The design guidelines apply to residential as well as
commercial structures located in the Eureka Springs Historic District. They are
based on The U.S. Secretary of the Interiors Standards for the Treatment of
Historic Properties, and on the specific needs of the community.
The principal approach in design guidelines is the emphasis
on preservation over complete restoration. This view is illustrated through the
use of such words as REPAIR, RETAIN, MAINTAIN and PROTECT. It is important to
REPAIR original materials rather than replace them; RETAIN original landscape
features like stone retaining walls; MAINTAIN the original wood siding because
it is integral in displaying historic character, and PROTECT the original
setting of the house to protect its integrity.
The primary facade of buildings is emphasized in the design
guidelines. Primary facades are those readily visible from the street or
sidewalk such as the front and sides of a building. Primary facades are the
areas generally given the greatest amount of detail and decoration and largely
define the architectural character of the property.
While providing a framework and philosophy for design review
by the Eureka Springs Historic District Commission, these design guidelines
describe solutions for rehabilitation, which might best preserve the character
of the Eureka Springs Historic District. The guidelines are the general guide
that will be used by the Eureka Springs Historic District when reviewing
applicants for a Certificate of Appropriateness (COA). It is recommended that
people planning to do rehabilitation, new construction, or an addition contact
the staff of the Eureka Springs Historic District Commission early in the planning
process.
The guidelines apply to the exterior only. Although interior
space is not insignificant, only the part of the built environment visibly
accessible to the public is subject to the guidelines for preservation.
Decisions regarding the interior of private property are strictly reserved to
the owner.
The Standards that follow were originally published in 1977,
revised in 1990, 1995 as part of Department of the Interior regulations (36 CFR
Part 67, Historic Preservation Certifications). They pertain to historic
buildings of all materials, construction types, sizes and occupancy, related
landscape features and the building's site and environment as well as attached,
adjacent or related new construction.
The Standards are intended to promote responsible
preservation practices that help protect our nation’s irreplaceable cultural
resources.
U.S. Secretary of the Interior’s Standards for
the Treatment of Historic Properties
1. 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.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. 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.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. 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 design in color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary, and physical evidence.
7. 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.
8. Archaeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships 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.
10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
The Eureka Springs Historic District was named to the
National Park Service National Register of Historic Places in 1970,
using the city limits of the time as boundaries. In 1978, ordinances were
enacted to create the Historic District Commission (HDC) and authorized this
commission to provide design review to all projects affecting the exteriors
of all properties within the District
The design review process is initiated when a property owner
whose property lies within the Eureka Springs Historic District (see map on
page1) applies for a Building Permit. A
Building Permit is required for any type of construction, demolition, or
modification to the exterior of a structure or property. The Building Permit for exterior work cannot
be issued until a Certificate of Appropriateness (COA) has been issued by the
Eureka Springs Historic District Commission.
Work undertaken in the Eureka Springs Historic District must
conform to all codes and requirements of the Eureka Springs Municipal
Code. Particular care will be taken to
insure that the Eureka Springs Historic District Commission's preservation
guidelines and city building codes are not in conflict. Your work may also require approval by the
Planning Commission or Board of Zoning Adjustment. The Building Inspector, City Clerk or Certified Local Government
(CLG) Coordinator can assist you with coordinating your applications with
multiple reviewing authorities.
The Commission approves or disapproves applications based on
the design guidelines in this manual and any additional guidance from the
Department of Interior or the Arkansas Historic Preservation Program as
needed. The Guidelines are
standards for the Commission to use in determining the architectural
compatibility of proposed changes. They
also are a guide for rehabilitation, appropriate new construction, and other
neighborhood projects. The Guidelines
are based on design principles and preservation standards used by the U.S.
Department of the Interior as well as historic district commissions across the
country.
The following procedure must be followed in undertaking work
on buildings or property in the Eureka Springs Historic District:
A COA is required for any alteration of the exterior of any
part of a structure; for new construction; for relocation; for routine
maintenance; sidewalks, fences, streetscapes, signage; demolition or any
project that will impact the visual integrity of the Eureka Springs Historic
District. If you have a
question about work you are about to begin, you may call the CLG Coordinator,
City Clerk, or Building Inspector to determine if your project is subject to a
COA.
The HDC has divided projects into three levels. Applications have a checklist for each level.
All signs attached to, projected from or hanging from any structure, wall or surface within the historic district must be approved by the HDC for its design. Signs must also conform to the ES Municipal Code, Chapter 7.84.
Minor impact projects including roofing repair or re-roofing, painting surfaces of structures, and repairs to buildings or built features such as structure, walls, fences, paving, foundations, etc., which have a material or color change or exterior lighting.
Medium impact projects involving changes to the building or
site that do not increase or decrease the shape, contour or size of the
building or site features. Examples
are: changes to doors or windows
(including placement), work or changes to porches, sidewalks and driveways,
fences, restoring missing building trim, small outbuildings less than 20 square
feet or 2% of the area covered by the main building (whichever is smaller),
roof penetrations such as dormers, skylights, chimneys and vents, re-roofing in
materials that do not reasonably duplicate original roofing, and permanent
landscaping features such as benches, walls, steps, water features and
walkways.
Level
II applications must have written permission from property owner if different
from applicant. Fences also require a certified registered survey.
Major impact projects involving changes to the size or volume of a building, alterations in the contour of the roofline or changes to the footprint of the building. It also includes addition or removal of stories, new construction, demolition or changes that alter the architectural style of the structure. Level III applications must have written permission from the property owner if different from the applicant. Level III projects must have a sign announcing a public hearing conspicuously posted on the property 12 days prior to the meeting at which the application will be heard.
Complete and submit an application form. There are two types of approval for COA
applications, Administrative and by the Commission. There is no charge or fee to obtain a COA. Applications are available at City Hall and
on the city’s web site.
A list of current HDC Commissioners, forms, meeting agendas,
FAQs and related information is available on the city’s web site: www.cityofeurekasprings.org.
All applications require supporting documentation that
assist Commissioners in determining the appropriateness of your project. The list of required documentation is on the
application. You may call City Hall to
determine what documentation is needed for your application.
The CLG Coordinator or City Clerk is authorized to approve
the following applications:
Level I – Maintenance, painting, and roofing with no
material or color change.
The application procedure and required documentation is the
same as for an approval by the full Commission.
All other applications are to be approved by the Commission. Completed application and supporting documentation must be delivered to City Hall to be placed on the agenda for the next available meeting. The cut-off for applications is noon, 14 days prior to the meeting, usually the Thursday following a regularly scheduled meeting. Supporting documentation must be received by noon on the Monday preceding the meeting. Regularly scheduled meetings are held the first and third Wednesday of each month at 6:00 p.m., in the Council Chambers at City Hall, 44 S. Main Street. Annual schedule is available at City Hall or on the city’s website.
Applications for proposed Level II and Level III must have
the signature of the property owner if different than the applicant or a signed
letter of agreement to the proposed work.
Level III applications must have a sign announcing a Public Hearing
conspicuously posted on the property 12 days prior to the HDC meeting at which
the application will be heard. The sign is provided by the HDC, but posting is
the responsibility of the applicant. The sign must be returned.
After submission, your application will be scheduled for the
next regular meeting of the Commission.
The Commission may approve, disapprove or defer the
application pending further information or changes. In some cases, the Commission may approve your application
contingent on certain conditions that must be met before the permit is issued.
Your attendance (or that of a representative) at the
scheduled meeting is recommended in case clarification on your application is
needed, or your application may be deferred.
No building permit will be issued if the Certificate of Appropriateness has been denied. Appeals of the Eureka Springs Historic District Commission decisions may be made to the Commission itself or to the Chancery Court of Carroll County, Arkansas.
For COAs and building permits to remain valid, work must be
completed within twelve (12) months. If
plans change while work is in progress, contact the commission staff before
undertaking a change or deviation from the COA. Expired COAs may be extended for one six-month period provided
there have been no changes to the approved plan. This may be done administratively by the CLG Coordinator or City
Clerk. After approval and extension, if work is not completed, application must
be made for another COA. Work begun,
but not completed in the work time frame, will be considered to be in violation
without another COA.
Without approval, the work will be considered a violation (a
misdemeanor with fines up to $500.00, with each day the violation continues
constituting a separate offense.)
It is individual property owners who do the real work of preservation by keeping their buildings in good repair and through their efforts to renovate, restore and preserve structures in ways that are honest to their style and history. Such honesty is completely at home with making Eureka Springs’ historic commercial and residential districts comfortable and appropriate to today’s way of life.
The Eureka Springs Historic District Commission’s overall goal is to preserve and protect our town, not to complicate the lives of property owners. Our shared heritage -- the visual and architectural characteristics of the Eureka Springs Historic District -- is precious. In cannot be found anywhere else in America, nor can it be duplicated or faked. If our historic structures’ exteriors are altered without thought to their original style or to the town’s architectural heritage, we have stolen from our community’s future. Preservation is not only for us but also for those in the past and the future. We must take the long view, working together as partners and stewards of this community, which is sited in that timeless, uniquely Eureka Springs’ intersection of past and present.