to stimulate the revitalization of historic communities, developed a series of recommendations for the rehabilitation of older structures. These standards are used to determine the appropriateness of proposed work on historic buildings and provide a sound guide for all sensitive rehabilitation of all older structures. The Standards will be applied to rehabilitation projects in a reasonable manner, taking into consideration the significance of the property and economic and technical feasibility. The guidelines are as follows: A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relation ships that characterize a property will be avoided. Avoid details out of context 15
Each property will 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 historic properties, will not be undertaken. Changes to a property that have acquired historic significance in their own right will be retained and preserved. Do not reduce size of window openings Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. Preserve and use traditional materials Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relation ships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale, and proportion, and massing to protect the integrity of the property and its environment. New additions and adjacent or related new construction will be under taken 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. 16
APPENDIX A Bibliography City of Asbury Park, City of Asbury Park Code City of Asbury Park, Oceanfront Asbury - Architectural Standards Option 2 Bridgeton Main Street Association, Façade Grant Policy and Procedures Manual East Orange Urban Enterprise Zone, Draft East Orange Façade Improvement Program Design Guidelines City of Long Branch Urban Enterprise Zone A Plan to Revitalize the Broadway Corridor The Broadway Paramount District Main Street New Jersey Design Guidelines City of Plainfield Urban Enterprise Zone Design Guidelines City of Red Bank RiverCenter Design Manual City of Trenton Trenton Downtown Association Façade Program Guidelines 17
APPENDIX B Additional Sources Main Street New Jersey, New Jersey Department of Community Affairs P.O. Box 806, Trenton, NJ 08625-0806 609-633-9769 Historic Preservation Office, New Jersey Department of Environmental Protection P.O. Box 404, Trenton NJ 08625-0404 609-292-2023 Preservation New Jersey, 18 West Lafayette Street, Trenton, NJ 08608 609-392-6409 The National Trust for Historic Preservation, National Office 1785 Massachusetts Avenue, NW, Washington, DC 20036 202-673-4129 The National Trust for Historic Preservation, Regional Office 7 Fanueil Hall, Marketplace, Boston, MA 02109 800-944-6847 The Association for Preservation Technology, International Office Box 8178, Fredericksburg, VA 22404-8178 703-373-1621 The Association for Preservation Technology, Delaware Valley Chapter c/o Richard Ortega, P.E., Chair P.O. Box 426, Media, PA 19063 610-565-1131 Susanne C Hand New Jersey Architecture. Trenton, NJ: New Jersey Historical Commission, Department of State, New Jersey History Series 5, 1995 Longstreth, Richard The Buildings on Main Street: A Guide to American Commercial Architecture. Washington, DC: The Preservation Press of the National Trust for Historic Preservation, 1987 18
APPENDIX C Glossary 19