Title
HLC#23-007: Public hearing to consider a request for exterior alterations to the C.A. Smith & Sons Building, 1895, including a new storefront, awning and signage, at 126 N. Main Street by Ann Smith and Sheri Bumgardner, applicants, and Dr. Robert A. Smith, owner
Requested Action
To consider the proposed rehabilitation of the front façade at 126 N. Main Street
Recommendation
Staff recommends approval of the exterior modifications provided that the Historic Landmark Commission and the applicant come to an agreement on paint colors and signage at the meeting.
Description/History
The owner of the C.A. Smith & Sons Building proposes a major rehabilitation of the storefront, including a new awning and signage. The building is currently occupied by Dr. Robert Smith’s optometry office and the Lil’ Blue Goat art store.
Architectural Review
This building is a one-part commercial block. Facades on this type of building typically consist of plate glass windows topped with bands of fixed pane transom windows. The transom windows of this building are currently covered. The storefront may have incorporated a central recessed door at one time, flanked by display windows. Architectural detailing, such as corbeled brick, ornamental panels, parapet walls and cast-stone coping enhance the upper wall.
In general, Mansfield's commercial buildings use load bearing brick construction of one to two stories. Typical are rectangular plans with narrow frontage and very deep lengths that reflect 19th and early 20th century commercial design and marketing strategies. Brick and cast stone are the most used building materials. Most roofs are flat or slightly inclined.
The work is described in the sections below with the applicable standards from the Design Guidelines for Downtown Mansfield. The Commission must consider the standards when reviewing changes or alterations to landmark buildings.
Storefront
The following modifications are proposed for the storefront for both options:
• Clean the existing brick and remove paint and debris.
• Re-point bricks as required matching existing mortar.
• Remove and replace damaged façade framing.
• Restore entry inset.
• Remove existing windows and doors and replace them with wood windows and doors.
• Uncover and restore cast iron columns and thresholds.
• Paint cast iron columns and awning frame and braces.
• Paint all new woodwork to match existing brick accent band.
• Repair or replace the awning.
• Add new awning anchors to façade structure.
• Replace the metal parapet cap.
• New windows, doors and framing.
Storefront Guidelines:
1. Maintain the proportion, dimension, and traditional elements of the storefront.
The proposed storefront was based on photographs of the historic building and designed to maintain the storefront proportions.
2. Design the storefront to fit inside the original opening and not extend beyond it.
The storefront fits within the area of the existing modern storefront.
3. Design the storefront to be transparent. Large windows should be incorporated to provide maximum light and display.
The storefront provides large display windows on either side of the entry doors.
4. Preserve or restore the original design features of the storefront. The basic storefront design should consist of large display windows, transoms, bulkheads at the base of the display windows, and a cornice or a horizontal sign panel at the top of the storefront.
The storefront is designed to incorporate these elements based on historical photographs of the building. Additionally, the cast iron columns on either side of the entrance door will be uncovered and incorporated into the design of the façade.
5. The features may be constructed of either traditional or compatible contemporary painted materials.
The storefront uses wood for the bulkheads, window frames and door frames. There are two options for the front awning: 1) repair and refurbish the existing flat awning, or 2) install a new curved awning. Both options would use metal materials.
6. Do not use wood siding, imitation brick or stone, or gravel aggregate materials on a commercial storefront downtown.
The plans indicated that wood will be the material used for the new storefront elements.
Entrance and Door Guidelines:
7. Maintain the original size, shape, and character of the storefront entrance and door. Restoration work should be based on documentary evidence on historic buildings downtown.
The entrance design is based on historical photographs and an examination of the building. The applicant proposes to recess the entrance door into the storefront, based on evidence on the interior ceiling and floor that the door was recessed at one time in the past.
8. Install doors made of wood if possible.
The plan proposes a wood door.
9. Assure all wood storefront doors have large glass panels to maintain the transparency of the storefront.
The proposed door has a large plate window that meets this requirement.
Bulkhead Standards:
10. Maintain or restore bulkheads at the base of display windows to protect the windows and define entrances.
The proposed bulkheads under the storefront windows are based on historical photographs and include similar moulding to those in the photographs.
11. Use a new simple design that reflects the traditional character of typical bulkheads if information on the original design is not available from historic photographs. Bulkheads can be constructed of wood, stone, glass, tile, or painted metal.
The original design is reflected in the new bulkheads. The bulkheads are wood with trim.
Transom Guidelines:
12. Preserve or re-establish the original size and shape of the glass transoms above display windows.
The stucco panels in the transom window openings will be replaced with glass windows.
13. Construct transoms using traditional materials. Transom windows can be made of clear, tinted or stained glass. Opaque materials are inappropriate.
The transom windows have wood frames and will have wood mullions affixed to the glass.
Awning Guidelines:
14. Emphasize divisions between buildings and strong vertical elements of the façade with awnings.
There are two options for awnings. The first option is to repair and refurbish the existing flat metal awning and supporting brackets. The current awning is installed between the display windows and the transom windows.
The second option is to install a new curved awning above the transom windows. Early historic photographs show that this type of awning was previously used on the building.
15. Awnings should not obscure or cut across strong vertical elements such as the cast iron columns common to most buildings downtown. Awnings should fit between them rather than cover them.
The existing awning will cross the top third of the cast iron columns between the top of the display windows and bottom of the transom windows. This is an existing condition.
The proposed curved awning would cover the transom windows and the tops of the cast iron columns from the street, but these will be visible from the sidewalk. This installing matches the historic appearance of the building in its early days.
16. Design the awnings to conform to the shape of the opening. Do not try to fit a rectangular awning into an arched window or vice versa. Fit awnings within their openings.
Both options for the awning are rectangular and will fit the width of the building.
17. Awnings may be erected either above transoms and below the cornice, or between the transom and the display windows. It is also appropriate to erect awnings above entrances.
The existing awning is located between the transom and display windows. The curved awning would be installed above the transom windows. These reflect the placement of previous historical awnings used on the building.
18. Design awnings and canopies to complement the scale of the building. They should not cover more than one third of the opening. If they are too large, they obscure architectural details, and block the pedestrian view of the inside of the building. If they are too small, the benefit they provide is insignificant.
Both options for the awning are in scale with the storefront and do not obscure architectural details on the upper wall or the pedestrian view.
19. Use appropriate materials for awning construction. Fabric awnings are encouraged. Awnings were traditionally constructed of heavy canvas; however synthetic opaque fabrics with a matte finish are also appropriate material. Wood, shingles, shiny vinyls, and plastics are inappropriate construction materials.
The existing awning is constructed of metal, as will be the curved awning option. Metal is a material shown on the historic awnings on buildings in Downtown Mansfield according to historical photographs, including this building.
20. Do not use residential type awnings for commercial buildings.
The proposed awnings are not residential type awnings and reflect the type of awnings historically used on the building.
21. Relate the color of awning to the building paint scheme or the color of the materials used to construct the building, and to other decorative trims.
Both options for awnings must use a color that is compatible with the storefront paint scheme.
22. Align awnings with others on the block to maintain the visual continuity of the block.
Both options of the awning are close in plane with the buildings on either side. The existing awning is closer to the Huitt’s Meat Market and Café Building to the north. The proposed curved awning would be a closer match to the current awnings on the 1894 Post Office and the Nugent Building.
23. Assure any awning design conforms to local fire and building codes.
The awning will be part of the building permit application for the renovations.
24. Do not illuminate awnings and canopies. Brightly lit awnings at night overemphasize the storefront at the expense of the rest of the building facade and detract from the appearance of adjacent buildings.
No lighting is shown on the awning in the plans.
Masonry Guidelines:
25. Clean masonry only when necessary to stop deterioration or remove heavy soiling.
Should the exposed masonry need cleaning, the method should be determined by a qualified historic masonry professional.
26. Repoint mortar joints where deterioration is evident.
The scope of work proposes the repair and repointing of the existing brick.
27. Remove deteriorated mortar by hand-raking the joints to avoid damaging the masonry.
The method to remove old mortar should be determined by a qualified historic masonry professional.
28. Duplicate old mortar in strength, composition, color, and texture.
Mortar should be repointed with historically accurate mortar. The mortar color should be close to that of the historic mortar remaining on the building as determined by a qualified historic masonry professional.
29. Duplicate old mortar joints in width and joint profile.
The shape of the exterior edge (joint profile) and thickness of the mortar between the layers of brick should match the historic mortar on the building as determined by a qualified historic masonry professional.
30. Replace extensively deteriorated or missing historic brick with new brick which duplicates the historic brick in strength, composition, color, and texture.
The masonry should be inspected by a qualified historic masonry professional to develop a plan for the retention or replacement of the historic brick.
31. Never remove damaged or deteriorated masonry which could reasonably be repaired and preserved.
The masonry should be inspected by a qualified historic masonry professional to develop a plan for the retention or replacement of the historic brick.
Paint
The plan does not provide specific paint colors for the storefront rehabilitation. Colors are
Black Gloss (P-1) for the cast iron columns and the metal wall cap
Beige (P-2) for the wood bulkheads
Color Guidelines:
1. Use the building’s historic color scheme whenever possible. If the historic scheme is not known, use an interpretation of schemes on similar historic buildings.
2. Use compatible paints. Do not use high gloss paint or finishes.
The plan indicates a black gloss paint for the cast iron columns. A satin or low-luster black paint with no reflectiveness is more appropriate.
3. Muted earth tones or pastels should be used as primary or base color.
4. A major trim color that complements the base color can be used to highlight the decorative elements of the façade. Major trim elements include the cornice; window frames, sills and hoods; and the storefront frame, columns and bulkheads.
5. A minor trim color can be used to enhance the color scheme established by the base and major trim. Often a darker tone of the major trim can be used to accentuate the window sashes, doors and selective details on the cornice and bulkhead.
6. Do not over decorate the façade. One or two other colors are sufficient to highlight any façade.
Although there are four paint colors listed on the Material/Color Schedule, only three colors are noted on the new elevations.
7. Matte, low luster, non-reflective finishes are preferred.
8. Do not paint unpainted masonry. Painting should only be allowed on masonry if previously painted, in a color that mimics the color of the original masonry.
Although it is not possible to determine the original colors of the storefront, historic photographs show lighter and darker shades were used. The proposed color schemes highlight the storefront, with lighter colors for the columns and beam and shades of brown for the display and transom window frames, doors, and bulkheads.
Signage
The plan proposes new signage as follows:
• The building name will be placed in the sign panel above the awning as shown on the plan.
• Hanging signs will be installed under the awning for the tenants. These signs are intended to draw attention from pedestrians on the sidewalk.
The plan demonstrates general compliance with the Design Guidelines for signage; however, it does not have complete details on the signs to make a full evaluation. Staff requests that the Commission authorize the Historic Preservation Officer to approve signage for the building if it complies with the design guidelines. If the signage does not comply with the guidelines or if there is a question about the applicability of a standard, the sign application would be referred to the Commission for approval.
Signs Guidelines:
1. Flush mounted signs are encouraged.
The proposed wall sign is flush with the front wall.
2. Relate all signs to the pedestrian. Large signs are designed to catch the attention of passing motorists and are inappropriate in the downtown area. Smaller signs placed in areas seen easily by pedestrians are more appropriate.
While the building name will be displayed in a wall sign mounted on the upper front wall, the two hanging signs over the sidewalk will provide visibility at a pedestrian scale.
3. Assure sign location does not obscure the design features of the building. The design of the building facade displays a natural and logical location for the placement of signs. Examine the facade to find that location.
The placement of the wall sign is in the traditional location on the upper wall as shown in historical photographs. The hanging signs beneath the awning are perpendicular to the front façade, reducing any obstruction of view to the features of the building.
4. Position flush mounted signs within strong vertical features of the storefront. Such signs should occupy no more than 75% of the sign board.
The proposed wall sign will be in the upper wall sign panel and will be less than 75% of the width of the panel.
5. Design signs to communicate a direct, simple message with as few words as possible.
6. Choose a letter style that is easy to read and that reflects the image of the business it represents.
7. Letters should not be too large - 8 to 18 inches in most cases.
8. Design signs with a dark background and light-colored lettering to achieve maximum visibility.
9. Sign colors should complement the colors of the building.
Historic Background
This building was constructed for A.J. Hunt in 1895 and operated as a saloon until forced to close in 1898, when a local prohibition ordinance was enacted. The building was purchased by Charles A. Smith and Sons in 1910 and remains in the family.
A series of drug stores occupied the building for over 60 years, with doctors’ offices at the rear. It is best remembered as Board Bros. Pharmacy, which was here from 1898 until 1919.
The storefront was remodeled in the 1950s, but original brick patterning survives on the upper portion of the facade.
Attachments
Maps and Supporting Information
Façade Plan
Current Photograph of Building
Historic Photographs of Building