Purpose of Design Guidelines

CHAPTER 1:
PURPOSE OF DESIGN GUIDELINES
HOW WILL THESE DESIGN IN THIS CHAPTER:
GUIDELINES BE USED? • How Will These Design Guidelines Be Used? . . .3
Property owners may use the information included in these
• Basic Principles for Historic Preservation . . . . .5
guidelines to assist them and their design professionals in • Structure of Design Guidelines. . . . . . . . . . .8
planning an approach to projects to repair, rehabilitate, • Which Design Guidelines
or alter properties with historic designation, including Apply to Your Project? . . . . . . . . . . . . . . .9
both individually listed sites and property located within • Benefits of Preserving Historic Structures . . . . 10
designated historic districts. The guidelines articulate • Planning a Preservation Project. . . . . . . . . . 13
the approach that the Montgomery County HPC uses in • Design of Alterations,
administering its review authority over designated historic New or Infill Construction . . . . . . . . . . . . 14
sites. The guidelines are a statement of existing HPC • Responsibility of Ownership . . . . . . . . . . . 14
policy and practice in the review of HAWP applications,
and not a new policy direction. Based on nationally
accepted historic preservation best practices tailored
specifically for the range of historic resources found
in Montgomery County, the guidelines will not change
review criteria currently in place such as existing district-
specific guidelines. Owners are encouraged to review
these guidelines, along with other adopted review criteria,
when planning a project in order to ensure that the work
contemplated will help preserve the historic character of
their property and/or neighborhood.

The design guidelines will be used to help property owners and design
professionals make informed decisions about their preservation or
rehabilitation project.

Design Guidelines for Historic Sites and Districts 3

Purpose of Design Guidelines

The Montgomery County Historic Preser vation In addition to the criteria outlined above, the HPC also
Ordinance and its related executive regulations stipulate uses the Secretary of the Interior’s Standards (see below) and
the criteria the HPC is to use in the review of projects. any district-specific guidelines included in the Master
Chapter 24A-8 directs the HPC to review applications to Plan. Historic districts with specific design guidelines are
ensure that a project: noted in Chapter 5; The Secretary of the Interior’s Standards
• will not substantially alter the exterior features of for Rehabilitation appears in Appendix A.
a historic site or historic resource within a historic
district; As of 2008, Montgomery County has designated
• is compatible in character and nature with the twenty historic districts, totaling nearly 2,400 properties,
historical, archeological, architectural or cultural and approximately 400 individual historic sites in
features of the historic site or the historic district in the Montgomery County Master Plan for Historic
which a historic resource is located and would not Preservation. Individually designated sites and properties
be detrimental thereto or to the achievement of the located within these districts are subject to the Historic
purpose of this chapter; Preservation Ordinance, Chapter 24A of the County
• would enhance or aid in the protection, preservation Code. Owners of these properties are required to
and public or private utilization of the historic submit a Historic Area Work Permit (HAWP) for
site or historic resource located within a historic exterior modifications to their property. The HPC and
district in a manner compatible with the historical, their professional staff within the Montgomery County
archeological, architectural or cultural value of the Planning Department will use these guidelines in the
historic site or historic district in which a historic evaluation of projects subject to their review.
resource is located;
• is necessary in order that unsafe conditions or health For most exterior alterations to designated properties,
hazards be remedied; or the County Code requires that a property owner obtain
• is necessary in order that the owner of the subject a HAWP before the applicant files for a building permit.
property not be deprived of reasonable use of the A HAWP is not required for interior changes, ordinary
property or suffer undue hardship. maintenance, in-kind repair of exterior features,
or selection of paint colors. The County Historic
Preservation Ordinance requires a HAWP for projects
involving “construction, reconstruction, moving,
relocating, demolishing, or in any manner modifying,
changing, or altering the exterior features” of designated
properties. HAWPs are also required for projects that
would change features within the environmental setting
of a historic site, erecting fences, or installing signs.

The design review process applies only to proposed

actions initiated by a property owner. While the design
review process may guide an approach to certain design
problems by offering alternative solutions, the process
does not dictate a specific outcome nor does it require
a property owner to instigate improvements that a
property owner has not contemplated. For questions
regarding HAWP applications and the applicability of
these guidelines, please contact the Montgomery County
Planning Department’s Historic Preservation Section.

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 Purpose of Design Guidelines

BASIC PRINCIPLES FOR SOIS Treatment of Historic Properties

The Secretary of the Interior’s Standards for the
HISTORIC PRESERVATION Treatment of Historic Properties include guidelines for
These design guidelines incorporate principles set four treatment approaches: Rehabilitation, Preservation,
forth in The Secretary of the Interior’s Standards for the Restoration, Reconstruction. For additional information
Treatment of Historic Properties, which provide guidance about the Standards for the Treatment of Historic
on four approaches to the treatment of historic Properties, see http://www.nps.gov/history/hps/tps/
properties: Preservation, Rehabilitation, Restoration, and standguide/.
Reconstruction. The treatment most often undertaken
Rehabilitation: the process of making possible a
for projects reviewed by the Historic Preservation
compatible use for a property through repair, alterations,
Commission is “rehabilitation,” and the design guidelines
and additions while preserving those portions or
that follow are consistent with The Secretary of the Interior’s features which convey its historical, cultural, or
Standards for Rehabilitation (referred to in this document as architectural values.
“The Secretary’s Standards”).
Preservation: the process of sustaining the existing
The Secretary of the Interior’s Standards are general form, integrity, and materials of a historic property,
rehabilitation guidelines established by the National generally focusing upon the ongoing maintenance and
Park Service. The rehabilitation standards are used by repair of historic materials and features rather than
the federal and state government, as well as by historic extensive replacement and new construction.
preservation commissions nationwide, in the review
Restoration: the process of accurately depicting the form,
of historic preservation projects, and the Montgomery
features, and character of a property as it appeared at
County Historic Preservation Commission uses these a particular time by means of the removal of features
standards in the review of all Historic Area Work Permit from other periods in its history and reconstruction of
applications. missing features from the restoration period.

The Concept of Historic Significance Reconstruction: the process of replicating the

appearance of a no longer existing structure by means
In order to be designated, properties must be determined
of new construction.
to have “significance.” What makes a property significant?
Significance stems in part from age, in part from
“integrity,” and partly from possessing characteristics
meeting one or more of the criteria the County adopted to
establish historical/cultural and/or architectural/design
significance.

It is generally recognized that a certain amount of

time must pass before the historical significance of a
property can be evaluated. Criteria for listing resources
in the National Register of Historic Places, the federal
government’s list of historic properties, suggests that a
property be at least 50 years old or have extraordinary
importance before it may be considered for listing.
Montgomery County generally follows this practice for
designating sites and districts in the County Master Plan
for Historic Preservation.

Historic sites and districts possess a period of

significance—that is, a timeframe during which the site
or district acquired its historic, cultural, or architectural
importance. A site or district is significant in part because
it represents or is associated with a particular period or
date in history. For an individual building, the period

Design Guidelines for Historic Sites and Districts 5

Purpose of Design Guidelines

of significance may be its date of construction through

dates when significant additions or alterations were made,
or a timeframe when the building was associated with a
significant personage. Portions of the building and its
fabric that date from the building’s period of significance
typically contribute to the character of the building,
while later fabric may not. A historic district’s period of
significance may, for example, represent the timeframe
from when the first buildings were constructed through
when the development characterizing the district ceased.
Buildings constructed during that period may contribute
to the district, while buildings constructed after the period
of significance may not.

Individual sites or districts must possess integrity in order

to be designated. In order to have integrity, a building
or district must retain a sufficient percentage of fabric
dating to the period of significance and its character-
defining features should remain largely intact. In other
words, architectural details – such windows or porches
– and the overall mass and form of a building or district
should be recognizable as a product of its time in order
for the building or district to have integrity.

Montgomery County’s historic preservation ordinance

establishes that a property may be significant if it meets
one or more of the following criteria:
• possesses character, interest or value as part of the
development, heritage, or cultural characteristics of
the County, state, or nation;
• is the site of a significant historic event;
• is identified with a person or group of persons who
influenced society;
• exemplifies the cultural, economic, social,
political or historic heritage of the County and its
communities;
• embodies the distinctive characteristics of a type,
period, or method of construction;
• represents the work of a master;
• possesses high artistic values
• represents a significant and distinguishable entity
whose components may lack individual distinction;
or
• represents an established and familiar visual feature
of the neighborhood, community, or County due to
its singular physical characteristic or landscape.

6 Montgomery County, Maryland

 Purpose of Design Guidelines

Alterations Secretary of the Interior’s Standards for Rehabilitation

Many historic houses have experienced alterations over #4: Changes to a property that have acquired historic
time, as design tastes changed or need for additional significance in their own right will be retained and
space occurred. Traditionally, additions were subordinate preserved.
in scale and character to the main building. Alterations
were often executed using materials that were similar to Secretary of the Interior’s Standards for Rehabilitation
those in use historically. #9: New additions, exterior alterations, or related new
construction will not destroy historic materials, features,
Some early alterations may have acquired historic and spatial relationships that characterize the property.
The new work shall be differentiated from the old and
significance in their own right. Additions or alterations
will be compatible with the historic materials, features,
constructed in a manner that was compatible with the size, scale and proportion, and massing to protect the
original building and that is associated with the period integrity of the property and its environment.
of significance may merit preservation.
The Secretary of the Interior guidance for additions
In contrast, more recent alterations usually have no recommends:
historic significance. Some later additions detract from • constructing a new addition so that there is the
the character of the building and may obscure significant least possible loss of historic materials and so
features, particularly enclosed porches. Removing such that character-defining features are not obscured,
additions or alterations may be considered. damaged, or destroyed
• designing a new addition in a manner that makes
clear what is historic and what is new.
This tradition of alterations is anticipated to continue. • considering the design for an addition in terms of its
It is important, however, that proposed alterations be relationship to the historic building and the historic
designed in such a manner that they are compatible with district or neighborhood. Design for the new work
the historic character of the primary structure. may be contemporary or may reference design
motifs from the historic building. In either case, it
should always be clearly differentiated from the
historic building and be compatible in terms of mass,
materials, relationship of solids to voids, and color.

Design Guidelines for Historic Sites and Districts 7

Purpose of Design Guidelines

STRUCTURE OF DESIGN GUIDELINES

Each design guideline in this document includes several components that constitute the material upon which design
review decisions will be made.

1. Design Element
The guidelines are grouped into pertinent design element categories (e.g., landscaping, building materials, accessory
structures).
2. Background Information
The background information is a brief discussion of the issues typically associated with the specific design topic.
This may include technical information as well as other relevant preservation theory.
3. Design Objective
Each design element category has a policy statement that explains the County’s basic approach to the treatment
of that topic. In cases where the detailed design guidelines do not appear to address a situation, this general policy
statement shall serve as the basis for determining the appropriateness.
4. Design Guidelines
Specific design guidelines are numbered in order to reference them during the design review process. The
numbering system does not reflect a prioritization of the design guidelines.
5. Additional Information
The design guideline statement is followed by supplementary information that may include additional requirements,
or may provide an expanded explanation. The supplementary information is listed as bulleted (•) statements.
6. Illustrations
Design guidelines are further explained with photographs and illustrations. The examples given should not be
considered the only appropriate options, however. Each illustration is accompanied by a caption.

1.
1.0 TREATMENT OF
6. CHARACTER-DEFINING
FEATURES
Historic features contribute to the character of a structure
2. and are referred to as character-defining features. They
should be preserved when feasible, with continued
maintenance as the best preservation method.

Design Objective
3. Preserve historic architectural features and
details.
1.1 Maintain significant stylistic and architectural
4. features.

• Do not remove or alter architectural details that are

5. in good condition or that can be repaired.
• The best preservation procedure is to maintain
historic features from the outset so that intervention
Guideline 1.1: The wrap around front porch, uniquely designed is not required. Employ preventive measures such
balustrade, post brackets, and ornate barge board are all character-defining as rust removal, caulking, limited paint removal and
features of this structure that should be preserved. reapplication of paint. These should not harm the
historic materials.

Example design guideline format.

8 Montgomery County, Maryland

 Purpose of Design Guidelines

WHICH DESIGN GUIDELINES

APPLY TO YOUR PROJECT?
Use the chart below to identify the chapters that apply
to the work being considered: the rehabilitation of a
historic house, an addition to a historic house and/or
the construction of a new structure on the site of a
historic house.

Chapter 2: Chapter 4:
Chapter 3: Chapter 5:
Architectural Additions
Type of Project General Historic
History and to Historic
Rehabilitation Districts
Resources Properties

X
Identifying a historic resource
building style

Exterior alteration to a primary

X X
historic building (windows,
doors, skylights, solar panels,
etc.)

X X
Exterior alteration to an
accessory building or
outbuilding

X X
Exterior alteration to
commercial storefront
(including signage)

X X
Site work (fences, landscaping,
etc.)

X X
General Maintenance (minor
project)

X X
Alteration to an existing
addition

X X
New addition to a historic
building

X X X X
Any work in a designated
historic district

Design Guidelines for Historic Sites and Districts 9

Purpose of Design Guidelines

BENEFITS OF PRESERVING Construction Quality

Many of Montgomery County’s surviving historic
HISTORIC STRUCTURES structures are of high quality construction. Often,
Across the county, more than 2,300 localities have building materials used in historic structures was of
recognized that historic preservation is a powerful tool superior quality. For example, the lumber used in historic
that contributes to neighborhood vitality, livability, buildings came from mature trees, was properly seasoned
and quality of life, as well as the economic well-being and typically was milled to “full dimensions,” which
of communities. Like Montgomery County, these often yielded stronger framing and durable building
communities have adopted historic preservation components. Masonry walls were carefully laid, resulting
ordinances to protect the historic character of their in buildings of considerable permanence. In addition,
buildings, streetscapes, and neighborhoods, and promote the County’s historic resources often were thoughtfully
a sense of place that makes these communities desirable detailed and the finishes were generally of high quality—
locations to live, work, and visit. features that many owners today appreciate. Historic
materials, construction techniques, and details are often
Preservation of Montgomery County’s historic built not replicated in contemporary construction. The high
environment is an important public purpose. By quality of construction in historic houses is therefore of
protecting the County’s historic resources, we retain a “value” for many people.
link to the County’s past that helps maintain the sense of
place that defines Montgomery County as a unique and Livability and Quality of Life
desirable community, which in turn generates economic When groups of houses occur together in their historic
and social benefits for the future. context, they create a street scene that is “pedestrian
friendly,” which encourages walking and neighborly
Historic preservation has global and practical benefits as interaction. Front porches promote social interaction.
well. From the quality of construction, craftsmanship, and Mature trees and decorative architectural features
materials found in many historic structures to economic, also contribute to a sense of identity, attributes often
environmental, quality of life considerations, the positive associated with historic buildings but which are rare
implications of historic preservation are numerous. and difficult to achieve in newer areas of the County.
This physical sense of place found in many historic
neighborhoods can also reinforce desirable community
social patterns and contribute to a sense of security (a
point not lost on proponents of good urban design
and planning, who are increasingly trying to replicate
traditional patterns of building and community design
in some new developments).

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 Purpose of Design Guidelines

Economic Benefits Embodied Energy

Historic houses are finite and cannot be replaced, making Embodied energy is defined as the amount of energy
them precious commodities that many people seek. used to create the original building and its components.
Therefore, preservation adds value to private property. Preserving, restoring, or rehabilitating a historic structure
Studies undertaken in many states across the county, will retain this energy. Investment studies confirm that the
including Maryland, bear out this point, documenting loss of embodied energy associated with the replacement
that designation of historic districts tends to protect, and of an existing, unimproved building would take three
in many cases enhance, property values of designated decades or more to recoup from reduced operating
properties as compared with similar non-designated energy costs in a new building. When historic buildings
properties. Historic designation protects investment. are demolished, their ‘embodied energy’ is lost and
Owners of historic properties know that the time and significant new energy demands are required to replace
money they invest in their property may be matched by it. According to the EPA, building debris constitutes
similar efforts by their neighbors. approximately one-third of all waste generated in the
country. This percentage and the consequential amount
Rehabilitating a historic house also can cost less than of waste produced can be reduced significantly if historic
constructing a new one. In fact, the design guidelines structures are preserved rather than demolished and their
presented in this document promote cost-saving measures, building components restored rather than replaced.
in that they encourage simpler solutions, maintenance, and
repair over often costlier alternatives. Building Materials
Many historic buildings were constructed of durable,
Environmental Benefits traditional building materials such as old growth wood,
Preserving historic structures is also sound environmental stone, and brick. These surviving buildings were
conservation practice. “Recycling” buildings and building constructed for longevity, in a manner allowing for
components saves energy, reduces the need for producing the repair, rather than replacement, of their building
new construction materials, and reduces the amount of components. With routine maintenance, most traditional
materials placed in landfills. Making sensitive stewardship construction materials and building components – such as
of the existing building stock, rather than its replacement, siding, windows or doors, and architectural detailing – can
a priority will significantly reduce our environmental be preserved or easily repaired. Many modern synthetic
impact because preserving and adapting a historic manufactured materials, such as vinyl and plastic used
structure is sound environmental policy. in windows or siding, cannot be repaired when they fail
and many fail to live up to their maintenance-free claims.
Furthermore, many simple approaches to achieving These synthetic materials are by nature unsustainable,
energy efficiency in historic buildings can have equal require high levels of energy for their production, and
– or even greater – impact than many more invasive often do not have a product life span equal to many
– and often more costly – alternatives. For example, traditional building materials.
adding insulation to attic spaces costs far less and often
saves more energy than replacing windows, and properly
caulking and weather-stripping a historic window and
adding a storm window is far less expensive and equally
energy efficient as many replacement windows (and
neither approach involve putting the historic windows
in a landfill). Contact the Planning Department Historic
Preservation Section for additional information.

Design Guidelines for Historic Sites and Districts 11

Purpose of Design Guidelines

Building Energy Savings Financial Incentives

As noted above, the argument that historic building In recognition of the public purpose and benefits of
components should be replaced with modern ones to historic preservation, Montgomery County, the State of
achieve energy and cost savings often does not consider Maryland, and the federal government have established
all the facts. For example, considerably more energy is special financial incentives to encourage the preservation
lost through attics, walls and around door and window of historic properties and offset the costs of appropriate
cavities than through window glazing and doors. Properly rehabilitation projects. Eligible projects can qualify for
caulking and weather-stripping windows and doors, County, state, and in more limited cases, federal tax
adding storm windows and insulating will effectively save credits.
energy at a higher rate then through the replacement of
single paned wood windows with double or tripled paned Montgomery County Historic
windows. Often replacing an old, inefficient boiler with Preservation Tax Credits:
a modern, high efficiency unit will have a greater impact To encourage the restoration and preservation of
on energy savings, and shorter return on investment, than privately-owned historic properties, the Montgomery
window replacement. County Council in 1984 passed legislation providing for
a tax credit against County real property taxes (Chapter
52, Article VI) for maintenance and preservation
Adaptability projects. The value of the credit is equal to 10%
Most historic buildings can be adapted to serve of documented expenses for exterior maintenance,
modern needs. Rearrangement of internal spaces is restoration or preservation work. To qualify, properties
not subject to HPC review. Countless historic buildings must be designated on the Montgomery County Master
have had historically appropriate additions to serve Plan for Historic Preservation either individually
modern demands. The guidelines that follow provide or within a historic district. Tax credit-eligible work
recommendations for the design of additions. includes repairs, restoration, or preservation of exterior
features of designated structures. New construction and
interior work are ineligible expenditures. For additional
information about the County tax credits, see http://
www.mcparkandplanning.org/historic/instructions/
taxcredit.shtm or contact the Planning Department
Historic Preservation Section.
Maryland Heritage Preservation Tax Credits:
The State of Maryland also provides tax credits to
encourage the rehabilitation of historic properties.
Maryland’s Heritage Preservation Tax Credit Program,
administered by the Maryland Historical Trust (www.
marylandhistoricaltrust.net), provides a 20% credit
applied against a property owner’s Maryland income tax
for qualified project costs. Both exterior and interior
work may be eligible. Eligible properties may include
those listed in the Montgomery County Master Plan for
Historic Preservation. Contact the Maryland Historical
Trust for additional information.
Federal Historic Preservation Tax Credits:
A federal rehabilitation tax credit program is also available,
but properties must be listed in the National Register of
Historic Places and be considered “income producing”
(owner-occupied residential properties are not eligible for
federal tax credits; they are eligible for County and state
tax credits). Additional information is available from the
National Park Service at http://www.nps.gov/history/
hps/tps/tax/.

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 Purpose of Design Guidelines

PLANNING A PRESERVATION Preservation Approach

In selecting a preservation approach, a strategy with
PROJECT the least level of intervention is preferred. By following
Each preservation project is unique. It is important to this principle, the highest degree of historical and/
develop an overall strategy for treatment that is based on or architectural integrity will be maintained for the
an analysis of the building and its setting. Analysis should property.
begin with an investigation of the history of the property.
Develop an understanding of the significance of the 1. Preserve: If a feature is intact and in good condition,
maintain it as such.
building as a whole, as well as its individual components
2. Repair: If the feature is deteriorated or damaged,
and its relationship to its setting. Identify alterations repair it to its original condition.
that may have taken place over time, and assess existing 3. Replace: If it is not feasible to repair the feature,
conditions. Consider which building elements are original then replace it with one that is the same or similar in
and which may have been altered, and assess their physical character (e.g., materials, detail, finish) to the original
condition. Then consider the goals of the proposed work one. Replace only that portion which is beyond
program. For example: is the project focus to provide repair.
additional living space or preserve and maintain the 4. Reconstruct: If the feature is missing entirely,
existing configuration? Using the guidelines that follow reconstruct it from appropriate evidence.
to select an appropriate treatment approach will greatly 5. If a new feature or addition is necessary, design it
in such a way as to minimize the impact on original
enhance the overall quality of the project and facilitate
features.
the approval of your HAWP application.

Design Guidelines for Historic Sites and Districts 13

Purpose of Design Guidelines

DESIGN OF ALTERATIONS, RESPONSIBILITY OF

NEW OR INFILL OWNERSHIP
Ownership of a historic property carries both benefits
CONSTRUCTION and a responsibility to respect the historic character of
While the alteration of historic properties may be may the property and its setting. This responsibility does
proposed, the goal should be to design these changes such not necessarily translate into higher construction or
that they have no – or little – effect on the integrity of the maintenance costs. Ultimately, residents and property
property. Design any alterations to be compatible with the owners should recognize that historic preservation is a
historic character of the property. Avoid alterations that long-range community policy that promotes economic
would hinder the ability to interpret the original design well-being and overall viability of Montgomery County
character of the house, as well as those that imply an at large and that they play an essential role in helping
earlier historic period than that of the building. These implement this important public policy through the
approaches are generally inappropriate. Design alterations careful stewardship of the County’s historic resources.
such that damage to historic features or materials is
minimal, or avoided entirely. The HPC, the staff of the Montgomery County Planning
Department Historic Preservation Section, Local
Similarly, new or infill construction should be designed to Advisory Panels, and the County’s many local, nonprofit
fit within the setting of the historic site or district. This preservation organizations are partners in this process
requires some planning, as well as an understanding of and resources for property owners and their design
the development site. The Montgomery County historic professionals. Information about the HPC, historic
preservation program recognizes that while historic preservation staff, and the County preservation program
districts and sites convey a certain sense of time and place is available (see the appendix for contact information).
associated with their history, they also remain dynamic, Staff can provide assistance about the HAWP application
with alterations to existing structures and construction and design review process, financial incentives, the County
of new buildings occurring over time. Historic Preservation Ordinance and other historic
preservation related matters.
The design guidelines that follow were written to help
assure that, when new building occurs, it will be in a
manner that reinforces the basic visual characteristics of
an area. The guidelines do not require that new buildings
must look old. In fact, imitating historic styles found in
Montgomery County is generally discouraged. Some
people may be confused about this concept; for many,
the initial assumption is that any new building should
appear to be old. But rather than imitating older buildings,
a new design should relate to the traditional design
characteristics of a neighborhood while also conveying
the stylistic trends of today. New construction may do
so by drawing upon some basic building features—such
as the way in which a building is located on its site, the
manner in which it relates to the street and its basic mass,
form and materials—rather than applying detailing which
may or may not have been historically appropriate. When
these design variables are arranged in a new building to
be similar to those seen traditionally in the area, visual
compatibility results. Therefore, it is possible to be
compatible with the historic context while also producing
a design that is distinguishable as being newer.

14 Montgomery County, Maryland