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Certified Local Government (CLG) Annual Report
Masterpiece on the Mississippi TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: 2009 CLG Annual Report Form DATE: February 9, 2010 Planning Services Manager Laura Carstens is transmitting the 2009 Certified Local Government (CLG) Annual Report form for the City Council to review. The annual report is a form submitted by all Iowa Certified Local Governments (CLGs) to the State Historical Society of Iowa. Under the CLG agreement with the State, the Historic Preservation Commission is responsible for submitting an annual report that summarizes the City of Dubuque's historic preservation work and accomplishments during 2009. MCVM:jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager Michael C. Van Milligen Dubuque a 1 r 2007 Masterpiece on the Mississippi TO: Michael C. Van Milligen, City Manager FROM: Laura Carstens, Planning Services Manager ` J SUBJECT: 2009 CLG Annual Report Form DATE: February 1, 2010 This memorandum transmits the 2009 Certified Local Government (CLG) Annual Report. The annual report is submitted by all Iowa CLGs to the State Historical Society of Iowa (SHSI). Under the CLG agreement with the State, the Historic Preservation Commission is responsible for submitting an annual report that summarizes the City of Dubuque's historic preservation work and accomplishments during 2009. This report is submitted for the City Council's review. The SHSI requests the Mayor sign and date page 5 of the Annual Report form. No additional action is required. Staff will forward the signed copy of the 2009 CLG Annual Report form to the SHSI. Enclosures cc Historic Preservation Commission /dj Dubuque keiril ummedca q4 1 1 1 Lr 2007 IOWA CERTIFIED LOCAL GOVERNMENT 2009 ANNUAL REPORT NAME OF THE CITY, COUNTY, OR LAND USE DISTRICT: City of Dubuque, Dubuque County, Iowa Mailing Address of the Mayor, Board of Supervisors, or Land Use District Trustees (DO NOT GIVE MAILING ADDRESS OF STAFF OR COMMISSION CONTACT): Office of the Mayor City Hall 50 W 13 Street Dubuque, L4 52001 Phone Number: Fax Number: Email: We (563) 589 -4120 (563) 589 -0890 None (if yon would like to reach the Mayor by email please send to the City Clerk at jschneid@cityofdztbuque.org rvwry cityo dubnque.ore Section I. Locating Historic Properties Identification, Evaluation, and Registration Activity CLG Standards found in CLG Agreement and National Historic Preservation Act ♦ The CLG shall maintain a system for the survey and inventory of historic and prehistoric properties in a manner consistent with and approved by the STATE. ♦ The CLG will review National Register nominations on any property that lies in the jurisdiction of the local historic preservation commission. 1. Please provide complete reports and site inventory forms from historic identification/survey, evaluation and /or registration/nomination projects that the City, County, or Land Use District completed in 2009. Do not include projects that were funded with a CLG grant or mandated by the Section 106 review and compliance process. The City of Dubuque did not complete reports and site inventory forms from historic identification /survey, or evaluation projects in 2009. The Roshek Brothers Department Store NRHP nomination was reviewed by the Historic Preservation Commission August 20, 2009. The nomination is attached. 2. How many NRHP Properties in your City, County or LUD were altered, moved or demolished in 2009? No NRHP Properties in Dubuque were altered, moved or demolished in 2009. 3. In 2009, how many additional properties (landmarks, sites, zones or districts) did your city place on its list of locally designated historic landmarks and /or historic districts? Please attach a copy of each designation nomination and ordinance. 1 In 2009, the City of Dubuque did not add to its list of locally designated historic landmarks and /or historic districts. 4. In 2009, were there any actions to revise, amend, change or de -list a locally designated property? If so, how many? Please attach documentation of the review and appeal process and decisions made by the historic preservation commission, planning and zone commission, city Council, District Court or other governmental agency or official involved with the process. No action was taken to revise, amend, change or de -list a locally designated property in 2009. Section II Managing, Protecting, and Preserving Historic Properties • The CLG will enforce all appropriate state and local ordinances for designating and protecting historic properties • The CLG shall provide for adequate public participation in the local historic preservation programs 5. Did your city, county, LUD or its historic preservation commission undertake any of the following activities in 2009? Please think broadly about this question and include any activity (small or large) that facilitated historic preservation in your community. a. Historic preservation planning. Examples include the development or revision of a preservation plan, development of a work plan for your commission, etc. (use additional pages if needed). The Historic Preservation Commission contributed to the development of Article 10, Historic Preservation Ordinance, of the Unified Development Code. b. Provided technical assistance on historic preservation issues or projects. Examples include working with individual homeowners, business owners, institutions to identify appropriate treatments and find appropriate materials, research advice, etc. (use additional pages if needed) The Connnission consulted with individual property owners and developers on issues including, but not limited to, funding sources, NPS Preservation Briefs, Secretary of the Interior's Standards for the Treatment of Historic Properties, the City of Dubuque Architectural and Streetscape /Landscape Guidelines, and the Downtown Design Guidelines. Building Services Manager Rich Russell conducted a number of presentations as well as individual consultations with property owners regarding the City of Dubuque Historic Building Code. c. Undertook educational programming in historic preservation. Examples include training sessions offered to the public, walking tours, open houses, lectures, Preservation Month activities, etc. (use additional pages if needed). In 2009, the City of Dubuque partnered with Dubuque Main Street and the Dubuque Comm School District to host the annual `Architectural Days Program". The week long event offered professional speakers, presentations and tours designed to educate and inform the public on historic preservation issues. City of Dubuque Historic 2 Preservation Commissioners and Staff presented programs and attended events. Staff Members Laura Carstens and Aaron DeJong presented the Historic Millwork District on April 21s`. Staff Members David Johnson and Wally Wernimont presented the Downtown Design Guidelines on April 23 Commissioner Wand hosted an evening walking tour of downtown Dubuque on Wednesday, April 22. Seven Ken Kringle Historic Preservation Awards were presented at a special ceremony held in May 21, 2009. The award was created by the City of Dubuque Historic Preservation Commission to recognize excellence in historic preservation. The awards are announced annually during National Historic Preservation Month for the best rehabilitation projects in the City of Dubuque. Commissioner Wand participated in a session on historic preservation and sustainability at Maryland's Annual Preservation and Revitalization Conference sponsored by Preservation Maryland. Commissioner Wand discussed the history of Dubuque and Dubuque's preservation ethics at the Distinctively Dubuque Program sponsored by the Greater Dubuque Development Corporation and Northeast Iowa Community College. Staff Member Carstens presented a Comprehensive Approach to Sustainability and Preservation in Dubuque at the Minnesota Annual Statewide Historic Preservation Conference September 17 — September 18 Staff Member Carstens participated in an educational tow of Historic Districts and Historic Preservation issues in Dubuque as part of the Sustainable Communities Conference on February 19, 2009. The tour included Dubuque City Council Members and former president of the NTHP Mr. Richard Moe. Staff Member Carstens presented at a session on the National Trust's Preservation Green Lab at the National Preservation Conference in Nashville on October 15". She reviewed Dubuque's partnership with the NTHP program, a district energy study in the Historic Millwork District. Staff Members Laura Carstens, David Johnson and Wally Wernimont conducted 5 open houses for the Downtown Design Guidelines on May 12 Staff presented information and answered questions on the Downtown Design Guidelines for downtown property owners and businesses. On May 27 Staff Member Laura Carstens participated in a tour of historic downtown Dubuque, the Port of Dubuque and the Historic Millwork District for economic development leaders from Rockford, IL. Staff Member Carstens participated in a presentation and tour on sustainability in the Port of Dubuque, historic downtown Dubuque and the Historic Millwork District for a State Legislative Delegation on August 20 Staff Members David Johnson and Wally Wernimont provided training sessions on understanding and implementing the Downtown Design Guidelines for all applicable City Staff on August l8` 3 6. If the city or county amended its historic preservation ordinance or resolution or passed additional ordinances or resolutions that impact historic properties, please attach copies of the amendments and new ordinances or resolutions. The Unified Development Code (UDC) became effective on November 20, 2009. Article 10: Historic Preservation Commission Applications and Procedures of the UDC is attached 7. If new or revised design standards and/or guidelines were developed and adopted during 2009, please attach a copy. The City of Dubuque Downtown Design Guidelines manual was adopted June 15, 2009. A copy is attached. As part of the UDC site design process, the attached Old Town Design Guidelines were adopted October 19, 2009. 8. Are there any particular issues, challenges, and/or successes your preservation commission has encountered or accomplished this year? There were no out of the ordinary issues or challenges faced by the preservation commission in 2009. The commission is proud of the development and adoption of Article 10 of the Unified Development Code and the preservation benefits that will cone of it. The Commission is also pleased with the Downtown Design Guidelines manual and the positive impact they have had and will continue to have in the downtown. Section III Historic Preservation Program Administration • The CLG will organize and maintain a historic preservation commission, which must meet at least three times per year. • The commission will be composed of community members with a demonstrated positive interest in historic preservation, or closely related fields, to the extent available in the community. • The commission will comply with Iowa Code Chapter 21 in its operations. • Commission members will participate in state sponsored or approved historic preservation training activities. 10. List dates of meetings held. In 2009, meetings were held February 19, March 19, April 16, May 21, June 18(2), July 16, August 20, September 17, October 22, November 19 and December 17. 11. Please update the attached CLG Personnel Information Table. The attached CLG Personnel Table is updated. 12. Please attach biographical sketches or resumes of commissioners who were newly appointed in 2009. The application/resume of newly appointed Commissioners Peggy Stover and David Klavitter are attached. 13. Please complete the 2009 Commission Training Table. The 2009 Commission Table is completed and attached. Mayor Roy D. Buol Date PLEASE SIGN and DATE IF ELECTRONICALLY, MAIL ONE (1) HARD COPY OF THIS PAGE. IF SUBMITTING PAPER/HARD COPY, MAIL ONE (1) HARD COPY OF THE REPORT. Paula A. Mohr, Historic Preservation Office Historical Building 600 East Locust St, Des Moines IA 50319 -0290 Paula.mohr @iowa.gov 5 2009 CLG Personnel Table A. Please list the names of the Historic Preservation Commissioners who served during 2009: Christine Olson Christopher Wand Dr. John Whalen Mary Loney Bichell Matthew Lundh Robert McDonell Joseph Rapp Michael Knight Eli Licht Peggy Stover David Klavitter B. CHIEF ELECTED OFFICIAL 2009 Name of Mayor, Chairman of Board of Supervisors, President of LUD Trustees: Mr. First Name: Roy Initial: D. Last Name: Buol C. STAFF PERSON FOR THE HISTORIC PRESERVATION COMMISSION Mr. First Name: David Initial: A Last Name: Johnson Job Title: Assistant Planner Mailing Address: Planning Services Department City Hall 50 W 13 Street Dubuque, IA 52001 Phone Number: 563 - 589 - 4210 Email Address: djohnson@cityofdubuque.org Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No 2009 HISTORIC PRESERVATION COMMISSION: Please complete the following and provide information about the 2009 commission. Be sure to indicate how the individual wishes to be addressed (Mr., Mrs., Ms., Dr.). Please provide a work (circle W) or a home (circle H) mailing address, work (circle W) or a home (circle H) phone number and work (circle W) or a home (circle H) email address. Please provide new or updated information on past and present: profession, employment, training, preservation skills including ownership of a historic property (Past or present: profession/employment, preservation skills, historic property owner). If the commissioner represents a locally 6 designated district, provide the name of the district (Representative, Name of Historic District). Specify the month, day, and year that the commissioner's term will end (Term Ends). If a commission member serves as contact with the State Historic Preservation Office for the Commission, please mark the check off box below that individual's name. CHAIRPERSON /COMMISSIONER Mr. First Name: Michael Initial: Last Name: Knight Mailing Address: 4840 Asbury Rd. Dubuque, IA 52002 Home Phone Number: (563) 663 -7372 Work Phone Number: (563) 583 -4550 Email Address: mcnht(dvahoo.conr Past or Present profession/employment, preservation skills, historic property owner: Real Estate and Construction /Rehabilitation Professional with Experience in Tax Credit Projects, Historic Property Owner. Representative, Name of Historic District: At -Large Term Ends: July 1, 2012 Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No VICE CHAIRPERSON /COMMISSIONER Ms. First Name: Mary Initial: L Last Name: Bichell Mailing Address: 595 W 11 Street Dubuque, IA 52001 Horne Phone Number: N/A Work Phone Number: (563) 582 -5092 Email Address: mm yl ` ,inforrebsystems.com Past or Present profession/employment, preservation skills, historic property owner: Historic Property Owner Representative, Name of Historic District: At -Large Term Ends: July 1, 2012 7 Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No COMMISSIONER Mr. First Name: Christopher Initial: Last Name: Wand Mailing Address: Durant Architects 940 Mt. Pleasant Dubuque, IA 52001 Home Phone Number: (563) 583 -9287 Work Phone Number: (563) 583 -9131 Email Address: cwanddurrant.conr Past or Present profession/employment, preservation skills, historic property owner: Professional Architect, Board Member of the National Alliance of Preservation Commissions, Dubuque Main Street Board of Directors, National Trust Forum Member, Member of the Dubuque County Historical Society, Member of Preservation Action, and Historic Property Owner. Representative, Name of Historic District: Architect, At -Large Term Ends: July 1, 2011 Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No COMMISSIONER Ms. First Name: Christine Initial: H Last Name: Olson Mailing Address: 1090 Grove Terrace Dubuque, IA 52001 Home Phone Number: (563) 582 -2435 Work Phone Number: (563) 557 -7292 Email Address: chrisandtimolsonarnsn.com Past or Present profession/employment, preservation skills, historic property owner: Historic Property Owner, Former Midwest Field Representative for National Trust for Historic Preservation, Master of Science in Historic Preservation, Executive Director of Four Mounds, a NRHP site. Representative, Name of Historic District: At -Large Terra Ends: July 1, 2012 8 Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No COMMISSIONER Dr. First Name: John Initial: Last Name: Whalen Mailing Address: Email Address: N/A Term Ends: July 1, 2010 COMMISSIONER Mr. First Name: Robert Initial: Last Name: McDonell Mailing Address: Home Phone Number: Work Phone Number: 1105 Highland Place Dubuque, JA 52001 Home Phone Number: (563) 557 -1208 Work Phone Number: (563) 589 -4835 Past or Present profession/employment, preservation skills, historic property owner: Historic Property Owner who has done multiple historic property rehabilitations Representative, Name of Historic District: West 11 Street Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No 135 W 17 Street Dubuque, IA 52001 (563) 495 -2451 Email Address: bmcdonell@libertybankiowa.com Past or Present profession/employment, preservation skills, historic property owner: Historic Property Owner, Home Mortgage Consultant Representative, Name of Historic District: Jackson Park Term Ends: July 1, 2010 Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No COMMISSIONER Mr. First Name: Joseph Initial: Last Name: Rapp Mailing Address: 27 Locust Street Dubuque, IA 52001 Home Phone Number: (563) 495 -5892 Work Phone Number: Email Address: nu» dirapp(tbya Past or Present profession/employment, preservation skills, historic property owner: B.A. History, lifelong student of Dubuque history and archeology, performs work for Restoration Warehouse and the Dubuque County Historical Society, Historic Property Owner. Representative, Name of Historic District: Old Main (Interim Commissioner) Term Ends: July 1, 2011 or until such a time that a resident of the district is appointed to serve. Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No COMMISSIONER Ms. First Name: Peggy Initial: Last Name: Stover Mailing Address: 1145 Locust Street Dubuque, IA 52001 Home Phone Number: (563) 590 -9096 Work Phone Number: Email Address: perstover@valroo.com Past or Present profession/employment, preservation skills, historic property owner: Marketing Director, Historic Property Owner who has done historic property rehabilitation. Representative, Name of Historic District: Cathedral (Interim Commissioner) Term Ends: July 1, 2012 or until such a time that a resident of the district is appointed to serve. Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No 10 COMMISSIONER Mr. First Name: David Initial: Last Name: Klavitter Mailing Address: 1090 W. 3" St. Dubuque, LA 52001 Home Phone Number: (563) 556 -5945 Work Phone Number: (563) 557 -7600 Email Address: klavitter a,gmail.com Past or Present profession/employment, preservation skills, historic property owner: Marketing and Public Relations, Historic Properly Owner Representative, Name of Historic District: Langworthy Term Ends: July 1, 2011 Please indicate if this person serves as the Contact with the State Historic Preservation Office for the Commission. Circle Yes No 11 2009 Historic Preservation Training Table In this table, provide information about the commissioners' involvement in historic preservation training, listing the name of the conference, workshop or meeting; the sponsoring organization; the location and date when the training occun•ed. Be sure to provide the names of commissioners, staff, and elected officials who attended. Name of Training Session: Architecture Days Sponsoring organization: City of Dubuque /Dubuque Main Street Location: Dubuque, IA Date: April 7" — April 12 Names of historic preservation commissioners, staff and elected officials who attended: Staff Members Laura Carstens, David Johnson, and Wally Wernimont; Commission Member Chris Wand. Name of Training Session: Foundation of Historic Rehabilitation Sponsoring organization: ALA Iowa and the IHPA Location: Iowa City, IA Date: August 13th Names of historic preservation commissioners, staff and elected officials who attended: Staff Member David Johnson. Name of Training Session: National Historic Preservation and Advocacy Week Sponsoring organization: National Conference of State Historic Preservation Officers Location: Washington, D.C. Date: March 8 — March nth Names of historic preservation commissioners, staff and elected officials who attended: Commission Member Chris Wand. Name of Training Session: National Preservation Conference Sponsoring organization: NTHP Location: Nashville, TN Date: October 13 — October 176 Names of historic preservation commissioners, staff and elected officials who attended: Staff Members Laura Carstens and Wally Wernimont; Commissioners Michael Knight and Chris Wand. Name of Training Session: Section 106 Essentials Training Course in conjunction with the NTHP National Preservation Conference Sponsoring organization: ACHP Location: Nashville, TN Date: October 12" — October 13 Names of historic preservation commissioners, staff and elected officials who attended: Staff Members Laura Carstens and Wally Wernimont Name of Training Session: Minnesota Annual Statewide Historic Preservation Conference Sponsoring organization: State Historic Preservation Office of the Minnesota Historical Society and the Preservation Alliance of Minnesota Location: Chaska, Minnesota Date: September 17 — September 1 g 12 Names of historic preservation commissioners, staff and elected officials who attended: Staff Member Laura Carstens Name of Training Session: Preservation In Progress Sponsoring organization: Main Street Iowa, SHPO, IHPA, Main Street Ottumwa and the City of Ottumwa Location: Ottumwa, IA Date: May 13" Names of historic preservation commissioners, staff and elected officials who attended: Staff Members Laura Carstens, Wally Wernimont and Jennifer Bahls; Commissioner Chris Wand 13 NPS Form 10 -900 (Oct. 1990) United States Department of the Interior National Park Service National Register of Historic Places Registration Form This form is for use in nominating or requesting determinations for individual properties and districts. See Instructions In How to Complete the National Register of Historic Places Registration Form (National Register Bulletin 16A). Complete each item by marking "x" in the appropriate box or by entering the information requested. If an item does not apply to the property being documented, enter °N/A" for not applicable? For functions, architectural classification, materials and areas of significance, enter only categories and subcategories from the instructions. Place additional entries and narrative items on continuation sheets (NPS Form 10- 900a). Use a typewriter, word processor, or computer, to complete all items. 1. Name of Property historic name Roshek Brothers Department Store other names /site number Dubuque Building, CvCare Building 2. Location street & number 250 West 8 Street [N /A] not for publication city or town Dubuque state Iowa code IA county Dubuque 3. State /Federal Agency Certification As the designated authority under the National Historic Preservation Act, as amended, 1 hereby certify that this [x1] nomination U request for determination of eligibility meets the documentation standards for registering properties in the National Register of Historic Places and meets the procedural and professional requirements set forth In 36 CFR Part 60. In my opinion, the property [Al meets [ _] does not meet the National Register criteria. I recommend that this property be considered significant Li nationally [, statewide fx]] locally. ([j see continuation sheet for additional comments). Signature of certifying officialTitle Date State or Federal agency and bureau In my opinion, the property [J meets [J does not meet the National Register criteria. ([j See continuation sheet for additional comments.) Signature of certifying official/Title Date State or Federal agency and bureau 4. National Park Service Certification hereby certify that the property is: (, entered in the National Register. [) See continuation sheet. [, determined eligible for the National Register. (, See continuation sheet. [, determined not eligible for the National Register. [) removed from the National Register. () other, (explain:) MAY 2 2 2009 Signature of the Keeper Date of Action OMB No. 10024 -0018 IN /A] vicinity code 061 zip code 52004 2oshek Brothers Department Store dame of Property 3. Classification ;ategory of Property Number of Resources within Property Check as many boxes as apply) (Check only one box) (Do not include previously listed resources In the count.) [2g private DA building(s) Contributing Noncontributing U public -local [i district 1 0 buildings L] public -State [i site U public - Federal [i structure sites U object structures objects ■lame of related multiple property listing Enter "N /A' if property is not part of a multiple property listing.) fhe Architectural And Historical Resources of Dubuque Iowa 1837 -1955 i. Function or Use iistoric Functions Enter categories from instructions) Commerce/Trade /Department Store ;om merce/Trade /Business r. Description Enter categories from instructions) _ate 19 & 20th Century Revivals /Beaux Arts vlodern Movement/Art Deco _ate 19 & 20 Century Revivals /Late Gothic Revival 1 0 Total Commerce/Trade/Business Varrative Description Describe the historic and current condition of the property on one or more continuation sheets.) Dubuque County, Iowa County and State Ownership of Property Number of contributing resources previously listed in the National Register 0 Current Functions (Enter categories from Instructions) Materials (Enter categories from Instructions) foundation Concrete walls Brick Stone Roof Synthetic /Rubber other Architectural Classification Roshek Brothers Department Store Dubuque County. Iowa Name of Property County and State 8. Statement of Significance Applicable National Register Criteria (Mark "x" In one or more boxes for the criteria qualifying the properly for National Register listing.) U A Property is associated with events that have made a significant contribution to the broad patterns of our history. L, B Property is associated with the lives of persons significant in our past. [X] C Property embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components lack individual distinction. [� D Property has yielded, or is likely to yield, information important in prehistory or history. Criteria Considerations (Mark "x' in all the boxes that apply.) Property is: Li A owned by a religious institution or used for religious purposes. Li B removed from its original location. L, C a birthplace or grave. [� D a cemetery. [� E a reconstructed building, object, or structure. Li F a commemorative property. [� G less than 50 years of age or achieved significance within the past 50 years. Narrative Statement of Significance (Explain the significance of the property on one or more continuation sheets.) 9. Major Bibliographical References Bibliography (Cite the books, articles, and other sources used in preparing this form Previous documentation on file (NPS): L, preliminary determination of individual listing (36 CFR 67) has been requested Li previously listed in the National Register U previously determined eligible by the National Register Li designated a National Historic Landmark Li recorded by Historic American Buildings Survey U recorded by Historic American Engineering Record # Areas of Significance (Enter categories from instructions) Commerce Architecture Period of Significance 1930 -1959 Significant Dates 1930 1931 Significant Person (Complete if Criterion B is marked above) N/A Cultural Affiliation Architect/Builder Nicol, Charles Wheeler Yokum, William Lewis on one or more continuation sheets.) Primary location of additional data: Lx) State Historic Preservation Office Li Other State agency Li Federal agency Li Local government L.] University L, Other Name of repository: # 4oshek Brothers Department Store Dubuque County, Iowa game of Property County and State 10. Geographical Data 4creage of Property Less than one acre JTM References Place additional UTM references on a continuation sheet.) 01511619111618101141710171712101 21]1 11]111111111111 Zone Easting Northing Zone Fasting Northing 3 1 11111111111111111 4111111111111111111 /erbal Boundary Description Describe the boundaries of the property on a continuation sheet.) 3oundary Justification Explain why the boundaries were selected on a continuation sheet.) 11. Form Prepared By tame /title James E. Jacobsen I, See continuation sheet irganization History Pays! Historic Preservation Consulting Firm date May 21 2009 itreet & number 4411 Ingersoll Avenue telephone 515 - 274 -3625 :ity or town Des Moines state IA zip code 50312 -2415 kdditional Documentation Submit the following items with the complete form: ;ontinuatlon Sheets /laps A USGS map (7.5 or 15 minute series) indicating the property's location. A Sketch map for historic districts and properties having large acreage or numerous resources. rhotographs Representative black and white photographs of the property. \dditional items heck with the SHPO or FPO for any additional items) rroperty Owner Domplete this item at the request of SHPO or FPO.) lame Dubuque Initiatives ,treet & number P. 0. Box 1745 telephone 563 - 589 -4393 :ity or town Dubuque state Iowa zip code 52004 'aperwork Reduction Act Statement: This information is being collected for applications to the National Register of Historic Places to nominate properties for sting or determine eligibility for listing, to list properties, and to amend existing listings. Response to this request is required to obtain a benefit in accordance sith the National Historic Preservation Act, as amended (16 U.S.C. 470 et seq.). Istimated Burden Statement: Public reporting burden for this form is estimated to average 18.1 hours per response Including time for reviewing Instructions, athering and maintaining data, and completing and reviewing the form. Direct comments regarding this burden estimate or any aspect of this form to the thief, Administrative Services Division, National Park Service, P.O. Box 37127, Washington, DC 20013-7127; and the Office of Management and Budget, 'aperwork Reductions Projects (1024- 0018), Washington, DC 20503. NPS Form 10 -900 -a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet OMB Approval No. 1024 -0018 Section number 7 Page 1 Roshek Brothers Department Store Dubuque County, Iowa 7. Narrative Description: The former Roshek Brothers Department Store is located on the western edge of Dubuque's downtown retail area. Dubuque is a major Iowa city that fronts on the Mississippi River in the northeast part of the state. Touted as the state's largest department store, the nine -story high building occupies an entire half - block, and a penthouse level that runs the full length of the plan adds a tenth level and makes this the city's tallest building. The principal street, Locust Street, is to the west, while West 8 (north) and West 7 streets, flanking each end. An alleyway is to the east The rectangular plan measures 256 feet in length (north/south) and 114 feet in width. The building's massing consists of nine floors, a full basement and a partial- sub - basement that is located north of the building's centerline. The basement extends 12 feet beyond the perimeter wall and beneath the sidewalks on the end walls and main facade and measures 280 feet by 120 feet. The structural system is that of reinforced concrete (columns, beams, floors) with 12 inch by 12 -inch tile exterior walls and a hydraulic pressed brick and Bedford limestone veneer. There are four rows of 11 columns each and these are arranged so that there is a half -bay on all but the east side of the plan. On the ground floor, the two inner rows of columns are circular in section, while all other columns are square, the outside columns on the same level only being rectangular in section. This is the largest example of the commercial Beaux Arts style in the city. It is a very restrained example, one that emphasizes vertical emphasis over ornamentation. Columns have been transformed into shallowly fluted stone pilasters and circular motifs substitute for the expected Corinthian capitals. The parapet is similar to that found on the former Union Trust & Savings Bank at 13 and Central. Four corner stone "columns" rise up and frame large brick wall planes with Chicago style windows and these are then connected horizontally by a stone and brick parapet. A Craftsman style penthouse runs the length of the plan along the east side of the roof. Under Richard Longstreth's typology, this is an enframed window wall block type. The building style also adds components of the Collegiate Gothic and Art Deco styles. The former is evidenced by the minimalist cornice ornamentation and the incised lettering on the lower four corners (currently obscured by later -date signage), the Art Deco is represented by the engaged exterior fluted columns, the entrance canopy ornamentation, and the interior staircase ornamentation. The building facade has three fronts and includes all but the alley /east rear wall. The facade is divided into the Classical three -part division, with a three -story base, a seven -story shaft/column and a cornice as the capital (although carved rosettes at each comer of the uppermost floor links that level with the capital section). The facade utilizes an enframed brick veneer massing that is bordered on all sides by a Bedford limestone "frame." Each corner reads as a stone tower, each face being 1.5 bays in width. Three windows comprise the window sets on each floor. The three - story base is fully veneered with an unadorned limestone. The base wraps around the four "comer columns" and central brick massing, and is uninterrupted by any projecting pilasters. Window pattems are vertically aligned with the sections above and contain either three or two window openings in each set. A stone -faced cornice caps the bricked central section on each frontage. The cornice is further divided by brick panels that alternate with slightly taller stone sections, each of the latter being aligned with a structural bay division point. The brick sections, veneered with polychromatic colored brick, predominantly dark brown in color, is divided horizontally by seven broad yet shallow pilasters. Each defined bay contains a pair of windows. Concrete sills and lintels, placed between a second and subordinate brick pilaster, divides each of the bays vertically. The storefront base is veneered with a gray marble of undetermined point of origin. The display windows dominate the storefront area, the intervening supports being considerably narrower than the pilasters above them. The kick plates of marble are similarly cut quite close to the ground level. The display window openings correspond with the structural bay pattern. There are two western entrances, both of which are subsumed under a single long flat suspended Art Deco style metal canopy. Two display window bays separate the openings. On each end wall, a single broad entrance is centered and there are pedestrian entrances on the northeast and southeast corners of each end wall. Current metal signage proclaims the contemporary building title, the "Dubuque Building." Identical signs are paired at each comer above the mezzanine level 4P8 Form 10900 -a 8 -86) United States Department of the Interior National Park Service OMB Approval No. 1024-0018 National Register of Historic Places Continuation Sheet Section number 7 Page 2 Roshek Brothers Department Store Dubuque County, Iowa N. broad stone projecting belt course caps the lower three -story base and forms the sill level for the fourth floor. The four stone :orner towers have fluted pilasters that flank the vertically aligned window sets. Each of these "columns" has a decorated ;apital, the decorative elements being a circle, divided into six triangular sections (the lines themselves being formed from a series of triangles), carved in relief, and an incised horizontal line of triangles. These match motifs found on the stairway )alustrades. A large incised "R" is centered on the cornice, above the window bays. [le current windows match the original window configuration. The ninth floor openings being taller have a rectangular center ight, set on its longer dimension that is flanked by narrow faux double -hung sash sidelights. The transom above is also divided nto three units, the mullions being continuous vertically. The third floor windows match those on the ninth floor, while those )n the second floor are single pane windows. Che east or rear wall is the only non - facade frontage. Only the ground floor reinforced concrete frame is exposed, the emainder being veneered with the same polychromatic brick used on the facades. Like the other frontages, brick pilasters lefine the structural bays. All of the windows on this frontage are shorter and are metal sash industrial openings with wire ;lass. The shortest openings contain four over four hopper windows with just two rows of rectangular lights. The other taller )penings add a four -light transom to the same window frame. The elevator bays have blank exterior walls and the outermost :nd bays have no windows in them. There is some variance in the number of window openings per bay. The two bays located )etween the elevators have three window sets, while elsewhere two, one or no windows are found. The penthouse has a faux hip red tile roof. Each end of the penthouse features a tile roof wrap- around that appears to be a small ottage. The east wall of the penthouse is set flush with the main building east or rear /alley wall. The wall is formed of lternating brick pilasters and stuccoed panels. A cast and rounded bracket surmounts each brick pilaster and supports the aver /soffit of the roof. The core of the penthouse has a flat roof, designed to support equipment. The central section has an xposed reinforced concrete skeleton with brick veneer (over tile) wall infill. Windows on the end walls and west wall are netal industrial sash with frosted/wired glass lights. he roof is largely open and contains a metal catwalk (north part of the plan) and some equipment. The parapet wall rises bove the roof and the roof is covered with a membrane covering. Flagpoles are mounted on the roof in each of the four omers. he building is simply massive in its scale. It is said that the building was designed and built to support three or more .dditional floors. Nothing is known regarding the footing system employed to support the building. It is probable that an :xtensive piling system, perhaps using concrete -cast supports, was used. The building was built in two phases and the south talf, built last, is four feet longer than the north half. Curiously the dividing point between the two halves was made mid -point )etween columns. Remarkably there is no indication of settling where the floor levels join. The building concrete was hand - nixed on site and was poured into wooden forms and the board marks remain on the perimeter walls and beams. All of the eilings were cast using a panel design and reusable metal forms. Each ceiling section is slightly arched by reducing the pour hickness from the outer panels to the inner ones. A very thin concrete pour likely preceded the regular pours so that the eilings have a perfect smooth finish. Bays were cast in two pours at least in some instances and breaks in the pours are visible it a few points. Floors are concrete and where wood floors were installed, the floors were left unfinished and rough surfaced. 111 elevators and stairwells are grouped along the east wall. Two small square -in- section passenger elevators are located on :ach end of this ensemble. Twin stairwells, sectored to allow for security on the former store levels, follow and are placed next o each elevator. On the north end, a freight elevator and two passenger elevators come next, heading south. A central main taircase is then centered on the plan and serves only the former store levels. Two passenger elevators are south of this NPS Farm 10-900-a ( 8.86 ) United States Department of the Interior National Park Service OMB Approval No. 1024 -0018 National Register of Historic Places Continuation Sheet Section number 7 Page 3 Roshek Brothers Department Store Dubuque County, Iowa stairway. A shipping room is located between the elevators and the southern stairwell set. It contains a large freight elevator and a small passenger elevator. Its principal use is to transport equipment to the penthouse. The heating plant and other systems are all located in the sub - basement and a single metal stack vents the entire building. The sub - basement is situated to the south of the stack. It is five full bays in length, and is mostly two bays in width. The penthouse has a large mezzanine level in its southern half and each elevator penthouse has a floor level, at the same elevation as the mezzanine. These levels support hoist equipment. A long I -beam, suspended beneath the ceiling, above the mezzanine, is used to transport equipment horizontally along the penthouse for installation. Floor elevations vary considerably. The sub - basement ceiling is 12 feet 6 inches in height. The basement ceiling is 15 feet high. The first floor is 10 feet 10 inches to the mezzanine and the latter is 11 feet 2 inches high. Floors two through five are 12 feet 10 inches high. Floors six through eight are 11 feet 9 inches high. The 9 floor is 11 feet 7 inches and the penthouse 8 feet 15 inches high. Structural bays are 23 feet 4 inches on center running north/south, except for the outermost full bays, which are 22 feet 6 inches wide. The half bays on each end are 12 feet 2 inches wide. East to west, the two inner bays are 27 feet 4 inches wide, while the outer bays are 24 feet 8 inches wide. The easternmost bay, where the elevators and stairwells are located, is just 22 feet 6 inches in width. Round columns comprise the two inner rows in the basement and on the lower five floors. All columns above that level are square in section. Beams running north and south flank each column but are not centered on the columns, although east/west running beams are so centered. The original concrete construction featured cast -in -place electrical boxes and conduit. Alterations: Very little original building surface remained visible inside this building at the time when its redevelopment began in April 2009. The original store floor plans were for the most part open in plan through the fifth floor. From that point upwards through the ninth floor, a perimeter row of offices with an enclosed corridor encircled a central open warehouse space on each level. The floors are surfaced with a brown -toned terrazzo, the same material employed on the stairs. Each floor had a maple hardwood floor. The offices had dark - stained trim including a narrow plain baseboard, crown and molding. Today no original office walls or doors survive. The corridors evidence no historic ceiling, wall or floor surfaces, although the surviving partition walls, made of plastered pyroblock, appear to remain in place, as do the terrazzo hall floor surfaces (they are carpeted). Dropped ceilings obscure the paneled concrete surfaces in all leased office areas. Modern office walls or cubicle areas infill all of the floor levels. The basement has two main rooms, a south -end warehouse area and an open central leased area. The elevators are all original and stairways also survive, being covered in some places. The ground floor, originally open in plan, is in filled with planters and office walls. JPS Form 10 -900-a 886) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 7 Page 4 Roshek Brothers Department Store Chart I: Total value of building permits by year, 1971 -2000 OMB Approval No. 1024-0018 Dubuque County, Iowa 350,000 300,000 250,000 200,000 150,000 100,000 50,000 0 cb "cb o'�°j�� + a�9� "c6 e�g�� c�°j�� "cb ON "es 0'�9� a+.°'�� +N.% o' I'he Roshek Brothers Department Store Building maintains a high degree of all seven aspects of integrity: location, design, ;etting, materials, workmanship, feeling, and association. The commercial setting of the building remains intact. The original lesign, reflected in its massing, exterior materials, window openings (the replacement windows match the originals and are non - eflective), entrances and original canopies, survive intact (that covering the two Locust Street entrances is 94 feet in length). Ile building retains its ornamental penthouse and all of the original elevators and stairs (some of which are covered over). Workmanship, reflected in the reinforced concrete support system, floors, ornamentation and construction details, is also 'etained. The overall form of the building has remained unchanged once it assumed its intended scale in 1932. Ile building is currently undergoing an overall remodeling to meet the needs of an enhanced mix of office and retail usage. Ile upper three floors will be leased to a single major office tenant (International Business Machine or IBM). Some elecommunications equipment and a new array of antennae are being relocated to the roof to make room for this new tenant. Dn the ground, basement and mezzanine levels, the principal ornamental features of the original Roshek Brothers department ;tore are being restored. Notably original ceilings and column capitals will be restored and revealed. NPS Form 10.900 -a (8 86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet OMB Approval No. 1024 -0018 Section number 8 Page 5 Roshek Brothers Department Store Dubuque County, Iowa 8. Significance Statement: The Roshek Brothers Department Store is locally significant under Criteria C, as an excellent example of a simplified Beaux Arts style, and under Criteria A for its association with one of the state's most successful and long - enduring department stores, Roshek Brothers, of Dubuque, Iowa. The architectural significance of the building's reinforced concrete construction rests on its scale and its success as the city's largest such building. Historically the building is significant for its long -term association with the Roshek brothers and its sole use as their retail outlet and warehouse for the years 1931 -1958. The period of significance, 1930 -1959, is based upon the initiation of construction of the south half of the building in 1929 and the continued occupancy of the completed building that post -dated 1958 by 10 more years. Significant dates are 1930 and 1931, the into service dates of the two successive halves of the building. The Roshek Brothers Department Store is the state's largest example of that building type and it is Dubuque's tallest building. While it is the only building of this type and scale that was built at this time in Dubuque, this building was very comparable to similar major department stores that were being erected across the country. The most comparable example in Iowa was the Younker Brothers' Department Store in Des Moines. That firm acquired an adjacent quarter block large building and added a unifying facade remodeling, beginning in 1928. The building is significant for its architectural design (Criterion C), which was done by the noted Midwest hotel and school designer, architect Charles Wheeler Nicol (1888- 1953). The department store use continued until 1970 but the 50 -year cutoff point is applied in this case. The building's location is also significant because its owner /developers extended the city's retail district by its westward construction, aided the city in response to the Great Depression by employing a great many construction workers, and was a key component of a final frenzy of large -scale new construction that represented the city's final pre -World War II building expansion. Admittedly this building has passed under the radar of the earliest Dubuque and Iowa historical evaluations. Bruce Krivinsky failed to prioritize it in his 1971 preliminary survey but found it to have a neighborhood impact. Dubuque's later -date buildings tended to be ignored in these early surveys given the preponderance of surviving earlier buildings. David Gebhard also ignored the building in his 1993 Buildings of Iowa study. The building was finally recommended as being National Register eligible in 2002 as part of the Phase III downtown survey and evaluation project, by James E. Jacobsen and the MPDF under the context "An Era of Stability, 1911 - 1954" (Jacobsen, MPDF and Phase III survey). The multiple property document entitled The Architectural and Historical Resources of Dubuque, 1837 - 1955 (Jacobsen, 2004, pages 99, 121 -2, 126, 196, 200, 202, 208, 295 and 299) recommended that this building was individually eligible for listing on the National Register of Historic Places on both architectural and historical grounds in association with Context #4, An Era of Stability, 1911 -1955. The Beaux Arts style was largely reserved for public buildings in Dubuque, although the two earliest combination office /retail buildings (like Roshek's), employed this style. There is one apartment/flats design and a bank building. The list is as follows: 1891 -1893: Third Dubuque County Courthouse, 720 Central Avenue (Listed on the National Register of Historic Places June 23, 1971) 1891: 2130 -34 Central Avenue (flats, recommended as being National Register of Historic eligible by survey) 1894 -95: Bank and Insurance Building, 9 and Main 1894 -95: Security Building, 8 and Main (Listed on the National Register of Historic Places August 8, 2006) 1901: Carneigie -Stout Public Library, 11 and Bluff streets (Listed on the National Register of Historic Places August 1, 1975) 1910: Orpheum Theater, 405 Main Street (Listed on the National Register of Historic Places November 14, 1972) 1921: Federal Bank and Trust, 14 Street and Central Avenue 1930 -31: Roshek Brothers Department Store CPS Form 10900 -a 8.86) United States Department of the Interior National Park Service OMB Approval No. 1024 -0018 National Register of Historic Places Continuation Sheet Section number 8 Page 6 Roshek Brothers Department Store Dubuque County, Iowa I'he title for Dubuque's tallest building has two contenders, this building and the 1923 Federal Bank Building, located one )lock to the north, and one -block east, on the corner of Main and 9 streets. The latter building stands 12 -13 stories in height depending on how floors are counted) and its height is 142.5 feet. Rosheks', while nine stories and the penthouse adds 35 feet, tnd the chimney another 15 feet. Clearly the thought of exceeding the height of the Federal Bank Building was in the minds of he Roshek brothers as they added a very high ninth floor to their building plans at the last minute. [he Roshek building is also credited with extending the downtown retail- shopping district. Dubuque's retail center was long ;entered along Main Street south of 8 Street. The construction of the Bank and Insurance Building in 1895 extended the ;hopping district two blocks northward and also redefined the scale of Dubuque's commercial buildings. The first modem >ffice building, this seven -story edifice (102 -113 feet high) occupied an entire quarter block and raised the bar in terms of how sigh downtown buildings would arise in Dubuque. The Federal Bank Building was constructed across 9 Street immediately youth of the Bank and Insurance Building and its location reinforced the primacy of Main Street as the principal commercial ,treet. It also became the "100 percent location" in the downtown, drawing the largest retailers to that section of Main Street. ks will be seen, the Roshek Brothers built their first building at 8` and Main, and then acquired the Rider - Wallis Dry Goods .7ompany building on the southwest corner of that same block, at 7 and Locust. Locust Street, like Iowa Avenue, was lined vith large industrial companies, principally clothing and shoe manufacturing. The Rider - Wallis factory building (1891) was a clothing maker until the Roshek Brothers converted it for retail use in 1919. The Roshek building, which replaced Rider Wallis south half of the present building site) brought retail to that portion of Locust Street and other store buildings were being : onstructed along Locust Street, north of West 8 Street, beginning in 1929, and further extended the retail business northward. iompany History: - ohn J. Roshek (1873 -1945) founded a dry goods store in Dubuque in 1894 with his brother Frank Herman Roshek (1870 -1953) Ind partner A. E. Rubash. The Roshek brothers were the sons of Joseph Jerome Roshek and Margaret Stahl Roshek. Both )rothers were employed with major eastern dry goods manufacturers as salesmen. Partner Rubash similarly worked as a buyer 'or a clothing maker. The company legend minimizes the role of Rubash as a partner and completely ignores a replacement )artner, J. Arnold Aiman. The story goes that Frank Roshek was scouting for an optimal store location and, as of the early 1890s; the brothers were committed to going into business on their own. The three candidate cities were Sioux City, Fort vladison and Dubuque. The preferred building sites in the first two cities were legally tied up so Dubuque won out. In early kpril 1894 the store was established, occupying the Dr. Horr building, 656 Main Street (Gallagher, pp. 1 -2). iuccess was premised upon a commitment to cash sales and low prices for quality goods. The firm also inaugurated the idea of t "bargain basement" in the city (the idea got shoppers to be willing to use the stairs to reach the basement, the store lacking an ;levator). J. J. Roshek later recalled "We came to Dubuque with a desire to perform a service, a few ideas on how it could be lone, a will to work, and with great faith in this territory." The Herald observed, in early 1898 "...AI1 this substantial )rosperity is the result of keen business ability; close buying for cash in large quantities, and selling at prices which competitors tre unable to match. The public have long since set the firm of Roshek, Aiman & Co., down as Dubuque's most progressive • Ind leading dry goods house." An advertisement from February 1897 titled the firm "Justly the originators of low prices" ?artner Rubash died just two years into the partnership. Partner J. Arnold Aiman joined the firm and the company was re- titled Roshek, Aiman & Company" in mid -April 1896. An advertisement that announced the new name stated, "The people don't rade here because we want them to; it is because they want to, and what makes them want to? Lessened prices, better quality, The family history as recounted by Gallagher is fraught with errors and she omits the Rubash partnership completely. Census records serve to partly clarify matters. Gallagher Cates that the brothers' parents were bom in Switzerland, yet both brothers fist them as being born in Pennsylvania. Gallagher states that both brothers were born in Iowa, but :ensus records indicate that John was born in Pennsylvania, Frank in New Jersey. The parents fail to appear at all. Son Francis 11. Roshek is found in 1900 -1920, living in Jew York, and son John J. Roshek first appears only by 1920, living in Dubuque. J. Arnold Aiman with wife Elizabeth and two children, dutifully appears in Dubuque as of ,900. NPS Form 10 -900-a (8 United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet QMB Approval Na. 1024 -0018 Section number 8 Page 7 Roshek Brothers Department Store Dubuque County, Iowa and polite way of serving" (Gallagher, pp. 2 -3; Illinois Central Railroad Magazine, October 1930; Herald, April 10, 19, 1896; February 14, 1897; January 16, 1898). A direct measure of the company's success was its successive enlargements or relocations, each being made necessary by increased trade. The first move was made in September 1896,was to the southeast corner of 8' and Main streets. The move followed the new partnership. Three years later, that two -story building gained an additional floor in July 1899 (Herald, July 15, 1899; Gallagher, p. 3). Unspecified troubles within the partnership surfaced by late February 1900 and it was announced that J. A. Aiman would buy the Roshek brothers out of the firm. An early March advertisement underscored the firm's dissolution and announced a major sale "to pay off the entire merchandise debt of the firm." After six weeks of negotiation, the tides turned and it was Aiman who was bought out. The official date of dissolution was May 11. The prediction of Aiman's re- emergence as a competitor appeared to be prescient, as a mid -May announcement linked him with the Davidson Brothers Department Store, a successful Sioux City firm that was newly arrived in the city. Aiman finally sold his Dubuque residence and moved permanently to Philadelphia in early November 1900. The nature of his relationship with the Rosheks is hinted at by their filing of a $38 attachment suit against their former partner when he next came to town in July 1901 (Herald, February 27, March 4, May 13, 18, 1900; July 1, 1901). Under the new "Roshek Brothers Company" title, J. J. Roshek assumed the presidency and Frank Roshek the vice presidency. The next very substantial business expansion came in 1906 -07 when a new building was constructed immediately across Main Street to the west, on the southwest comer of 8 and Main streets. The land was acquired with a 25 -year lease, that would expire in 1931 and this arrangement would eventually result in the construction of the subject building in 1929 -31. The new building's construction was delayed by three years with difficulties in securing the lease of the building site. This building remains extant and has been recommended as being individually National Register eligible. The new store building was of fireproof construction and a special feature was the use of prism glass in the display window transoms. In 1906 the company was incorporated as the Roshek Brothers Company (Telegraph - Herald, September 30, 1906; December 29, 1907; Gallagher, pp. 4 -5; Telegraph - Herald and Tintes- Journal, May 22, 1919). The new building had one serious limitation, and that was the provision of a single floor for the company's warehouse. A large Iowa Street building was acquired in late 1913. By 1900, the company was maintaining a purchasing office in New York City and brother Frank Roshek was in charge of it, along with company warehouses in that city and in Chicago (Gallagher, pp. 6-7). Continued company growth led the business, in 1917, to purchase the J. V. Rider factory building, locally known as the "White Elephant Factory." The building was on the same block as the new Roshek's building, but on the opposite comer diagonally from it. The four -story brick building, built in 1891, and added on to in 1899, was located on the northeast corner of Locust and 7 streets. The old factory building was likely a poor candidate for retailing but it provided ready and convenient expansion room for the business. It also, as previously noted, drew the downtown retail area west by a block to Locust Street. Figure 10 shows how the company, for the next twelve years, illustrated their two buildings in advertisements. The two buildings together comprised "Iowa's Greatest Shopping Center in the Heart of Dubuque." An underground viaduct, heated and lighted, linked the two buildings (Herald, January 18, 1891; July 15, 1899; Gallagher, p. 7). 2 Gallagher states that the problem was that of housing the wholesale department, but there are no indications that the company was operating a wholesale business. Pending additional information, it will be assumed that it was warehousing needs rather than wholesale purposes, that were inadquate. VS Form 10 -900-a 8 -86) United States Department of the Interior National Park Service OMB Approval No. 10240018 National Register of Historic Places Continuation Sheet Section number 8 Page 8 Roshek Brothers Department Store Dubuque County, Iowa ?figure 15 depicts the new Roshek store on the northeast quarter of the block, and the then still operating Rider - Wallis factory wilding on the southwest quarter. The 1899 north addition on the latter building is also shown. Note that the area north of the 'actory, and the future site of the subject building, remains residential in its land use. The former factory was best suited for the .7rm's home furnishings departments (Gallagher, pp. 7 -8). 't was likely at this time that the company began to organize itself as a "department store." One of the keys to the firm's success was a willingness to delegate responsibility to department managers. Certainly by 1919, the business was structured by lepartments (Gallagher, p. 8). Fhe silver anniversary of Roshek Brothers Company in May 1919 was the occasion for a lengthy and laudatory local newspaper reatment. Termed "one of the largest department stores, west of the Mississippi," the theme for its main store was "The Store )f Convenience." The first store had employed eight, and the enlarged store at 8 and Main had twenty employees. The new 1907 store gave the firm 10,500 square feet and the Rider - Wallis addition, now linked by a "bridge," provided for ten floors of etail space and 105,000 square feet of space. Rosheks' trading area surpassed the city alone: The Roshek brothers have done much for the city of Dubuque by giving every thought in the upbuilding of Dubuque and vicinity, never lying idle for a moment; always having in mind what could be done in other cities could be accomplished in Dubuque in the way of merchandising, or increasing business, or selling high class goods at low prices. And by that Mr. F. H. Roshek's residence in New York has proven he has been able to get the newest merchandise for Dubuque ahead of larger cities, including Chicago. Roshek Bros. Did not cater alone to business in Dubuque, but made it possible for those in rural districts and adjoining towns to come to Dubuque and trade. For years special trains on the Chicago, Milwaukee & St. Paul and the Illinois Central railroad made from two to three excursions to the city weekly. The schedule was such that made it possible for shoppers to make the trip in one day. These trains brought in hundreds of customers. Mr. J. 7. Roshek is an advocate of good roads. He believes in bringing outside trade into the city. Since the automobile has revolutionized the world, with good roads the farmer can hop into his machine and within a short time be in Dubuque, do his shopping and return. While the merchandise business of Roshek Bros. has reached a high pinnacle, by no means has the summit even been seen, as Roshek Bros. are still young men...(Telegraph - Herald and Times - Journal, May 22, 1919). owa's Largest Department Store: )ne pressing issue was the expiration of the long -term lease with the 1907 store building at 8 and Main. As early as 1927 the 2oshek Realty Company acquired the remainder of the Locust Street block to the north of the White Elephant Building to 8 Street. A land swap was made between the Archdiocese and it would appear that the latter owned the Locust Street lots and ;xchanged it for a property on the southeast corner of 7 and Main streets. A codicil to the deal was the allowance of continued Ise of the 1907 store building until the new Locust Street building was ready. An altemative building site was the Masonic 3uilding site on the southeast comer of 7 and Locust streets. The Roshek Realty Company acquired an option of that property n the event that its preferred property could not be obtained. The first public announcement followed in late February 1929 when title to the Locust Street property was finalized (Gallagher, p. 8; Telegraph- Herald and Times - Journal, February 21, 1.929). OMB Approval No. 1024-0018 NPS Form 10 -900 -a (8 United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 8 Page 9 Dubuque County, Iowa Roshek Brothers Department Store When the announcement was made, the company had determined that the new building would cover an entire half -block and "will house all the departments of the Roshek company store." No architect had yet been hired and no detailed plans yet existed. The concept of building the north half of the new building first, and then relocating store operations into that section prior to finishing the south half, was already in place (Telegraph- Herald and Times - Journal, February 21, 1929). By mid- August the plans were complete and contracts were awarded for a nine -story $1,000,000 building. The architect was Charles Wheeler Nicol and the general contractor was W. L. Yokum (see biographical sections, pages 42 -43). Construction work was begun on August 12 and the demolition of the row houses on the site was likely already done. The architect designed an eight -story building, although it was also designed to support up to ten stories. Bids were secured based on just eight stories and the surviving plans cover only that elevation and the penthouse. No explanation was offered as to how the contractor's bids for the lesser building were to be adjusted but action on awarding the sub - contracts for plumbing, heating, ventilation, electrical and elevators was deferred (Telegraph - Herald and Times- Journal, August 11, 1929). The building was to consist of six floors of retail department store space and three floors of mixed leased office and store warehousing space. The latter occupied the inner core of the uppermost three floors. The retail store space totaled 200,000 square feet, the leased offices 42,000 square feet, and the warehouse 45,000 square feet. The newspaper noted: The building when completed will be one of the finest retail mercantile structures in the state and will embrace all the latest and most up to date features of retail mercantile and office structures found in the larger centers of the country. The new building will give the Roshek company more than twice the space than in its present buildings and will house any number of new departments which are not included in the present structures for lack of room. The pace of construction was to be very ambitious, with the entire building to be finished by October 1930 (Telegraph- Herald and Times - Journal, August 11, 1929). The public had its first picture of the planned building by late October 1929. The architect's sketch was published and additional detail about the interior arrangement of the store building was made available. It is important to note that this building was always represented in the local newspaper in its whole form, using this same architect's drawing. No construction photos or half - completed building images ever appeared during its lengthy construction. The estimated cost was, by this time, increased to $1,200,000. A tea room was to occupy a part of the ninth floor. The mezzanine would hold a lunch room, beauty parlor, barber shop and other similar services. The housing and china departments were to occupy the sixth floor, store workrooms and shipping the seventh and the eighth floor was for storage. The work on the massive foundation, already completed, was described further: An idea of the magnitude of the building can be seen from the fact that six carloads of cement mixed into concrete and 98 tons of steel reinforcing rods were used to construct the underground foundations for the north half of the building. In excavating for this section of the building more than 20,000 yards of earth were removed, the earth being used to fill for additional dock facilities at the municipal river and rail terminal (Telegraph- Herald and Times - Journal, October 20, 1929). a The architect had considerable influence in the awarding of contracts. Architect Nicol had designed and superintended the construction of a number of large buildings in Benton Harbor, Michigan. An initial announcement stated that F. L. Lerch of that city had been awarded the $80,000 plumbing contract for the new building. Lerch planned to bring 30 employees to the Dubuque worksite. A week later it was announced that the Federal Plumbing Company, also from the same city, was the contract recipient (The News - Palladium, [Benton Harbor, Michigan], August 19, 26, 1929). JPS Form 10 -900-a 8 86) United States Department of the Interior OMB Approval No. 1024 -0018 National Park Service National Register of Historic Places Continuation Sheet Section number 8 Page 10 Roshek Brothers Department Store Dubuque County, Iowa Ile construction of the north -half of the building claimed two lives, each during December in 1929 and again in 1930. John Weiler (1899 - 1929), an employee of W. L. Yokum, was wheeling concrete across a heavy frame covering over a stairwell )pening and it failed, plummeting him from the fifth floor to the first floor. He was using a "buggy" and its weight successively Broke through each temporary covering within the stairwell. He survived remarkably but died the next day. He left a wife and ;on. From a historian's perspective, the tragedy provides a status report on the construction progress. First, the building was up o the fifth floor, and second, not only did the accident occur on a Sunday (which means the work was being pushed), but ;oncrete was being poured at the end of December, which means that the building was enclosed and was sufficiently warmed to Blow for that type of work. This particular winter was an early and hard one. The temperature reached four degrees below zero )n November 29, the first such low reading since 1898. The second fatal accident involved Charles Baldwin, who lived in ichullsburg, Wisconsin. He fell down one of the elevator shafts in the south half of the building in mid- December 1930. A ion -fatal elevator accident occurred soon after the opening of the completed two -part building. Night watchman Edward vIcGrath opened a first -floor elevator to take a tenant architect upstairs. Assuming the cab was on that level, he stepped into the lark void and fell a dozen feet into the shaft, striking his head (Telegraph- Herald and Times - Journal, December 30, 31, 1929; anuary 1, 1930; August 4, 1931 Mason City Globe Gazette, December 11, 1930). ['he historical context for this building, started just before Black Tuesday (October 24, followed by the actual stock market :rashes of October 27, 29, 1929), is central to appreciating the history of this building. It is not remarkable that new :onstruction in Dubuque was at a record high at $3 million. Such was the case nationally and most cities were erecting their argest buildings, emulating the construction of the Empire State Building in New York City. A notable companion :onstruction project was the Telegraph - Herald Building, located just a block west, where work began June 3. It took some time or the Great Depression to impact the Midwest but as late as mid -1930, Dubuque's new construction continued at an mpressive level. The Sisters of the Visitation were building an addition, the Masons were erecting a new fraternal building, the 3rand Opera House was undergoing a $30,000 makeover, while several new service stations and a new Firestone Tire Company )wilding and a new $50,000 funeral home were underway. Most notably, by that time work had just started on the second phase )f the Roshek building, at a cost of $255,000. By the end of September 1930 just two Iowa cities, Dubuque and Ottumwa, had ncreases in the number of new residences being built, compared to the previous year. By late November 1930 Dubuque's inemployment level remained low and "far from serious." The city had just opened an odd jobs bureau and its street mprovement fund had run out of money. Local industries had cut back to an eight -hour work day and a weekly 5.5 workday chedule. The massive woodworking plants were operating at normal levels. Notable construction efforts including, most lotably, the second half of the Roshek building contributed to the low unemployment level. During construction, the weekly abor costs were $3,674, and materials costs $4, 790. These figures are equivalent to $44,896 and $58,438 respectively in :urrent dollar value. These were weekly figures (Telegraph - Herald and Times - Journal, September 1, 1929; September 29, lovember 21, 1930; July 12, 1931; Cedar Rapids Tribune, July 18, 1930). :his massive construction project received surprisingly little local newspaper progress as it was built. Many press notices were ndirect. In mid -June 1930 the City Council was considering a declaration of intention to widen Eighth Street by two feet on ach side. J. J. Roshek strongly opposed the street widening. The first half of his new building had its north entrance on Eighth >treet and he wanted to keep his 12- feet -wide sidewalk along that frontage, already laid One of the councilmen offered "Mr. toshek should receive a great deal of consideration from the Council inasmuch as he is putting up a million dollar building and s one of Dubuque's leading business men." A month later, Roshek had marshalled his store department heads in opposition to he street widening and was reinforced by other property owners at the west end of Eighth Street. The Council prudently vashed its collective hands of the matter and turned the issue over to the one -year old Planning and Zoning Commission Telegraph Herald and Times- Journal, June 18, July 9, 17, 1930). ['he completion of the north half of the building replaced the Wallis Building, one of the two company store buildings. The Cider- Wallis Building had to be demolished to make room for the south half of the new building and with the opening of the NPS Form 10.900 -a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet OMB Approval No. 1024 -0018 Section number 8 Page 11 Roshek Brothers Department Store Dubuque County, Iowa north half of the store, the Roshek Brothers business continued to operate from two storefront locations, the other being the building at Main and Eighth streets. The finished north half of the building was described as follows, in early June 1930: The north half of the Roshek Brothers company building is now complete except for the installation of elevator cabs, lighting fixtures and some store equipment such as shelving, and it is planned to occupy a part of the building within a week. Departments of the Roshek Brothers company now located in the annex, at the northeast corner of Seventh and Locust streets, are to be moved into the new building as soon as the annex has been vacated. The razing of that building will be immediately started in preparation for the erection of the south half of the new building. The opening of the first part of the new department store, scheduled for the latter half of June 1930, was delayed a week by the non - arrival of electronic transformers, necessary to help power the building's electronical system and elevators. The first announcement of the new building was ready for occupancy on June 28 and opened for business the next day (Telegraph Herald and Times Journal, June 8, 22, 29, 1930). When building contractor William Yokum filed his building permit for the south half of the building in early July 1930, he ran straight into the buzz saw of street widening. The City Council wanted a wider Locust Street, a wider Fourth Street and, as noted, a wider Eighth Street. Mr. Yokum got his building permit but he was required to cast the outermost two feet of his Locust Street sidewalk in a separate removable slab. In the event of the successful widening of Locust Street, that section could be readily removed (Telegraph Herald and Times Journal, July 9, August 10, 1930). The demolition of the Rider - Wallis Building began on July 7, 1930. It is curious that there was no local coverage of the loss of this landmark business building. The demolition debris filled two thousand truck loads. The construction site was cleared and excavation work began on July 18. The Cedar Rapids Tribune noted in mid -July 1930 that "the second unit of the nine story Roshek Brothers department store will be started as soon as the old annex building is razed. This work in now in progress." This account would seem to indicate that delays had slowed the completion of the first half of the building (Telegraph Herald and Times Journal, July 12, 1931; Cedar Rapids Tribune, July 18, 1930). The Illinois Central Magazine featured the new building in its October 1930 issue. That source states "part of [the new building] has just been completed and the rest of which will be completed and occupied about February 1, 1931." This issue also directly addresses the key contributions made by the new building's location: Unusual significance attaches to the new Roshek company building, in the opinion of business observers in the Dubuque territory, first as a symptom of changing conditions in that community and second, as the revelation of the forceful personality of J. J. Roshek, president of the Roshek Brothers company. It is generally believed that the huge new department store will cause a relocation of the downtown retail business district of Dubuque and will prove an effective step in the modernization of the city. The growth of the store from a small one -story establishment in 1894 to a ten -story institution occupying almost an entire block and drawing its trade from substantial portions of three states in 1931 is the measure of President Roshek's activity in the business affairs of those sections of Iowa, Wisconsin and lllinois that center around Dubuque... The effect that the new store will have on the downtown section of Dubuque is likely to be noteworthy inasmuch as the building stretches a block along Locust street, between Eighth and Seventh streets. For several years a real estate company, working in the interest of Roshek Brothers, acquired many parcels of property in the downtown district. The sites purchased by this company included not only the land occupied by the new Roshek store but also several adjoining lots on Locust street, on which it is predicted new buildings will soon be erected, thus adding in one stroke a modernized street to the business district of Dubuque. !PS Form 10900 -a 8 -86) United States Department of the Interior \lational Park Service OMB Approval No. 1024-0018 National Register of Historic Places Continuation Sheet section number 8 Page 12 Roshek Brothers Department Store Dubuque County, Iowa Che article concentrated on the successful business methods employed by the company from its inception and documented the :laim that the "bargain basement" concept was indeed to be credited to Roshek Brothers. J. J. Roshek was quoted as saying we undertook an investigation that we carried to considerable lengths a while ago and we were convinced that our bargain casement was the first of its kind." Roshek also credited the loyalty of his patrons for the company's success: I wish to emphasize one fact, however, and that is immediate profit never has been the Roshek store's main objective. Our first aim is to render service to our customers. We take pride in the fact that our customers are our friends for life. Our business never would have reached it present proportions if we could not have earned the respect and faith of our customers. Whatever profits we have made are incidental to the service we endeavor to render (Telegraph - Herald and Times - Journal, October 1, 1930). Che February 1931 completion target date came and went and it wasn't until mid -July 1931 that the entire firm was relocated nto its completed building and was assuming regular operation. The preparatory removal sale started May 24 and continued hrough July 3. The first advertisement for the new building followed on July 9. It wasn't until the completion of the move that t was finally claimed that the Roshek building was "the newest and highest building in Dubuque." It bested the 1923 Federal 3ank Building by just by three and a half inches (not counting weather beacons, flagpoles, etc.). The Telegraph- Herald and rimes-Journal rated the finished building "one of the most beautiful department stores in America." With the new building, the toshek Brothers Company could close its Main and Eighth streets storefront and finally consolidate at a single site. What was described as being "the largest and finest grille and soda fountain in the state" was opened in the new building in .arly July 1931. The serving capacity was 100 patrons and the counter tops and fronts, as earlier described, were made of narble. Mr. H. T. Devlin remained the department manager and it was still intended to open a tea room that fall Devlin had treviously served as a steward at the Chicago Palmer House and also worked for the Waldorf- Astoria Hotel in New York City. 'atrons were once again assured that the basement air would be continually refreshed with "washed air" (Telegraph- Herald and rimes-Journal, July 12, 1931). significant (or interesting) Features of the Roshek Brothers Building (Telegraph Herald and Tinges- Journal, July 12, 1931) : prom an engineering and design standpoint, the two -phase construction of this building is quite remarkable. This approach was nodeled on at least two successful Chicago building efforts, the Palmer House and the Boston Store. The Roshek building was milt in two -fifths (north section) and a three - fifths section (south part). The split was made between bays. The architect had to alculate the settling that had taken place on the north part, while he anticipated similar settling for the south part. Today the oints at the junction of the two sections is absolutely level. Che building was entirely fireproof, a fact that by this time was not unusual. Above the first floor, only reinforced concrete was tsed (ignoring the wood floors, see below) and the architect's design provided a cast ceiling paneling that could be directly tainted. This arrangement provided higher ceiling heights, the introduction of more natural light, and enhanced ventilation. Che painting directly on concrete was credited to the close control of the moister in sand in the concrete mix. Wetter sand :auses the sand to swell, less sand is used in the mix, and the result is a pitted concrete surface resulting from the shrinkage. Che architect's construction superintendent was credited with overseeing this special approach. Che elevator arrangement is a special one. Usually elevators are massed within the plan for functional efficiency. In this nstance, the architect distributed the elevators, six passenger and two freight elevators, in pairs across the plan. NPS Forth 10.900-a ( United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet OMB Approval Na 1024 -0018 Section number 8 Page 13 Roshek Brothers Department Store Dubuque County, Iowa The unified design of the mezzanine and first floor was also credited to the architect. Commonly the two areas conflictedone or detracted from the other. The original color scheme for the building interior was a dark colored trim with walls painted a lily of the valley green. The latter color was also employed on the exterior windows. The display windows, 24 in number and comprising 490 feet in total length, were said to be "unkown to the majority of buildings of this type." The architect chose a small store window module, combined with a neutral background to highlight the displayed merchandise. The building contained three functional components, the department store that fully occupied the lowermost five floors; the warehouse that occupied the interior area of floors six through eight. The north half of the ninth floor was initially reserved for a restaurant tea room that was never opened, while the south half was for office use. The third component, leased offices, occupied the outer north, west and south perimeters of floors six through eight. The architect worked with initial tenants to build partition walls to suit their specific spatial needs. The offices were also fumished and decorated by the architect for each tenant. The basement and first floor had its separate mechanical heating system. Ventilation was accomplished using roof -top fans and ducts. The remainder of the building was serviced by plumbing and heating services that utilized main risers that ran to the penthouse and then distributed those services to each successive level. The building finally cost $1.5 million. It contains 300,000 square feet of floor space. The foundation alone consumed 11 carloads of cement, and 110 tons of reinforcing steel. In total 20,000 barrels of cement, 14,000 cubic yards of sand, 7,000 cubic yards of crushed stone and 2,00 tons of reinforcing steel were used in the entire building. The excavation work removed 27,000 cubic yards of dirt. The maple flooring required 390 kegs of nails to tie it down. Subsequent Building Use History: The company's 39 anniversary was observed with the usual sales and a full -page company history that appeared in the Telegraph - Herald and Times - Journal. In 1934 the Dubuque artist Miss Kate Van Duzee hosted a show of her works at the city's Y.M.C.A. and one of her studies was the new Roshek Building. The building was by that time a recognized local landmark (Waterloo Daily Courier, February 16, 1934). With the passage of time, the founders of the company passed away. Mabel Rubel Roshek (1884- 1941), wife of John J. Roshek, died while on summer vacation in Wisconsin in early July 1941. She was born in Waterloo and married John Roshek in 1904. She was survived by sons John Jr., Roger, and Thomas B. Roshek, and daughter Elnore Roshek. John J. Roshek died in 1945 at the age of 73 years. John Roshek was the only family member to appear in the 1940 Who's Who In Iowa. His entry credited him with assisting in the development of the hard road system in the northeast part of the state. He was also much involved in advocating for the Mississippi River as a potential national park. He served as a director on the Northwestem National Park Association board as of mid -1928. He was president of the Dubuque Club and a director from 1918 until 1938. Frank H. Roshek died in Dubuque in early 1953, having finally returned to the city from New York at some point. John Roshek's sons John J. Roshek Jr. and Thomas E. Roshek, and Frank J. Roshek, son of Frank H. Roshek, continued to be involved in the management of the family company after the deaths of their respective fathers (Waterloo Daily Courier, July 2, 1941; Telegraph Herald, March 15, 1945; Mason City Globe Gazette, June 28, 1928; Cedar Rapids Gazette, February 3, 1953; Gallagher, p. 12). A six -day truck driver's strike against the company in early 1938 made statewide news. The company quickly conceded and signed a new labor contract, paying drivers $24 a week and their helpers $18. A year later the drivers charged the company CPS Form 10 -900-a 8.86) United States Department of the Interior National Park Service ether Building Use: [he Building Architect: OMB Approval No. 1024 -0018 National Register of Historic Places Continuation Sheet Section number 8 Page 14 Roshek Brothers Department Store Dubuque County, Iowa pith attempting to transfer the ownership of the company's delivery truck fleet to avoid fulfilling its labor contract with the irivers. The action, they said, violated the Wagner Act (Oelwein Daily Register, January 19, 1938; Cedar Rapids Tribune, December 15, 1939). Che Roshek Brothers Department Store continued in operation in this building until the end of 1969, when it relocated to the newly -built Kennedy Mall in West Dubuque. At its height it employed 380 persons in the building. The long- enduring )artnership between Frank and John Roshek ended at sometime prior to 1945. The brothers divided the company, with Roshek 2ealty Company going to brother Frank and the retail business to brother John. The control of the realty business also made rank Roshek the owner of the store building on Locust Street. John Roshek then leased the building. The company ownership )assed to John Roshek's two sons and they traded off the company presidency each year, until the death of Thomas Roshek in [963. John J. Roshek Jr. then sold the company to Alden, Inc. on February 1, 1964. The agreement required the buyer to retain he Roshek name. When Frank H. Roshek, Jr., head of Roshek Realty Company refused to renew the building lease when it :xpired in 1969, it was forced to relocate. The W. S. Sheppley Company, a local real estate company, purchased the building and re -named it the Dubuque Building. The Roshek Department Store was again sold in 1970 to Skogmo - Gamble and finally vent out of business in 1982. The former Roshek Building was re -named the CyCare Plaza in 1986 and the Dubuque Building itle returned in 1999 (Gallagher, pp. 12 -14; Des Moines Sunday Register, September 2, 1973). \ sampling of city directory listings serves to trace the nature and intensity of tenant occupancies on the 6 -9 floors. Despite :levator access a clear pattern across the years 1934 -70 indicates that the lower floors were more readily leased. As of 1934 for :xample, there were 12 tenants on the 6 floor, 7 on the 7 8 on the 8' and just one on the 9 floor. Three years later, the )umbers were more uniform, with 13, 11 and 10 tenants on the lowermost floors and just 2 on the 9 floor. Most notably there vere seven vacant suites on the 9 floor at the time. The tenant mix was predominantly doctors, dentists, insurance offices, an )ptical company, investment companies and lawyers. After World War II, larger firms were using the 9 floor. By 1952 Dubuque Fire and Marine Insurance Company was the only listing and the Westinghouse Elevator Company had offices in the )enthouse. By 1970 Fuerste and Carew, a law firm, occupied the 9 floor. The Durrant Group, an architectural firm, had its )ffices there beginning in 2000 (Dubuque city directories, 1934, 1937, 1950, 1970). \ rchitect Charles Wheeler Nicol (1888 -1959, see Figure 31) was a successful and noted architect in Lafayette, Indiana, as early 1s 1914 when his work was featured in the Ohio Architect, Engineer and Builder. At that time he was designing larger esidences, schools and smaller commercial and institutional buildings. He seems to have been constantly on the move. He was torn in Ohio, and by 1910, was living with his family in Rockford, Illinois, aged 11 years. His Scottish -bom father (his mother vas Canadian-born) was a traveling salesman and sold monuments. By 1910 the family lived in Lafayette, Indiana, and the 'ather, Hugh Nicol, was working as a sports director and son Charles, then aged 20, was listed without an occupation. He parried Bernice Duryea in October 1914. By 1920 Charles Nicol, by this time an architect, was married to his wife Bernice and here were two children, Robert and Janet. By 1915 he was a partner in Nicol & Dietz, in Lafayette. During the 1920s he )artnered with Walter Scholer and Hoffman, in the design firm Nicol, Scholer & Hoffman, which was the city's premier architectural firm. The building architect still resided in Lafayette when he designed the Roshek Brothers building in Dubuque. vVhile he remained in a design partnership, only his name is directly attributed to that building's design. Nicol removed to Thicago where he practiced independently. By the mid -1950s he was partnered with son Robert Scott Nicol (1916- post -1966) is Nicol and Nicol, architects and engineers. That firm specialized in school design and construction and Charles Nicol was ;till actively involved up until his death in 1959. He also served as president of the Chicago Building Congress, 1947 -48 NPS Form 10900.a (8.86) United States Department of the Interior National Park Service OMB Approval No. 1024-0018 National Register of Historic Places Continuation Sheet Section number 8 Page 15 Roshek Brothers Department Store Dubuque County, Iowa (Hammond [Indiana] Times, December 3, 1959; Lafayette Journal and Courier, October 24, 1914; New York Times, December 4 1959; www .chicagobuildingcongress.org; http:// b- levi.com/research/arch/nicol). By the early 1920s his design work focused on hotels. Based upon available evidence, he is credited with no major building designs after 1929, the year he designed the Roshek building. When Charles Nicol died in 1959, he had drawn plans for at least 1,260 buildings in 17 states. His career was a lengthy one and his survival over the Great Depression was no small accomplishment. Known larger examples of his design work are quite comparable to his Roshek Brothers Company building design. He was certainly capable of and apparently known for his ability to accomplish major building design work. He was competent working with reinforced concrete. Many of his commissions combined limestone with brick, the former on lower levels of his plans. Most of his designs employed the base - shaft - capital division and he was known for his use of ornamentation and sculpture. Several of his designs carried bays and towers above the parapet level, usually with a gable roof cap. He liked to play with massing, using stepped -back upper levels or alternatives to block -like designs. When he had to employ a plain rectangle, as with the Roshek design, he used contrasting materials to break up the massing. hnages of many of his major designs follow in Section 11 (Figures 32 -42), appearing chronological order of their construction. Mr. E. R. Hawkins served as the architect's superintendent of construction for this building (Telegraph Herald and Times - Journal, July 12, 1931). The Builder: The building general contractor, William Lewis Yokum (1883 -1941, see Figure 43) was born in Chicago and came to Dubuque in 1913. The federal census in 1910 and 1920 place him in Chicago, working as a building estimator for a contracting firm. By 1922 he had his own contracting firm (W. L. Yokum, Inc.) and was still operating it at the time of his death. Despite the newness of his firm, Yokum was able to secure a number of major construction contracts, a List that included the Masonic Temple, the Roshek Brothers Department Store, the Neisner Brothers store, the McClellan building, the Visitation Academy convent, Holy Trinity School, and a substantial addition to the Dubuque Packing Company. His other significant building projects were located at Mount Carmel, Illinois (the Frances Schirmer School), Rock Island, Illinois (Augustana College), and Freeport, Illinois (Crum and Fisher Insurance Company). At the time of his death his firm was erecting a large packing plant in Indiana. Yokum was appointed First District Director of the Works Progress Administration in August 1935. His northeast Iowa district comprised 25 counties. Yokum was described as being "a well known building contractor who has constructed many of the larger buildings in Dubuque and other cities" and "for years was one of the foremost building contractors of Iowa." He organized the district program and resigned a year later to return to his private business, stating that his original commitment was to do just that, put the administrative program into operation. Yokum was elected president of the Master Builders of Iowa at the end of 1939. It is of some importance that Mr. Yokum was able to remain in business throughout the Great Depression and that he was so successful as a builder of major construction projects (Waterloo Daily Courier, August 7, 28, 1935; May 31, 1936; November 11, 1941; Mason City Globe Gazette, December 7, 1939; Telegraph - Herald, November 18, 1941). Ed O'Neil served as the superintendent of construction for the W. L. Yokum Company. Other key building contractors or suppliers were (Telegraph Herald and Times - Journal, July 12, 1931): Plumbing and heating: Mullen Brothers & Company, Dubuque Electrical Work: United Electric Company, Dubuque Ele Westinghouse Electric Elevator Company, Chicago 1PS Form 10-900-a 8-86) Jnited States Department of the Interior Vational Park Service OMBApprovalNa 1024-0018 National Register of Historic Places Continuation Sheet section number 9 Page 16 Roshek Brothers Department Store Dubuque County, Iowa ). Major Bibliographic References: Dubuque, City of. Building permits Che Echo. Chicago: Pontiac Engraving and Electrotype Company, 1928 Che Echo. Chicago: Pontiac Engraving and Electrotype Company, 1929 Che Echo. Chicago: Pontiac Engraving and Electrotype Company, 1930 Che Echo. Chicago: Pontiac Engraving and Electrotype Company, 1937 3ebhard, David and Gerald Mansheim. Buildings of Iowa. New York: Oxford University Press, 1993 acobsen, James E. Iowa Historic Sites Inventory Form, Federal Bank Building, 901 Main Street. Des Moines: History Pays, une 19, 2003 . Iowa Historic Sites Inventory Form, Roshek's Department Store, 700 Locust Street. Des Moines: History 'ays, June 19, 2003 . Iowa Historic Sites Inventory Form, Roshek's Brothers Company Building, 799 Main Street. Des Moines: 3istory Pays, June 19, 2003 . Phase 111 Architectural and Historical Survey Report - Downtown Dubuque. History Pays, June 19, 2003 . Dubuque —The Key City: The Architectural and Historical Resources of Dubuque, Iowa, 1837 -1955 [MPDF]. iistory Pays, June 30, 2004 owa Press Association. The Iowa Press Association's Who's Who in Iowa, 1940. Des Moines: Iowa Press Association, 1940 _,oras College, Center for Dubuque History (photographs and manuscripts as otherwise cited) 4icol, Charles Wheeler. Plans for Roshek Department Store, Dubuque, Iowa. Chicago: undated original plans I nternet Sources vww.rockislandpreservation.org /postcards /fortarmstrong.html (accessed November 9, 2008) vww.photopixels.corn/cbc /pages (accessed November 9, 2008) vww.dunelady.com/laport/Mich /Cityphotos.htm (accessed November 9, 2008) vww.chicagobuildingcongress.org (accessed November 9, 2008) )ttp: // www. preserveindiana.com /pixpages /nw ind/garycrds.htm (accessed November 9, 2008) utp: // www. emporis. com/ en/ cd /cm/ ?id= charleswheelernichol- layfayette- in -usa (accessed November 9, 2008) 1ttp: / /www.hmdb.org/marker.asp ?marker =1629 (accessed November 13, 2008) OMB Approval No. 1024 -0018 NPS Form 10900 - (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 9 Page 17 Roshek Brothers Department Store Dubuque County, Iowa Newspaper Sources: Des Moines Sunday Register, September 2, 1973 Dubuque Herald, January 18, 1891; July 15, 1899; February 27, March 4, May 13, 18, 1900; July 1, 1901 Dubuque Telegraph - Herald, September 30, 1906; December 29, 1907 Dubuque Telegraph - Herald and Tittles May 22, 1919; February 21, August 11, September 1, October 20, December 30, 31, 1929; January I, June 8, 22, 29, July 9, 12, August 10, September 29, October 1, November 21, 1930; July 12, August 4, 1931; November 18, 1941; March 15, 1945 Cedar Rapids Gazette, February 3, 1953 Cedar Rapids Tribune, July 18, 1930; December 15, 1939 Hammond [Indiana] Times, December 3, 1959; Lafayette [Indiana] Journal and Courier, October 24, 1914; Mason City Globe Gazette, June 28, 1928, December 11, 1930; December 7, 1939 Oelwein Daily Register, January 19, 1938; New York Times, December 4 1959 Waterloo Daily Courier, February 16, 1934, August 7, 28, 1935; May 31, 1936; July 2, 1941; November 11, 1941 Federal Census Records: J. Arnold Aiman: 1900 T623 R430 p. 267 Charles Nicol: 1900 T623 R356 p. 177 1910 T624 R381 p. 175 1920 T625 R469 p. 83 Francis Herman Roshek: 1900 T623 R430 p. 262 1910 T624 R1027 p. 156 1920 T625 R1198 p. 153 JPS Form 10.900-a 8 -86) United States Department of the Interior National Park Service OMB Approval No. 1024 -0018 National Register of Historic Places Continuation Sheet Section number 9 Page 18 Roshek Brothers Department Store Dubuque County, Iowa John J. Roshek: 1920 T625 R488 p. 255 William Lewis Yokum: 1900 T623 R288 p. 286 1910 T624 R282 p. 254 1920 T625 R488 p. 20 NPS Form 10.900 -a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet OMB Approval No. 1024 -0018 Section number 11 Page 19 Roshek Brothers Department Store Dubuque County, Iowa 10. Geographical Data: Legal Description: • City Lots 141, 142, 143, 143a, 144 and 145, Original City Plat. Boundary Justification: This is the parcel of land that is fully occupied by the subject building and with which it has been historically associated. Map: See Section 11, imbedded images, image #47 Photographs: Name of Photographer: James E. Jacobsen Date of Photographs: October 15, 2008 Location of Original Negatives: Property owner Description of views: Frame: View: Description: 1 southeast north facade on West 8 Street, portion of west wall (to right) 2 southwest north facade on West 8 Street, entrances 3 northeast principal facade on Locust Street from West 7 Street 4 southeast principal facade on Locust Street from West 7 Street, entrance and canopy detail 5 northeast south facade 6 northeast south facade, upper facade detail 7 northwest south facade, entrances detail 8 northwest rear /alleyway wall, east penthouse wall 9 southwest rear /alleyway wall, east penthouse wall VPS Form 10.900-a 886) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 20 Roshek Brothers Department Store Embedded Images: Original Plans: II 1r1111 L * 5 v t tt� sicf; t C$TR 5i0tti ¢trian MIS Approval No. 10240018 Dubuque County, Iowa 111111 .11 11. 1.. 111111' i i , l I T =ilk® ningt oll® is • 1 Figure 1: Main elevation (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) Figure 2: End wall elevations (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) NPS Form 10 -900 -a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 21 Roshek Brothers Department Store OMB Approval No. 1024-0018 �L pica *� � rr.•°' - F j ( rp- � 1 � r Figure 3: Rear elevation (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) Figure 4: Sub - basement, penthouse plans (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) Dubuque County, Iowa . BPS Form 10900 - 886) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 22 Roshek Brothers Department Store 0M8 Approval No- 1024 -0018 Dubuque County, Iowa Figure 5: First floor plan (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) Figure 6: Second to fifth floor plan (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) NPS Form 10.900a (8 -86) Unite States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 23 Roshek Brothers Department Store OMB Approval No. 1024 -00 f 8 Dubuque County, Iowa Figure 7: Sixth to ninth floor plan (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) Figure 8: Detail, 1891 Sanborn Fire Insurance Map Five rowhouse buildings and a duplex were demolished to make room for the new Roshek store on the northeast comer A- i A�*GVtl p'Ir � ➢�6N ��9 1S _Zn •ire >�, NPS Form 10.900a (8 -86) Unite States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 23 Roshek Brothers Department Store OMB Approval No. 1024 -00 f 8 Dubuque County, Iowa Figure 7: Sixth to ninth floor plan (Original plans, architect Charles Wheeler Nicol, undated, courtesy Jeffrey Morton, Architect) Figure 8: Detail, 1891 Sanborn Fire Insurance Map Five rowhouse buildings and a duplex were demolished to make room for the new Roshek store on the northeast comer JPS Form 10.900 -a 8 -86) United States Department of the Interior Jational Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 24 Roshek Brothers Department Store R; imu _ rssti : pi -- ps i ' OMB Approval No. 1024 -0018 Dubuque County, Iowa Figure 9: Architect's elevation sketch, 8 and Main streets, view southwest, first all -new Roshek Brothers Department Store (Telegraph - Herald, September 30, 1906) _ r 0WA19 GREATES ,:,;.;mmmar o Sr"lOPP;NO CENTtR iN THE HEART 'Qr Dunsuauz Figure 10: Roshek Brothers Advertisement (White Elephant to the left, 8 and Main to the righ ) (Telegraph - Herald, July 27, 1919) NPS Form 10.900 -a (8-86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 25 Roshek Brothers Department Store Figure 11: Detail, 1909 Sanborn Fire Insurance Map Figure 12: Company advertisement in the 1928 Dubuque High School Echo (Loral College, Center for Dubuque History) OMB Approval No. 1024 -0018 Dubuque County, Iowa f x .; ® a ( f �l TM" i 11 44 F., LS�1531�L1 Vk if 1 if •_`!`a`• may^ [ - `" St ip l itiuitnijue)tt tij edu i � -sla Yi is 0 mvRLtiilil#t t{1.1�14 ti]ttc,i»�iJC t5s (lkitli. Iterrr,lt.;i ll1 L7 aIL'itt1d i 7 z- - iutOtity I r' 1i liir(i 'ru ti tilfi % 1ilurthon hi-ian de, #Tis`'. Ii 05 gt #t tt SS % r? nlij 7)! tctn ji�r {t u� air ( 1L ,r .L 'i3 3111 9'rQi.ti3_dH.1 in tii ti o, I,r`» l er i t1- s4 Iii a k e > V.1n 'r � i . r C`��"� i ; • t a NPS Form 10.900 -a (8-86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 25 Roshek Brothers Department Store Figure 11: Detail, 1909 Sanborn Fire Insurance Map Figure 12: Company advertisement in the 1928 Dubuque High School Echo (Loral College, Center for Dubuque History) OMB Approval No. 1024 -0018 Dubuque County, Iowa VPS Form 10.900 -a 8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 26 Roshek Brothers Department Store Figure 13: Architect Charles Weber Nicol's elevation sketch (Telegraph- Herald - Times - Journal, October 20, 1929) Figure 14: Rider - Wallis south facade, looking northeast from Washington Park (Loral College, Center for Dubuque History, Photo NGL -1673) OMB Approval Na 1024-0018 Dubuque County, Iowa NPS Forrn 10 -900 -a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page Roshek Brothers Department Store 27 Figure 15: Roshek construction photo, mid -1930, view north east (Loras College, Center for Dubuque History, Photo NGL -1671) OMB Approval No. 1024 -0018 Dubuque County, Iowa JPs Form 10.900 -a 8 -86) United States Department of the Interior Vational Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 28 Roshek Brothers Department Store a x - Figure 16: Roshek building construction photo, view north, mid -1930 (Loras College, Center for Dubuque History, Photo NGL -1672) OMB Approval No. 1024 -0018 Dubuque County, Iowa NPS Form 10 -900- (8.86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 29 Roshek Brothers Department Store bent $tort in Dithi que - Seri* Isiterior Views "ofTtosbek;Bro }her 'New Dd pct OO tQd Z _ x •.:IOWA's'PIQ T" i `BsAurkv J , 7ln x ' *OE1'Iti 1�QDE�tki. ZNG A1((.Wfites CUn(ained «1We, .'.,:3_ ;8oshek�Dutlding' (' mp .love) lie tell, a (* e mi iou9d - _ JY ph n w4i bq ur4 a o t , O& Figure 18: Office space advertisement, completed building (Telegraph - Herald, July 3, 1931) OMB Approval No. 1024 -0018 Dubuque County, Iowa Figure 17: Four interior views of the completed store; upper left first floor from mezzanine; upper right first floor looking south; lower left, basement grille counter; lower right, third floor millinery department (Telegraph - Herald, July 12, 1931) WS Form 10 -900 -a 8.86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 30 Roshek Brothers Department Store r - � �- isnw'S Y�i'i °Ih ll ;r < yip P 6 1 y 1 ri ran I �ti'J � li'• gi i ly :,, /,u I f i in of fll n ' a_ . i 'pet f t1!/l1 min all ;nn i. w'ry;nivt :iiil'i Fri std ?a ;_r rr Figure 19: Iowa's Largest Department Store, view southeast (Telegraph- Herald, July 6, 1931) OMB Approval No. 1024 -0018 Dubuque County, Iowa 1894- 1896 1896-1907 1.907- -1921 Figure 20: 39' Anniversary review of Roshek Brother's store locations (left to right, 622 Main, southeast comer 8 and Main, southwest corner 8` and Main, and the two Main and Locust streets locations occupied previous to the new building (Telegraph - Herald, August 6, 1933) NPS Form 10-900•a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 31 Roshek Brothers Department Store egrnd 1 'ynago' - .ttf2 ¢\Vo itreaestabt shet7 - &6"g Bike tan� @s l theifta ;dU aLJpua`6- aid t o ' iiro ' ?".. 11110 guile Titpreent year tuarhs. = the.: 1000 anniveljaiy.:- of - tr a- deRaitiure ° .ott=.:the - ' wagon_ train= frour :St, -- Louis, 3iissnuri;- 'to - -� Oregon copu[ry,_ PJoneet's: they wcero wlio, braved the_ great:, pins,' much -.i8 - the - � 'Ancient Mar n tiarcrl- (11e'- Deep for - eptr T$0 SF_o1 yon,11.J3o.,ir „ . - f e':iind= nitiirJe`s`un- ifie =2r2e sP STOI(E r930.31 `�' ' $if jllon ers, ,... : nob nf. the no, fol.; Sou bid: lathe ittinf • n• nil Figure 21: New building featured in advertisement, Dubuque high school yearbook, 1930 Echo (Loras College, Center for Dubuque History) Figure 22: 8' 1 and Locust, view southeast, c.1940 (Loras College, Center for Dubuque History, Photo FMP 3891) 0MB Approval No 1024 -0018 Dubuque County, Iowa NIPS Form 10.900 -a 8.86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 32 Roshek Brothers Department Store Figure 23: 8 and Locust, view west from east of Locust, c.1940 (Loras College, Center for Dubuque History, Photo FMP 3920) Figure 24: Overview of Roshek Building, view northeast, pre -1970 OMB Approval No. 1024 -0018 Dubuque County, Iowa NPS Form 10.900 -a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 33 Roshek Brothers Department Store OMB Approval No. 1024-0018 Dubuque County, Iowa Figure 25: Telegraph- Herald newspaper clipping, c.1958, 8 and Locust streets, view southeast ( Loras College, Center for Dubuque History, Business Vertical File, Department Stores, F -3) ADSNEK�BRaTHERS COHPl��Y1�ciNiCDtfBUCUE - -��- Figure 26: Postcard view, c.1940, view southeast, c.1940 -50 (Loras College, Center for Dubuque History, Photo -GRS 3479) WS Farm 10•900-a 6.66) Jnited States Department of the Interior \Jational Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 34 3oshek Brothers Department Store Figure 27: Overview of Roshek Building, view northeast, c.1990 (Loras College, Center for Dubuque History, NEW 860) Figure 28: Detail, 1934 Sanborn Fire Insurance Map O61BApproval No. 1024 -0018 Dubuque County, Iowa PPS Form 10.900 -a (8.86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 35 Roshek Brothers Department Store .;1. i L y i I. Ih� SsA� a ‘Vi It t04.5 4 . 2 ill 4 ; r : + t (x31 .., ,. : § 7 i F v f ' ' ,n , 4 1 � �30 2� c ' 4 ' r,rlrw 4J arrr Rk t m9 Jr -:: teas „ '°y 4x: 11 i � ' � 4 1 rte .v r .r. i w k; tia'- : `7 "+ �TM`�^ +__ • y� iii t•" - 1 11 . $r ' N tr .1 A rrN- l.. F rr t is n,tF< aah :- 11, Y .rr.weai . 714r I �,� 1' del is fA ct 849 $T. Lt. arS West 7th Street 9Trvo Figure 29: Detail, 1950 Sanbom Fire Insurance Map OMB Approval No. 1024 -0018 Dubuque County, Iowa Figure 30: Detail, 1962 Sanborn Fire Insurance Map (Roshek Building at the top of the image) WS Form 10-900-a 6-B6) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 36 Roshek Brothers Department Store Figure 31: Architect Nicol as of 1913 ( http:// b- levi.com/research/arch/nicol) OMB Approval No. 1024 -0018 Figure 30A: Aerial depiction of the building, view east, c.1974 (Center For Dubuque History, Roshek Brothers Company Collection) Dubuque County, Iowa NPS Form 10.900-a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 37 Roshek Brothers Department Store Figure 32: Reifer's Furniture Company, Lafayette, Indiana, four stories (reinforced concrete), 1913 -14 ( http:// b- levi.com/research/arch/nicol) Figure 33: Hotel Fowler, Lafayette, Indiana, 8 stories, 1917 (http://b-levi.com/research/arch/nicol) Figure 34: Spaulding Hotel, Michigan City, Indiana, 8 stories, 1921 (non- extant) ( www. dunelady. com/laport/Mich/Cityphotos.htm) OMB Approval No. 1024 -0018 Dubuque County, Iowa dPS Form 10 -900-a 8 86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 38 Roshek Brothers Department Store iftE 0 /48 Approval No. 1024 -0018 Dubuque County, Iowa Figure 35: The Roberts Hotel, Muncie, Indiana, 7 stories, 1921 The stone front of the porte cochere was inscribed with the hotel's name (as was done in the Roshek design) (http: / /b- levi.com/research/arch/nicol ) Figure 36: Greystone Hotel, Bedford, Indiana, c. 1923 -24 (http://b-levi.com/research/archinicol) rank IN 1 Figure 37: Four Flags Hotel, Niles, Michigan, 1926 (left to right, partial facade, entry, side wall) (Spanish Colonial Revival style) (http: / /www.hmdb.org/marker.asp ?marker =1629) NPS Form 10 -900 -a (8 -86) United States Department of the Interior National Park Service OMB Approval No. 1024 -0018 National Register of Historic Places Continuation Sheet Section number 11 Page 39 Roshek Brothers Department Store Dubuque County, Iowa Figure 38 : Ho el Gary, Gary, Indiana, 1926, 17 stories as planned ( http:// b- levi.com/research/arch/nicol) ' sP QU \s " et m�CSL S - te, Figure 39: Hotel Gary /Genesis Towers, as built with added stories, deleted tower element, 10 stories ( http:// www. preserveindiana.com/pixpages /nw ind/garvcrds.htm) IPS Form 10 -900 -a 8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 40 Roshek Brothers Department Store Figure 40: Fort Armstrong Hotel, Rock Island, Illinois, 9 stories, 1926 (www.rockislandpreservation.org/postcards/fortarrostrong.html) Figure 41: Farcroft, 1337 West Fargo Avenue, Chicago, 13 stories, 1928 (http: / /www.emporis. com/ en/ cd/ cm/? id= charleswhee lernichol- layfayette- in -usa) OMB Approval No. 1024-0018 Dubuque County, Iowa NPS Form 10-900-a (8 -86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 41 Roshek Brothers Department Store Figure 42: Vintage Apartments, Dean Parkway and West Lake Street, Minneapolis, Nicol was not the principal designer, nine stories, 1929, completed 1946 (www.photopixels.com /cbc /pages) Figure 43: W. L. Yokum (Telegraph - Herald, November 18, 1941) OMB Approval No. 1024 -0018 Dubuque County, Iowa JPS Form 10-900-a 8-86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 42 Roshek Brothers Department Store Figure 44:Aerial detail of the building showing penthouse and roof, view southeast (Center For Dubuque History, Rosheks Department Store File) .S �SYE4 BLPJ Figure 45: Construction completion photo, view southeast, 1931 (Center For Dubuque History, Rosheks Department Store File) OMB Approval No. 1024-0018 Dubuque County, Iowa NPS Form 10-900-a (8.86) United States Department of the Interior National Park Service National Register of Historic Places Continuation Sheet Section number 11 Page 43 Roshek Brothers Department Store Figure 46: Early main floor interior view from mezzanine, view to the southwest (Center For Dubuque History, Rosheks Department Store File) Figure 47: Locational map (http: / /ortho.gis.iastate.edun OMB Approval No. 1024 -0018 Dubuque County, Iowa 4 / Ifft a t/ mg gr Nal Str al . 1 . / / I • 1 '''...'-- 'it. - A - . .. i • • r. 1 1 •-••-E -? • : 1 • : :: 1;...;;F. •::( Ar.p-.*.... ; -. • / i I . ...... ; /04,:" ...g.e.... A. .....: f . "- • / 7 1 . ./. / .. / .. . . . . i •••• ii i . • # • /. 1 ... •.... i , • / .., i / i 7...I i . '. i • • • " 11 ' . li 1 :- . ■-• ..- t'' 11 ' i ;:31 . • . r .i. . ; • '-- l '` :2.: ".'t :',..7.r....:, ..:1 666,, -, -. • i- , xor IS a a NIL =7 — Aa SS/ allt Mr At St IEL 111E± \ • 77A - 1 :. 1 1V, 14_ / / / / / / / 4/ z/ _ -Y _ate Section II — Land Use Regulations Article 10 — Historic Preservation Commission Article 10: Historic Preservation Commission Applications and Procedures 10 -1 Purpose and Intent The purpose of this article is to: A. Promote the educational, cultural, economic and general welfare of the public through the protection, enhancement and perpetuation of districts, individually designated historic properties, landmarks, and landmark sites of prehistoric, historic, architectural, archeological and cultural significance; B. Safeguard the city's prehistoric, historic, aesthetic, architectural, archeological and cultural heritage by preserving historic properties, districts, landmarks, and landmark sites of historical, architectural and cultural significance; C. Stabilize and improve property values; D. Foster civic pride in the legacy of beauty and achievements of the past; E. Protect and enhance the city's attractions to tourists and visitors and the support and stimulus to business thereby provided; F. Strengthen the economy of the city; and G. Promote the use of properties, districts, landmarks, and landmark sites of prehistoric, historic, architectural, archeological and cultural significance as sites for the education, pleasure and welfare of the people of the city. 10 - 2 Definitions For the purpose of this chapter, the following words and phrases shall have the meanings ascribed to them below: Alteration: any act or process which changes the exterior architectural appearance or exterior feature of a structure, site or area, including, but not limited to, the erection, construction, reconstruction, restoration, removal or demolition of any structure or part thereof, excavation, or the addition of an improvement. Archeological Significance: a determination based on the following criteria: 1. The site is associated with events that have made a significant contribution to, and are identified with, or that outstandingly represent, the broad cultural patterns of U.S. history and from which an understanding and appreciation of those patterns may be gained; or 2. The site is associated itnportantly with the lives of persons nationally significant in U.S. history; or 3. The site represents some great idea or ideal of the American people; or Section II — Land Use Regulations Article 10 — Historic Preservation Commission 4. The site embodies the distinguishing characteristics of an architectural type or specimen exceptionally valuable for a study of a period, style or method of construction, or that represents a significant, distinctive and exceptional entity whose components may lack individual distinction; or 5. The site is composed of integral parts of the environment not sufficiently significant by reason of historical association or artistic merit to warrant individual recognition, but collectively compose an entity of exceptionally historical or artistic significance, or outstandingly commemorate or illustrate a way of life or culture; or 6. The site has yielded or may be likely to yield information of major scientific importance by revealing new cultures, or by shedding light upon periods of occupation over large areas of the U.S. Such sites are those which have yielded, or which may reasonably be expected to yield data affecting theories, concepts and ideas to a major degree. Architectural Significance: a determination based on the following criteria: 1. The structure(s) is (are) the work of, or associated with, a nationally or locally noted architect, architectural firm, engineer, builder or craftsman; or 2. The structure(s) is (are) an example of a particular period of architecture or architectural style in terms of detail, material, method of construction or workmanship, with no or negligible irreversible alterations to the original structure; or 3. The structure(s) is (are) one of the few remaining examples of a particular architectural style; or 4. The structure(s) is (are) one of a contiguous group of structures which have a sense of cohesiveness which is expressed through a similarity of characteristics, a similarity of a style, a similarity of period, a similarity of method of construction or which accent the architectural significance of the area. Architectural Interest: a determination that a building, structure, property, object, site or area that has sufficient integrity of location, design, materials and workmanship to make it worthy of preservation or restoration. Building: any structure used or intended for supporting or sheltering any use or occupancy, typically for any form of human activity. A building also may refer to an historically and functionally related unit, such as a courthouse and jail or a house and barn. Examples of buildings include: carriage house, church, garage, hotel, house, library, school, shed, store or theater. Section II — Land Use Regulations Article 10 — Historic Preservation Commission Certificate Of Appropriateness: a document issued by the Historic Preservation Commission indicating its approval of plans for an alteration or activity which will: 1. Create a material change in appearance, or the removal or demolition, of a landmark, landmark site or of a structure within an historic district; and 2. Require a regulated permit. Certificate of Economic Non - viability: a document issued by the Historic Preservation Commission which acknowledges an exception as herein defined and which authorizes an alteration or activity: 1. Which creates a material change in appearance, or the removal or demolition, of a landmark, landmark site or of a structure within an historic district; 2. Which requires a regulated permit; and 3. For which a certificate of appropriateness has been or would be denied; however, a certificate of economic non - viability shall be issued only upon a showing that the property owner will be deprived of any reasonable economic return on the property if not allowed to proceed with the requested alteration or activity. Character Defining Feature: a prominent or distinctive aspect, quality, or characteristic of a cultural landscape or historic building, site, structure, object, or district that contributes significantly to its physical character. Commission: the Dubuque Historic Preservation Commission, as established by this chapter. Contributing Building: a contributing building, site, structure, or object adds to the historic architectural qualities, historic or traditional cultural associations, or archeological values for which a property is significant because: 1. It was present during the period of significance or does not relate to the documented significance of the property; or 2. Despite alterations, disturbances, additions, or other changes, it still possesses historical integrity or is capable of yielding important information about the period; or 3. It independently meets one or more of the National Register of Historic Places criteria; or 4. It has identified as contributing in a historical, architectural, or archeological survey. Conservation District: an area designated by ordinances of the City Council which: i. Has defined geographic boundaries; 2. Contains contiguous pieces of property under diverse ownership; Section II — Land Use Regulations Article 10 — Historic Preservation Commission 3. Encompasses areas of historically and architecturally significant buildings, sites, structures, objects, or districts, including potential national or local historic districts; and 4. Is important to maintain and preserve for its economic and social value and as a neighborhood or area of affordable housing. Conservation Planning Area: an area designated by ordinances of the City Council which: 1. Has defined geographic boundaries; 2. Contains areas within a historical, architectural or archeological survey; 3. Has a history of good overall maintenance and where architectural interest is high; and 4. The City of Dubuque has undertaken the study of the area. Cultural Significance: a determination based on the following criteria: 1. The role a property, cultural landscape, building, site, structure, object, or district plays in a community's historically rooted beliefs, customs, and practices; or 2. Its association with events, or series of events, significant to the cultural traditions of a community. Demolition: any act or process which destroys in part or in whole a landmark or a structure. Design Guideline: a standard of acceptable activity which will preserve the prehistoric, historic, architectural, archeological and cultural character of a building, district, landmark, site, object or structure. Determination of No Material Effect: a document issued by the City Planner indicating approval for any normal "repair" or act of maintenance as defined by this chapter, which: 1. Is not an "alteration ", construction, removal, "demolition" or "excavation" as defined by this chapter; 2. Does not create a material change in the exterior architectural appearance or exterior features of a structure or site; and 3. Nonetheless does require a regulated permit. District: a definable geographic area that can be distinguished from surrounding properties, and which possesses a significant concentration, linkage, or continuity of sites, buildings, structures or objects united historically or aesthetically by plan or physical development. Excavation: the digging out or removal of earth, soil. Section II — Land Use Regulations Article 10 — Historic Preservation Commission Exterior Architectural Appearance: the architectural style and character and the general composition and arrangement of the exterior of a building or structure, including character - defining features. Exterior Features: the architectural style and the general design and arrangement of the exterior of a structure, including, but not limited to, the kind and texture of the building material(s), and the type, style and arrangement of all windows, doors, light fixtures, signs and other appurtenant elements, or the natural features of a landmark, landmark site or structure. In the case of outdoor advertising signs, "exterior feature" includes the style, material, size and location of the sign. Historic District: an area designated by ordinances of the City Council which: 1. Has defined geographic boundaries; 2. Contains contiguous pieces of property under diverse ownership; and 3. Is one or more of the following: a. Significant to American history, architecture, prehistoric or historic archaeology or culture; or b. Possesses integrity of location, design, setting, materials, workmanship, feel and association; or c. Associated with events that have been a significant contribution to the broad patterns of our prehistory or history; or d. Associated with the lives of persons significant with our past; or e. Embodies the distinctive characteristics of a type, period, or method of construction; or f. Represents the work of a master; or g. Possesses high artistic values; or h. Represents a significant and distinguishable entity whose components may lack individual distinction; or i. Has yielded, or may be likely to yield, information important to prehistory and history. Historic Significance: a determination based on the following criteria: 1. The structure(s) or site(s) has (have) a strong association with the life or activities of a person or persons who have contributed to or participated in the historic events of the nation, state or community; or Section II — Land Use Regulations Article 10 — Historic Preservation Commission 2. The structure(s) or site(s) is (are) associated with an association or group (whether formal or informal) which has contributed to or participated in historic events of the nation, state or community; or 3. The structures) or site(s) or object(s) is (are) associated with an antiquated use due to technological or social changes in the nation, state or community, such as, but not limited to, a blacksmith's shop or railroad trestle; or 4. The site(s) or object(s) is (are) a monument to or a cemetery of historic personages. Improvement: any building, structure, parking facility, fence, gate, wall, work of art or other object constituting a physical betterment of real property, or part of such betterment. Individually Designated Historic Properties: historical designation offered for individual properties determined to have prehistoric, historic, architectural, archeological and cultural significance and which are not of a landmark status or located within a historic district. Integrity: the original, unaltered or historically altered appearance of a structure, site or area when taken as a whole. Landmark: a property or structure designated by ordinance of the City Council pursuant to procedures described herein, that is worthy of preservation, rehabilitation or restoration because of its prehistoric, historic, architectural, archeological or cultural significance to the city, the state or nation. Landmark Site: any parcel of land of prehistoric or historic archeological significance, or historic significance due to its substantial value in tracing the prehistory or history of Native Americans, or upon which an historic event has occurred, and which has been designated as a landmark site under this section, or an improvement parcel, or part thereof, on which is situated a landmark and any abutting improvement parcel, or part thereof, used as and constituting part of the premises on which the landmark is situated. Material Change of Appearance: any change, alteration or modification of the external architectural appearance or exterior features of a building, improvement, structure or property which is visible from the public way and for which a regulated permit is required for compliance with applicable local codes, including, but not limited to: 1. Changes in the exterior size, configuration, fenestration or other structural features of the property; or 2. Construction or reconstruction; or 3. Demolition; or 4. Any alteration in the size, location or appearance of any sign on the property; or 5. Any excavation on property or the deposit of any waste, fill or other material on property. Section II — Land Use Regulations Article 10 — Historic Preservation Commission 6. For individual historic districts, the definition of "material change in appearance" may be expanded to include additional activities for which a certificate of appropriateness is required. Such additional activities shall be delineated in the ordinance designating an individual district or by amending the district designating ordinance, in the case of a district that has been previously designated. Non - contributing Building: a non - contributing building, site, structure, or object does not add to the historic architectural qualities, historic or traditional cultural associations, or archeological values for which a property is significant because: 1. It was not present during the period of significance or does not relate to the documented significance of the property; or 2. Due to alterations, disturbances, additions, or other changes, it no longer possesses integrity or is incapable of yielding important information about the period; or 3. It does not independently meet one or more of the National Register of Historic Places criteria. Object: as distinguished from buildings and structures, objects are those constructions that are primarily artistic in nature or are relatively small in scale and simply constructed. Although it may be, by nature or design, movable, an object is associated with a specific setting or environment. Examples of objects include: fountain, milepost, monument, sculpture or statuary. Owner of Record: any person, firm, corporation or other legal entity listed as owner on the records of the Dubuque County Recorder. Prehistoric Significance: a determination based on the following criteria: 1. That a property, cultural landscape, building, site, structure, object, or district has yielded or may be likely to yield, information important in prehistory; or 2. That property, cultural landscape, building, site, structure, object, or district provides a diagnostic assemblage of artifacts for a particular cultural group or time period or that provides chronological control (specific dates or relative order in time) for a series of cultural groups. Preservation Alternatives: financial incentives and restoration alternatives sufficient for the property owner to eam a reasonable economic return. Financial incentives include, but are not limited to, financing, tax credits, tax abatements, preservation grants or other similar incentives. Restoration alternatives include, but are not limited to, different materials, techniques or methods for rehabilitation of historic buildings and structures, or archeological sites. Regulated Permit: an official document or certificate issued by the Building Official, City Engineer or other official of the City pursuant to provisions of the Building Code or other ordinance or regulation, and which authorized the performance of a specified activity. Section II — Land Use Regulations Article 10 — Historic Preservation Commission Repair: any change which does not require a building permit, and which is not construction, removal or demolition. Scale: in a building or structure, the relationship of the vertical, horizontal and volume measurements; the relationship of the parts to one another within a building, or structure or in comparison to other buildings or structures within that vicinity. Site: the location of a significant event, a prehistoric or historic occupation or activity, or a building or structure, whether standing, ruined, or vanished, where the location itself possesses historic, cultural, or archeological value regardless of the value of any existing structure. Examples of sites include: cemetery, designed landscape, habitation site, natural feature having cultural significance, rock carving, rock shelter, ruins, trail or village site. State Historic Preservation Office: state agency which identifies, records, collects, preserves, manages, and provides access to Iowa's historical resources and educates, conducts and stimulates research, disseminates information, and encourages and supports historic preservation and education efforts of others throughout the state. Structure: anything constructed or erected, the use of which requires a permanent or temporary location on or in the ground, including, but not limited to, the following: earthwork, fences, gazebos, advertising signs, billboards, backstops for tennis courts, radio and television antennas, including supporting towers, and swimming pools. As distinguished from buildings, structures are those functional constructions made usually for purposes other than creating human shelter. Visibility from the Public Way: any portion of a building or structure that is visible to a person while standing on an adjacent improved public street, alley, sidewalk or step. Temporary structures or vegetation shall not be considered as obstructions to the visibility from the public way. 10 -3 Historic Preservation Commission Established A. The Historic Preservation Commission is hereby established and shall consist of nine (9) members who shall be residents of the city. B. Members of the Commission shall be appointed by the City Council as follows: one resident from each designated historic preservation district, including the historic districts hereinafter established; and four (4) at large members. Each member shall possess qualifications evidencing expertise or interest in architecture, history, archeology, law, construction or building rehabilitation, city planning or conservation in general. One Commission member shall be a licensed architect. In the event that a vacancy occurs in a seat which requires that the appointee be a resident of the district and for which there is no application from a qualified resident, the City Council, shall appoint a tenth member. This appointment shall be temporary. Upon appointment of a qualified resident to the vacancy, the temporary appointment shall terminate. C. Members shall serve three (3) year terms. Section II — Land Use Regulations Article 10 — Historic Preservation Commission D. Vacancies occurring in the Commission, other than through expiration of term of office, shall be only for the unexpired portion of the term of the member replaced. Each member shall serve until the appointment of a successor. E. Members may serve for more than one term. F. Vacancies shall be filled by the City Council in accordance with the requirements set forth above. G. Members shall serve without compensation. 10 - 4 Commission Organization A. The Commission shall elect from its membership a chairperson and vice chairperson, whose terms of office shall be fixed by bylaws adopted by the Commission. The chairperson shall preside over meetings of the Commission and shall have the right to vote. The vice chairperson shall, in cases of absence or disability of the chairperson, perform the duties of the chairperson. B. The City Manager shall designate a person to serve as secretary to the Commission. The secretary shall keep a record of all resolutions, proceedings and actions of the Commission. C. The Commission shall adopt rules or bylaws for the transaction of its business. The bylaws shall provide for, but not be limited to, the time and place of holding regular meetings, the procedure for the calling of special meetings by the chairperson or by at least three (3) members of the Commission and quorum requirements. D. All meetings of the Commission shall be subject to Iowa Code chapter 21, the Iowa open meetings act. E. The Commission shall keep a record of its resolutions, proceedings and actions. The records shall be subject to Iowa Code chapter 22, the Iowa public records act. F. A quorum of the Commission shall be required in order to transact business. G. The affirmative vote of a majority of Commission members present at a meeting shall be required for the approval of plans or the adoption of any resolution, motion or other action of the Commission. H. The vote of each member of the Commission shall be recorded. I. A member of the Commission shall attend at least two - thirds (2/3) of all scheduled meetings within any consecutive twelve (12) month period. If any member does not attend such prescribed number of meetings it shall constitute grounds for the Commission to recommend to the City Council that said member be replaced. Attendance of all members shall be entered on the minutes. Section II — Land Use Regulations Article 10 — Historic Preservation Commission J. The Commission shall file with the City Council a copy of the minutes of each regular and special meeting of the Commission within ten (10) working days after each meeting. 10 -5. Powers and Duties Generally A. The general duties and powers of the Commission shall be as follows: 1. To promote and conduct educational and interpretive programs on historic properties within its jurisdiction; 2. To develop and adopt specific standards for review and design guidelines, in addition to those set forth in Section 10 -10 of this chapter, for the alteration of landmarks, landmark sites, individually designated historic properties and property and structures within historic districts; 3. To adopt its own bylaws; 4. To identify, evaluate, register, manage and protect significant prehistoric and historic archeological sites; 5. To conduct an ongoing survey to identify historically, archaeologically and architecturally significant properties, structures and areas that exemplify the cultural, social, economic, political, archeological or architectural history of the nation, state or city; 6. To research and recommend to the City Council the adoption of ordinances designating areas as having historic, architectural, archeological or cultural value or significance as "historic districts"; 7. To research and recommend to the City Council the adoption of ordinances designating properties or structures having historic, architectural, archeological or cultural value or significance as "landmarks" or "landmark sites "; 8. To research and recommend to the City Council the adoption of ordinances designating properties as having historic; architectural, archeological or cultural value or significance as " Individually Designated Historic Properties"; 9. To research and recommend to the City Council the adoption of ordinances designating areas as having historic, architectural, archeological or cultural value as "conservation districts"; 10. To research and recommend to the City Council the adoption of ordinances designating areas as having historic, architectural, archeological or cultural value as "conservation planning areas "; 11. To maintain a register of all properties and structures which have been designated as landmarks, landmark sites or historic districts, including all information required for each designation; Section II — Land Use Regulations Article 10 — Historic Preservation Commission 12. To assist and encourage the nomination of landmarks, landmark sites and historic districts to the National Register of Historic Places, and review and comment at a public hearing on any National Register nomination submitted to the Commission upon the request of the mayor, City Council or the State Historic Preservation Office; 13. To confer recognition upon the owners of landmarks, individually designated historic properties or of property or structures within historic districts; 14. To review in- progress or completed work to determine compliance with specific certificates of appropriateness or certificates of economic non - viability; and 15. To serve as an advisory design review body to the City Council for review of public works projects which have historic preservation implications in historic districts, individually designated historic properties, or for alteration of landmarks, landmark sites or structures, that would result in a material change in appearance or be visible from the public way; and 16. To serve as an advisory review body to the City Council for the review of public planning, design, construction, and maintenance needs in conservation planning areas upon request from the City Council. B. The Commission shall be governed by the administrative, personnel, accounting, budgetary and procurement policies of the city. 10 -6 Identification and Designation of Landmarks, Landmark Sites, Individually Designated Historic Properties and Historic Districts A. Generally: The Commission may conduct studies for the identification and nomination of landmarks, landmark sites, individually designated historic properties and historic districts, as defined by this chapter. The Commission may proceed on its own initiative or upon a petition from any person, group or association. B. Nomination: r. Landmarks and Landmark Sites: The nomination of landmarks and landmark sites shall be initiated by an application submitted to the Commission by the property owner on a form supplied by the Commission. 2. Historic Districts: The designation of historic districts shall be initiated by a nomination for such designation. A nomination shall be made to the Commission on a form prepared by it and may be submitted by a member of the Commission, the owner of record of property within a proposed historic district, the City Council, or any other person or organization. When a Commissioner, as a private citizen, nominates an historic district for designation, the nominating Commissioner shall abstain from voting on the designation. This provision shall not extend to a designation motion presented by a Commissioner as part of Commission proceedings. Section II — Land Use Regulations Article 10 — Historic Preservation Commission 3. Individually Designated Historic Properties: The nomination of individually designated historic properties shall be initiated by an application submitted to the Commission by the property owner on a form supplied by the Commission. C. Criteria for Consideration of a Nomination: The Commission shall, upon such investigation as it deems necessary, make a determination as to the following: 1. The nominated property, structure, object, site or area: i. Is of "architectural significance ", as defined by this chapter; or ii. Is associated with events that have made a significant contribution to the broad patterns of the history of the city of Dubuque, Dubuque County, the state of Iowa or the nation; or iii. Is associated with the lives of persons significant in the past of the city of Dubuque, Dubuque County, the state of Iowa or the nation; or iv. Has yielded, or may be likely to yield, information important in prehistory or history; and 2. The structure, property, object, site or area has sufficient integrity of location, design, materials and workmanship to make it worthy of preservation or restoration; and 3. The structure, property, object, site or area is at least fifty (50) years old, unless the Commission determines that it has achieved significance within the past fifty (50) years and is of exceptional importance. D. Notification of Nomination: Within sixty (60) days after receipt of a completed nomination in proper form, the Commission shall hold a public hearing. Notice that a nomination for designation is being considered and the date, time, place and purpose of the public hearing shall be sent by certified mail, at least fourteen (14) days prior to the date of the hearing, to the owner(s) of record of the nominated landmark or landmark site, nominated individually designated historic property, or property within the nominated historic district and to the nominator(s). Notice shall also be published in a newspaper having general circulation in the city. The notice shall state the street address and legal description of a nominated landmark or landmark site or the boundaries of a nominated district. E. Public Hearing: Oral or written testimony concerning the significance of the nominated landmark, landmark site or historic district shall be taken at the public hearing from any interested person. The Commission may request expert testimony, consider staff reports or present its own evidence regarding the compliance of the nominated landmark, landmark site, individually designated historic property or historic district with the criteria set forth in subsection (c) of this section. The owner of any nominated landmark, landmark site, individually designated historic property or of any property within a nominated historic district shall be allowed a reasonable opportunity to present evidence regarding the nomination, shall be afforded the right of representation by counsel and Section II — Land Use Regulations Article 10 — Historic Preservation Commission shall be given reasonable opportunity to cross - examine expert witnesses. The hearing shall be closed upon completion of testimony. F. Determination by the Commission, Recommendation and Report: Within thirty (30) days following the close of the public hearing, the Commission shall make a determination upon the evidence as to whether the nominated landmark, landmark site, individually designated historic property or historic district does or does not meet the criteria for designation. Such determination shall be made in an open meeting by resolution of the Commission, shall be reduced to writing in the form of a recommendation and shall be supported by a written report in support of the nomination. The Commission's recommendation on the nomination of a landmark, landmark site, individually designated historic property or historic district, and its supporting report, shall be transmitted to the City Council, and shall include a proposed ordinance or amendment establishing such landmark, Landmark site, individually designated historic property or historic district and describing its location and boundaries by address and legal description. G. Action by City Council: i. The City Council shall submit the proposed ordinance or amendment to the State Historic Preservation Office for review and recommendations at least thirty (30) days prior to the date of any public hearing conducted by the City Council. Any recommendations made by the State Historic Preservation Office shall be made available by the city to the public for viewing during normal working hours at a city government place of public access. 2. Upon receipt of the recommendation and report of the Commission, and after having received a recommendation from the State Historic Preservation Office or if the thirty (30) day waiting period has lapsed since submission of the request for such recommendation, the City Council shall conduct a public hearing on the ordinance or amendment establishing the proposed landmark, landmark site, individually designated historic property or historic preservation district. After public hearing, the City Council shall approve or disapprove the ordinance or amendment, or refer the nomination back to the Commission for modification. A modified nomination shall require compliance with the same procedure for designation as set forth above. 3. City Council approval of the ordinance or amendment shall constitute designation of the landmark, landmark site, individually designated historic property or historic district. H. Amendment and Rescission of Designation: A designation may be amended or rescinded upon petition to the Commission and compliance with the same procedure and according to the same criteria as set forth above for designation. 10 -7 Designated Landmarks, Landmark Sites, Individually Designated Historic Properties and Historic Districts A Historic Districts Section II — Land Use Regulations Article 10 — Historic Preservation Commission 1. Langworthy Historic Preservation District: The properties hereinafter described are hereby designated as an historic preservation district, according to the provisions of this chapter: All of Lots 1 through 3, inclusive; all of Lot 4 excepting the northerly ten (10) feet thereof, all of the south half of Lot 6; all of Lots 12 through 16, inclusive; and all of Lots 12A through 16A, inclusive; all being in Paulina Langworthy's Addition. The west fifteen (15) feet of lot 4; all of Lot 5, and Lot 6; all being in McCoy Subdivision. All of Lots 1 through 6, inclusively, of Lot 2 and Lot 3; all of Lot 4; and all of Lots 5 through 8, inclusive, excepting the northerly twelve (12) feet of all of them; all being in Mrs. L. A. Langworthy's Addition. All of Lots 1 through 12, inclusive; all of Lots 17 through 21, inclusive; and all of Lots 9 through 53, inclusive; all being in Julia Langworthy's Addition. Lots 1 through 4, inclusive; Lot 1 of Lot 6; Lots 28 through 32, inclusive; Lot 1 of Lot 1 of Lot 1 of Lot 33; and Lot 1 of Lot 2 of Lot 2 of Lot 33; all being in T. S. Nairn's Dubuque Addition. 2. Old Main Historic Preservation District: The properties hereinafter described are hereby designated as an historic preservation district, according to the provisions of this chapter: All of city Lots 1 through 12, inclusive; all of city Lots 69 through 80, inclusive; and the south sixty -four (64) feet of Lot 1 Block XV of Dubuque Downtown Plaza. 3. Jackson Park Historic Preservation District: The properties hereinafter described are hereby designated as an historic preservation district, according to the provisions of this chapter: Beginning at the intersection of West 17th and Heeb Streets, north along Heeb Street to the south line of M. A. Rebman's Sub.; west along said line and the south line of Duncan's Sub. to the west line of Lot 4 -C.L. six hundred seventy -four (674) feet; south along said line to the south line of Lot 2- 5 -C.L. 674; west along said line and along the south line of Lot 1- 5 -C.L. 674 to Main Street; west across Main Street and Madison Avenue to the north line of Lot 5- 2 -C.L. 673; continuing west along said line to the west line of said lot; south along said line to Dorgan Place; west along Dorgan Place to the east line of Lot 1- 1A- Dorgan's Sub.; southwest along said line and along the east line of Lot 1- 1- Dorgan's Sub. and its extension of West 17th Street; first south then in a counterclockwise manner along the westerly line of D.N. Cooley's Sub. and its southerly extension to the north line of Lot 1- 1 -C.L. 667; east along said line to the east line of said lot; south along said line and the east line of Lot 2- 3 -C.L. 667 to the south along said line of Lot 2- 1 -C.L. 667; east along said line to Bluff Street; south along Bluff Street to the south line of A.L. Brown's Sub.; west along said line to the east line of Lot 769B of A. McDaniel's Sub.; south along said line and the east right -of -way line of Grove Terrace and the east line of Corkery's Sub. to the north line of Lorimer's Sub.; east along said line to the east line of Lot 1 -1 -1 and 11 of Lorimer's Sub.; south along said line and its extension to West 9th Street; east along West 9th Street to Locust Street; north along Section II — Land Use Regulations Article 10 — Historic Preservation Commission Locust Street to West 10th Street; east along West 10th Street to the alley between Locust and Main Streets; north along said alley to West 13th Street; east along West 13th Street to Main Street; south along Main Street to the south line of the north 1 /5 -C.L. 465; east along said line and its extension to the east line of the west 33 feet, north 1 /5 -C.L. 460; north along said line to West 13th Street; east along West 13th Street to Iowa Street; north along Iowa Street to West 14th Street; east along West 14th Street to the alley between Iowa Street and Central Avenue; north along said alley to West 17th Street; east along West 17th Street to Heeb Street, the point of beginning. 4. Cathedral Historic Preservation District: The properties hereinafter described are hereby designated as an historic preservation district, according to provisions of this chapter: Beginning at the intersection of Locust Street and West Seventh Street; southwest along West Seventh Street to Bluff Street; northwest along Bluff Street to the northwest line of Lot 5 -C.L. 653A; southwest along said line to the southwest line of said lot; southeast along said line to the northwest line of the north fifty (50) feet of Lot 1- 1 -C.L. 653; southwest along said line to the northeast line of Coriell's Dubuque Sub.; first southeast then in a clockwise manner along said line to West Fifth Street; southeast along West Fifth Street; to the northwest line of the west one hundred seven and five- tenths (107.5) feet -west one hundred seventy (170) feet -C.L. 624; southwest along said line to the northeast line of Cooper Heights Sub; southeast along said line and along the northeast line of Lot 1- 1- 1 -1C.L. 692 to the north right -of -way line of West Fourth Street; southwest along said right -of -way line and along the northwest line of Lot 2- 1- 1- 1 -C.L. 692 to Raymond Place; southeast along Raymond Place to the northwest line of Fenelon Point Sub.; first northeast then in a clockwise manner along said line to the southwest line of Lot 1 -E. seventy -eight and five- tenths (78.5) feet south one hundred (100) feet -C.L. 692; southeast along said line to West Third Street to the southwest line of Saint Raphael's Add.; southwest along said line to the northwest line of Lot 1- 2 -C.L. 694; first northeast then in a clockwise manner along said line to the northwesterly most line of Pixler Place; northeast along said line to the west right -of -way line of Bluff Street; southeast across Bluff' Street to the northeast line of C.L. 589A; continuing southeast along the northeast line of C.L. 589A and the northeast line of C.L. 589 and the northeast line of the north twenty -one (21) feet -north 1/2 C.L. 572 to Locust Street; northeast along Locust Street to the southwest line of the south fifty (50) feet -C.L. 568; northwest along said line to Bissell Lane; north along Bissell Lane to West Fourth Street; northeast along West Fourth Street to Locust Street; northwest along Locust Street to West Seventh Street, the place of beginning as described herein. 5. West Eleventh Street Historic Preservation District: The properties hereinafter described are hereby designated as an historic preservation district, according to provisions of this chapter: Beginning at the intersection of Loras Boulevard and Bluff Street; south along Bluff Street to the south line of A.L. Brown's Sub.; west along said south line to the east line of Section II — Land Use Regulations Article 10 — Historic Preservation Commission Lot 769B of A. McDaniel's Sub.; south along said east line and along the east right -of- way line of Grove Terrace and along the east line of Corkery's Sub. to the north line of Lorimer's Sub.; east along said north line to the east line of Lot 1- 1- 1- 11- Lorimer's Sub; south along said east line and its southerly extension to West 9th Street; west along West 9th Street to the west line of Central Addition; north along said west line to the south line of the east twenty -seven (27) feet -Lot 3 -C.L. 703; west along said south line to the west line of said lot; north along said west line to the north line of the west one hundred thirty - nine (139) feet -Lot 3 -C.L. 703; west along said north line to the east line of Lot 2 -46A- Farley's Sub.; north along said east line to Wilbur Street; west along Wilbur Street to the west line of Lot 2- 46A- Farley's Sub.; south along said west line to the south line of Lot 1- 46-Farley's Sub.; west along said south line and along the south line of Lot 1- 45- Farley's Sub. to the west line of said Lot 1 -45; north along said west line to Wilbur Street; west along Wilbur Street to Spruce Street; south along Spruce Street to the south line of Lot 2- 43-Farley's Sub.; west along said south line to the east line of the south eighty (80) feet - Lot 37- Farley's Sub.; north along said east line to the north line of said lot; west along said north line to the east line of Lot 38- Farley's Sub.; north along said east line to Jefferson Street; west along Jefferson Street and along the south line of Lot 2- 1- 1- 3 -C.L. 738 to the west line of Lot 2- 1- 1- 3 -C.L. 738; north along said west line and along the west line of Lot 1- 1- 1- 3 -C.L. 738 and along the west line of Lot 2- 1- 3 -C.L. 738 and along the west line of Lot 1- 2- 1 -C.L. 738; to West Eleventh Street; east along West Eleventh Street to the west line of Lot 12 of Cummin's Sub.; north along the west lines of Lots 11, 10, 9 and 8 of Cummin's Sub.; north across Race Street; north along the west line of Lot 6 of Cummin's Sub. to Chestnut Street; west along Chestnut Street to the west property line of Lot 8 of Bissell's Dubuque; north along the west property lines of Lots 9, 10, 11, 12, 13, 14 and 15 of Bissell's Dubuque and the E. 150' of Lot 5 of C.L. 740; east along the north line of the E. 150' of Lot 5 of C.L. 740 to Walnut Street; north along Walnut Street to Loras Boulevard; east along Loras Boulevard to Henion Street; north along Henion Street to Pickett Street; east along Pickett Street to the east line of Lot 2 -7- C.L. 667; south along said east line to the south line of Lot 1- 4 -C.L. 667; first east line then in a counter - clockwise manner along the southerly lines of Lot 1- 4 -C.L. 667 and Lot 1- 3 -C.L. 667 to the west line of Lot 2- 1 -C.L. 667; south along said west line of the south line of Lot 2- 1 -C.L. 667; east along said south line to Bluff Street; south along Bluff Street to Loras Boulevard, the place of beginning. B. Landmarks and Landmark Sites 1. William M. Black Landmark: The structure hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: Sidewheeler Dredge William M Black moored at Inner Levee of the Mississippi River, commonly known as the Ice Harbor. 2. Dubuque City Hall Landmark: Section II — Land Use Regulations Article 10 — Historic Preservation Commission The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The building situated on the N 2/5 of City Lot 448 and the N 2/5 of City Lot 457, commonly known as 50 West 13th Street. 3. Dubuque County Courthouse Landmark: The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The building situated on part of City Lot 286 and City Lots 287 to 288, commonly known as 720 Central Avenue. 4. Dubuque County Jail Landmark: The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The building situated on City Lots 284 to 285 and part of City Lot 286, commonly known as 36 West 8th Street. 5. Julien Dubuque Monument Landmark: The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The structure situated on Pt. Lot 1, Government Lots 1 and 2, located at terminus of Monument Drive. 6. Mathias Ham House Landmark: The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The building situated on Lot 1 of Lot 531 Ham's Addition, commonly known as 2241 Lincoln Avenue. 7. Shot Tower: The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The Shot Tower structure situated on River Front Sub 1, located at terminus of Commercial Street. 8. Four Mounds Estate Landmark Site: Section II — Land Use Regulations Article 10 — Historic Preservation Commission The property hereinafter described is hereby designated as a landmark site, according to the provisions of this chapter: The buildings, structures, objects, sites, and property situated on Lot 1 -1 -2 -1 & Lot 1 -1- 2-1-1 of SW -NW & Gov 1 & min Lot 331 & Lot 1 -7 -SW & Lot 2 -NW -NW all in Sec 1 of T89N -R2E & Lot 1 & Lot 2 -1 -1 -1 of Sub of 1 -7 SW and SW of NW Sec 1 T89N -R2E & Gov Lot 1 a/k/a min Lot 331 & Lot 1 -1 -4, 2 -2 -4, 2- 1 -2 -4, Lot 2 & 3 of SW Sec 1 of T89N -R2E & Lot 1 Fountain Hill re -sub & Lot 16 John Deere Dub Tractor Works & Lot 2- 1 -1 -2 -2 of SE 1/4 NE 1/4 Sec 2 of T89N -R2E 5th, commonly known as 4900 Peru Road. 9. Carnegie Stout Public Library: The property hereinafter described is hereby designated as a landmark, according to the provisions of this chapter: The buildings situated on City Lot 658A, City Lot 659, City Lot 660, balance of City Lot 658, commonly known as 360 West 11 °1 Street. C. Individually Designated Historic Properties The properties hereinafter described are hereby designated as individually designated historic properties, according to provisions of this chapter: 1. The buildings, structures, objects, sites, and property situated on E 1/2 Lot 36, E 15' W 1/2 Lot 36, Lot 37 Prospect Hill Addition, commonly known as 565 Fenelon Place. 2. The buildings, structures, objects, sites and property situated on Lots 22 & 23 and the N 46 feet of Lot 25 LH Langworthy's Sub, also known as 216 Clarke Drive. 3. The buildings, structures, objects, sites and property situated on Lots 16 and 17 of the West 1/2 of Block 1 of Dubuque Harbor Company Addition to the City of Dubuque, Iowa, also known as 40 & 42 Main Street. 10 -8 Demolition of Landmarks, Landmark Sites, Individually Designated Historic Properties or Structures in Historic Districts; Demolition By Neglect; Certificate of Economic Non - viability A. Demolition Generally: Demolition of landmarks, landmark sites, individually designated historic properties or structures within historic districts is prohibited unless, upon application and after hearing, the Commission issues a certificate of appropriateness or a certificate of economic non - viability pursuant to Section 10 -9 of this chapter. B. Demolition By Neglect Prohibited. The owner of a building or structure in any historic district, or of a landmark or landmark site, or individually designated historic property shall keep in good repair all the exterior portions of such buildings or structures and all interior portions thereof whose maintenance is necessary to prevent deterioration and Section II — Land Use Regulations Article 10 — Historic Preservation Commission decay of any exterior portion. This shall be in addition to all other provisions of law requiring property and improvements to be kept in good repair. The owner shall repair the building or structure to correct any of the following defects as determined by the City's Building Official: (1) Parts which are improperly or inadequately attached so that they may fall and injure persons or property; (2) A deteriorated or inadequate foundation; (3) Defective or deteriorated floor supports or floor supports that are insufficient to carry the loads imposed; (4) Walls, partitions, or other vertical supports that split, lean, list, or buckle due to defect or deterioration or are insufficient to carry the load imposed; (5) Ceilings, roofs, ceiling or roof supports, or other horizontal members which sag, split, or buckle, due to defect or deterioration or are insufficient to support the load imposed; (6) Fireplaces and chimneys which list, bulge, or settle due to defect or deterioration or are of insufficient size or strength to carry the loads imposed; (7) Deteriorated, crumbling, or loose exterior stucco or mortar; (8) Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations, or floors, including broken windows and doors; (9) Defective or lack of weather protection for exterior wall coverings, foundations or floors, including broken windows and doors; (10) Any default, defect, or condition in the structure which renders it structurally unsafe or not properly watertight; (11) Deterioration of any exterior feature so as to create a hazardous condition which could make demolition necessary for the public safety; (12) Deterioration or removal after the effective date hereof of any unique architectural feature which would detract from the original architectural style; (13) Deterioration of exterior stairs, porches, handrails, window and door frames, cornices, wall facings, and architectural details that cause instability, loss of shape and form, or crumbling; (14) Rotting, holes, and other forms of decay; or Section II — Land Use Regulations Article 10 — Historic Preservation Commission (15) Leaving a building or structure open or vulnerable to vandalism, decay by the elements, or animal and/or insect infestation. C. Emergency/Hazard Removal: In the event that a building or structure becomes damaged by fire, or other calamity or disaster, to such an extent that the Building Official determines it cannot reasonably be repaired and restored, or it poses an immediate risk to public safety and well - being, after consultation with a licensed architect or engineer in determining whether a building or structure can be reasonably repaired, stabilized or restored, any portion thereof may be removed in conformance with applicable laws. 10 -9 Alteration of Landmarks, Individually Designated Historic Properties, Landmark Sites or Structures in Historic Districts- Procedure for Design Review A. No regulated permit or site plan approval for the alteration of landmarks, individually designated historic properties, landmark sites or structures in historic districts may be issued prior to review and action by the Commission unless a determination of no material effect has been made in accordance with this chapter. B. Nothing in this chapter shall be construed to prevent ordinary maintenance or repair of any landmark, landmark site or structure or site within an historic district where such maintenance or repair does not involve a material change of appearance which necessitates issuance of a regulated permit or site plan approval. C. An application for a regulated permit or site plan approval shall be made to the appropriate City official. The application shall state or the appropriate City official shall determine whether the proposed work or activity is to be done on a landmark, landmark site, individually designated historic property or on a structure within an historic district. D. If the application demonstrates no material effect as recognized by this chapter, then the City Planner may issue a determination of no material effect, which shall authorize the proposed work or activity to proceed. If a permit application does not demonstrate compliance with the standards for a determination of no material effect, then an application must be made for Commission review of the proposed work or activity. The application for Commission review shall be filed in the planning services department. E. Unless otherwise mutually agreed upon by the applicant and the Commission, the Commission shall, within 60 days after an application is determined to be complete, the Commission shall review the proposed work or activity to determine whether it complies with the standards specified in this chapter. In the event the Commission does not approve or deny an application within 60 days after submittal of a complete application, such application shall be deemed to have received approval by the Commission unless the applicant has consented to an extension of the 60 day period. The Commission shall issue a Certificate of Appropriateness if, after conducting a review of the application, it finds: Section II — Land Use Regulations Article 10 — Historic Preservation Commission 1. That the property owner or the property owner's representative has established that the proposed work or activity complies with the standards specified in this chapter and confonns to the purpose and intent of this chapter; and 2. That creating, changing, destroying or affecting the exterior architectural features of the structure, improvement or site upon which the work is to be done will not have a substantial adverse effect on the aesthetic, historic or architectural significance and value of either the property itself or of the neighboring improvements in a district. In reviewing the proposed work or activity, the Commission may confer with the applicant or the applicant's authorized representative. The Commission may require submission of such additional drawings, sketches, photographs or other exhibits, as it deems reasonably necessary for consideration of the application. F. The issuance of a Certificate of Appropriateness shall enable the applicant to obtain a regulated permit or site plan approval and to proceed with the proposed work or activity. G. If the Commission disapproves the proposed work or activity, it shall state its reasons and shall transmit to the applicant a written record of its disapproval. The Commission may propose revisions to the applicant's proposal, which, if adopted by the applicant, would cause the Commission to reconsider its disapproval. The applicant may make modifications to the proposed project and shall have the right to resubmit a modified proposal at any time. H. The Commission shall also issue a Certificate of Appropriateness, if, after conducting a review of preservation alternatives, it finds: 1. That the property owner or the property owner's representative has established that the preservation alternatives for the proposed work or activity conform to the purpose and intent of this chapter; and 2. That creating, changing, destroying or affecting the exterior architectural features of the structure, improvement or site upon which the work or activity is to be done will not have a substantial adverse effect on the aesthetic, historic or architectural significance and value of either the property itself or of the neighboring improvements in a district. I. Prior to filing an application for a Certificate of Economic Non - viability, as provided for in subsection (j) of this section, the applicant shall file an application for a review of preservation alternatives. This application shall document the applicant's attempts to evaluate and obtain "preservation alternatives ", including, but not limited to, financing, tax incentives, preservation grants, restoration alternatives and other incentives sufficient to allow the applicant to earn a reasonable economic return from the property. 1. After a review of the preservation alternatives, the Commission shall approve or disapprove the proposed project. Section II — Land Use Regulations Article 10 — Historic Preservation Commission 2. If the proposed project is approved, the Commission shall issue a Certificate of Appropriateness. 3. If the Commission disapproves the proposed project, it shall state its reasons and shall transmit to the applicant a written record of its disapproval. The Commission may propose appropriate revisions of the applicant's proposal that, if adopted by the applicant, would cause the Commission to reconsider its disapproval. The applicant may make modifications to the proposed project and shall have the right to resubmit a modified proposal at any time. J. If the Commission disapproves such proposed project after a review of preservation alternatives, it may, upon application or on its own motion, consider issuing a Certificate of Economic Non - viability. 1. Certificate Of Economic Non - viability: Upon application or motion for a certificate of Economic Non - viability, the Commission shall schedule a public meeting on that application or motion. 2. Data To Be Provided By The Applicant: The Commission may solicit expert opinion or require that the applicant for a Certificate of Economic Non - viability make submissions concerning any or all of the following information before rendering its decision: i. Estimate of the cost of the proposed work or activity and an estimate of any additional cost that would be incurred to comply with the recommendations of the historic preservation Commission for changes necessary for the issuance of a certificate of appropriateness; ii. A report front a licensed engineer or architect with experience in rehabilitation as to the structural soundness of any structures and their suitability for rehabilitation; iii. Estimated market value of the property in its current condition; after completion of the proposed construction, alteration, demolition or removal; after any changes recommended by the Commission; and, in the case of a proposed demolition, after renovation of the existing property for continued use; iv. In the case of a proposed demolition, an estimate from an architect, developer, real estate consultant, appraiser or other real estate professional experienced in rehabilitation, as to the economic feasibility of rehabilitation or reuse of the existing structure on the property; v. The amount paid for the property, the date of purchase and the person from whom purchased, including a description of the relationship, if any, between the owner of record or the applicant and the person from whom the property was purchased, and any terms of financing between the seller and buyer; vi. If the property is income producing, the annual gross income from the property for the previous two (2) years; Section II — Land Use Regulations Article 10 — Historic Preservation Commission vii. Itemized operating and maintenance expenses for the previous two (2) years; and depreciation deduction and annual cash flow before and after debt service, if any, during the same period; viii. The remaining balance on any mortgage or other financing secured by the property and annual debt service, if any, for the previous two (2) years; ix. All appraisals obtained within the previous two (2) years by the owner or applicant in connection with the purchase, financing or ownership of the property; x. Any listing of the property for sale or rent, price asked and offers received, if any, within the previous two (2) years; xi. The assessed value of the property according to the two (2) most recent assessments; xii. The amount of real estate taxes for the previous two (2) years and whether or not they have been paid; xiii. The form of ownership or operation of the property, whether sole proprietorship, for profit or not for profit corporation, limited partnership, joint venture or other; xiv. Any other information considered necessary by the Commission to make a determination as to whether the property does yield or may yield any reasonable economic return to the property owner(s), including, but not limited to, the income tax bracket of the owner(s) or applicant(s) or of the principal investor(s) in the property; xv. Proof of the applicant's efforts to obtain financing, tax incentives, preservation grants and other incentives sufficient to allow the applicant to earn a reasonable and an economic return from the property; and xvi. A showing of the applicant's efforts in ongoing maintenance and repair. 3. If the Commission, after review of the evidence submitted, finds that disapproval of the proposed work would prevent the property owner from earning any reasonable economic return from the property, the Commission shall: i. Immediately issue a Certificate of Economic Non - viability; or ii. At its discretion, postpone, for a period not to exceed one hundred eighty (180) days, the issuance of a Certificate of Economic Non - viability. During this time, the Commission shall investigate strategies which would allow the property owner to eam a reasonable economic return from the property. No regulated permit shall be issued during this time unless a certificate of appropriateness has been secured. If, at the end of the one hundred eighty (180) day period, the Commission, after a public meeting, finds that the property owner still cannot Section II — Land Use Regulations Article 10 — Historic Preservation Commission earn any reasonable economic return from the property, it shall issue a Certificate of Economic Non - viability. 4. If the Commission finds, after initial review or after the one hundred eighty (180) day period of postponement, that the property owner has, in fact, earned or is able to earn a reasonable economic return from the property, then the Commission shall deny the application for a Certificate of Economic Non - viability. K. The failure of the Commission to approve or disapprove an application for a Certificate of Appropriateness within sixty (60) days from the date of the filing of the application for a Certificate of Appropriateness, unless an extension is agreed upon mutually by the applicant and the Commission, shall be deemed to constitute approval, unless within such sixty (60) days the Commission has made a determination of Economic Non - viability and has suspended its decision regarding a Certificate of Economic Non - viability pursuant to subsection (i)(3)b of this section. L. The Certificate of Appropriateness shall expire and become null and void unless the regulated permits are secured within sixty (60) days from the date of its issuance. M. All required permits shall be secured and work shall commence within sixty (60) days from the date of the issuance of the Certificate of Appropriateness and be completed within such time as the Building Official shall determine is reasonable under all of the circumstances, but not longer than two years after its issuance. The Building Official is authorized to grant, in writing, one or more extensions of time, for periods not to exceed 180 days each. The extensions shall be requested in writing and justifiable cause demonstrated. N. The transfer of a determination of no material effect, a Certificate of Appropriateness or a Certificate of Economic Non - viability from one structure, improvement or site to another structure, improvement or site or from one person to another is prohibited. O. Each determination of no material effect, Certificate of Appropriateness or Certificate of Economic Non - viability issued under the provisions of this chapter shall expire and become null and void if the work or activity for which the determination of no material effect, Certificate of Appropriateness or Certificate of Economic Non - viability was issued is not commenced within one year of its issuance. 10 -10 Standards For Review A. The Commission shall consider each design review on the merits of the individual case, with due deliberation given to each proposed change(s) and its sympathetic relationship to the specific historic setting, architectural or historic significance, extent of previous alteration, use of original materials and quality of design of the existing structure or site. Commission approval of a particular type of alteration or activity shall not establish a binding precedent for future Commission action, but may constitute an additional factor to be considered in subsequent design reviews involving the same type of alteration or activity. Section II — Land Use Regulations Article 10 — Historic Preservation Commission B. The "Secretary Of Interior's Standards and Guidelines for Archaeology and Historic Preservation ", the "Secretary of Interior's Standards and Guidelines for the Treatment of Historic Properties ", and the "Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings ", codified as 36 CFR 68, as amended, shall provide the guidelines by which the Commission shall review an application for a certificate of appropriateness or certificate of economic non - viability, and any subsequent revisions of these standards and guidelines by the Secretary of the Interior shall be adopted by the Commission. C. The Commission shall also be guided by the "Architectural Guidelines for Historic Structures in the Historic Districts of the City of Dubuque, Iowa"; the "Streetscape and Landscape Guidelines for the Historic Districts of the City Of Dubuque, Iowa "; and any design standards specified in the ordinance or amendment designating the landmark, landmark site or historic district. D. The Commission shall consider the factors of architectural style, scale, mass, arrangement, texture, materials, and any other pertinent factors. The proposed work shall be appropriate for and shall restore, preserve, or enhance features of buildings or structures. The proposed work shall not adversely affect the exterior architectural features of the building or structure, nor shall the proposed work adversely affect the character or special historical, architectural or aesthetic value of the property and its setting. The proposed work also shall conform to such further standards as may be embodied in the ordinance. 10 -11 Review of Demolition Permits In Conservation Districts A. Application of Section: The provisions of this section shall apply to all buildings located in whole or in part within the following described conservation districts: 1. Fourth Street Neighborhood Conservation District: Beginning at the intersection of Seventh and Bluff Streets, thence southerly along Bluff Street to its intersection with West Fifth Street; thence westerly along West Fifth Street to its intersection with the northerly extension of Raymond Street; thence southerly along Raymond Street and its northerly and southerly extensions to its intersection with West Third Street; thence easterly along West Third Street to its intersection with St. Mary's Street; thence southerly along St. Marys Street to its intersection with Emmett Street; thence easterly along Emmett Street to its intersection with Bluff Street; thence southerly along Bluff Street to its intersection with First Street; thence easterly along First Street to its intersection with the alley between Bluff and Locust Streets; thence northerly along the alley between Bluff and Locust Streets to its intersection with West Fifth Street; thence easterly along West Fifth Street to its intersection with Locust Street; thence northerly along Locust Street to its intersection with Seventh Street; thence westerly along Seventh Street to its intersection with Bluff Street which is the point of beginning. 2. Fenelon Place Neighborhood Conservation District: Section II — Land Use Regulations Article 10 — Historic Preservation Commission Beginning at the intersection of West Fifth and Burch Streets, thence southerly along Burch Street to its intersection with West Third Street; thence easterly along West Third Street to its intersection with the southerly extension of Raymond Street; thence northerly along Raymond Street and its southerly and northerly extensions to its intersection with West Fifth Street; thence westerly along West Fifth Street to its intersection with Burch Street which is the point of beginning. 3. Third Street Neighborhood Conservation District: Beginning at the intersection of West Third and Hill Streets thence southwesterly along Hill Street to its intersection with Langworthy Street; thence northwesterly along Langworthy Street to its intersection with Alpine Street; thence northeasterly along Alpine Street to its intersection with West Third Street; thence northwesterly along West Third Street to its intersection with Nevada Street; thence northeasterly along Nevada Street to its intersection with West Fifth Street; thence southeasterly along West Fifth Street to its intersection with Alpine Street; thence southerly along Alpine Street to its intersection with Melrose Terrace; thence southeasterly along Melrose Terrace and its southeasterly extension to its intersection with Winona Street; thence southwesterly along Winona Street to its intersection with West Third Street; thence southeasterly along West Third Street to its intersection with Hill Street which is the point of beginning. 4. Washington Street Neighborhood Conservation District: Beginning at the intersection of Sixteenth and Washington Streets thence westerly along Sixteenth Street to its intersection with Jackson Street; thence northerly along Jackson Street to its intersection with Eighteenth Street; thence westerly along Eighteenth Street to its intersection with Central Avenue; thence southerly along Central Avenue to its intersection with Fourteenth Street; thence easterly along Fourteenth Street to its intersection with Washington Street; thence northerly along Washington Street to its intersection with Sixteenth Street which is the point of beginning. 5. Jackson Park Neighborhood Conservation District: Beginning at the intersection of Fourteenth Street and Central Avenue thence westerly along Fourteenth Street to its intersection with Iowa Street; thence southerly along Iowa Street to its intersection with Tenth Street; thence westerly along Tenth Street to its intersection with Bluff Street; thence northerly along Bluff Street to its intersection with Locust Street; thence northwesterly along Locust Street to its intersection with Ellis Street; thence northerly along Ellis Street and its northerly extension to its intersection with Clarke Drive; thence northwesterly along Clarke Drive to its intersection with Paul Street; thence northeasterly along Paul Street to its intersection with Lowell Street; thence southeasterly along Lowell Street to its intersection with North Main Street; thence southerly along North Main Street to its intersection with Clarke Drive; thence southeasterly along Clarke Drive and its southeasterly extension to its intersection with Central Avenue; thence southerly along Central Avenue to its intersection with Fourteenth Street which is the point of beginning. Section II — Land Use Regulations Article 10 — Historic Preservation Commission 6. West Eleventh Street Neighborhood Conservation District: Beginning at the intersection of Ninth and Bluff Streets thence westerly along Ninth Street to its intersection with University Avenue; thence westerly along University Avenue to its intersection with Spruce Street; thence northerly along Spruce Street to its intersection with West Eleventh Street; thence westerly along West Eleventh Street to its intersection with Walnut Street; thence northerly along Walnut Street to its intersection with Loras Boulevard; thence westerly along Loras Boulevard to its intersection with Cox Street; thence northerly along Cox Street to its intersection with the westerly extension of West Sixteenth Street; thence easterly along West Sixteenth Street and its westerly extension to its intersection with Montrose Tenace; thence northerly along the northeasterly extension of Montrose Terrace to its intersection with West Locust Street; thence southeasterly along West Locust Street to its intersection with Bluff Street; thence southerly along Bluff Street to its intersection with Ninth Street which is the point of beginning. 7. Broadway Street Neighborhood Conservation District: Beginning at the intersection of West Twenty -third Street and Central Avenue thence westerly along West Twenty -third Street to its intersection with Lewis Street; thence northwesterly along Lewis Street to its intersection with Fulton Street; thence northerly along Fulton Street to its intersection with King Street; thence easterly along King Street and its easterly extension to its intersection with Central Avenue; thence southerly along Central Avenue to its intersection with West Twenty -third Street which is the point of beginning. 8. Downtown Neighborhood Conservation District: Beginning at the intersection of White Street and Eleventh Street, thence southerly along White Street to its intersection with Fifth Street; thence easterly along Fifth Street to its intersection the railroad tracks; thence easterly along the railroad tracks to their intersection with the Mississippi River; thence southerly along the riverfront across the Ice Harbor to the eastern terminus of First Street; thence westerly along First Street to its intersection with U.S. Highway 61/151; thence southerly along U.S. Highway 61/151 to its intersection with the Locust Street Connector; thence westerly along the Locust Street Connector and across Locust Street to Jones Street; thence westerly along Jones Street to its intersection with Bissell Lane; thence northerly along Bissell Lane extended to First Street; thence westerly along First Street to its intersection with Bluff Street; thence northerly along Bluff Street to its intersection with Fifth Street; thence easterly on Fifth Street to its intersection with Locust Street; thence northerly on Locust Street to its intersection with Seventh Street; thence westerly on Seventh Street to its intersection with Bluff Street; thence southerly on Bluff Street to its intersection with Fifth Street; thence westerly along Fifth Street to the bluff line; thence northerly along the bluff line to Ninth Street; thence easterly along Ninth Street to its intersection with Bluff Street; thence northerly along Bluff Street to its intersection with Tenth Street; thence easterly along Tenth Street to its intersection with Iowa Street; thence northerly along Iowa Street to its intersection with Fourteenth Street; thence easterly along Fourteenth Street to its Section II — Land Use Regulations Article 10 — Historic Preservation Commission intersection with White Street, thence southerly along White Street to its intersection with Thirteenth Street, thence westerly along Thirteenth Street to its intersection with Central Avenue, thence southerly along Central Avenue to its intersection with Eleventh Street, thence easterly along Eleventh Street to its intersection with White Street, which is the point of beginning. 9. Brewery Conservation District: Lot 2 -7 of Mineral Lot 322, Lot 1 -1- 3- 8 of Mineral Lot 322, and Lot 2 -1 of Liebe's Subdivision No. 3 in the City of Dubuque, Iowa. A. Review of Demolition Permits in Conservation Districts: Upon receiving an application for a demolition permit for any building subject to this section, the Building Official shall immediately notify the Planning Services Department of such application. If the application is for any building with one or more dwelling units, the Building Official shall also immediately notify the Housing and Community Development Department. The applicant shall file the information required in this section with the Historic Preservation Commission at the office of the Planning Services Department by the application deadline established by the Commission. If the application is for any building with one or more dwelling units, the Planning Services Department shall provide the filed information to the Housing and Community Development Department. At its next regular meeting, the Commission shall approve or deny the application, or table the application for additional information for a specified period not to exceed) ninety (90) days from the date of application with the Commission. A failure of the Commission to take action on the application within the ninety (90) day period, unless the applicant requests and the Commission grants an extension of such time, shall constitute Commission approval thereof. The Commission shall review all of the information submitted by the applicant and, if the application is for any building with one or more dwelling units, all of the information submitted by the Housing and Community Development Department, and shall make a determination as to the following: 1. Whether the building proposed for demolition has historic or architectural significance to the community; and 2. Whether denial of the proposed demolition permit would prevent the property owner from earning a reasonable economic retum on the property. If the Commission finds that denial of the application would prevent the property owner from earning a reasonable economic return on the property, or that the building does not have any historical or architectural significance to the community, the Commission shall approve the application. If the Commission finds that denial of the application would not prevent the property owner from earning a reasonable economic return on the property, and that the building Section II — Land Use Regulations Article 10 — Historic Preservation Commission has historical or architectural significance to the community, the Commission shall deny the permit application. If the applicant is the state of Iowa or a political subdivision of the state, the City Council shall also make a determination as to whether the denial of the application would prevent the state or the political subdivision from accomplishing its governmental functions as follows: 1. If, after weighing the interests and attempting to accommodate all conflicting governmental interests, the City Council finds that denial of the application would prevent the state or the political subdivision from accomplishing its governmental functions, the City Council shall approve the application. 2. If, after weighing the interests and attempting to accommodate all conflicting governmental interests, the City Council finds that denial of the application would not prevent the state or the political subdivision from accomplishing its governmental functions, the City Council may deny the application. If the City Council denies the application, it shall state its findings in writing and shall transmit a copy of such findings to the applicant. B. Historic and Architectural Significance Guidelines and Review Criteria: The report, "Heritage Of Dubuque" dated March 1974 and filed on record on January 27, 1975, shall be considered as a comprehensive study for the historical preservation of the city and as one of the guides to be considered at such time as a demolition permit is applied for in a reference conservation district. The City of Dubuque's historic property inventory and any subsequent official architectural/historical surveys /evaluations and nominations to the National Register of Historic Places prepared for any buildings located within the conservation districts described in subsection (a) of this section also shall be considered as guidelines at such titne. In determining whether a building has historic or architectural significance, the Commission shall consider an application for a demolition permit in accordance with the standards for review set forth in the Secretary of the Interior's "Standards for Identification and Evaluation ", and any subsequent revisions of these standards and guidelines by the secretary of the interior. The Commission shall also consider a determination from the State Historical Preservation Office as to the potential eligibility for listing of the building proposed for demolition on the National Register of Historic Places. C. Economic Guidelines And Review Criteria: In determining whether to approve or deny the application, the Commission may consider the information set forth in this subsection. The Commission may also investigate strategies which would allow the property owner to earn a reasonable economic return on the property, may solicit expert testimony, and may require that the applicant make submissions concerning any or all of the following information: 1. A bid from a qualified contractor showing the cost of the proposed demolition; Section II — Land Use Regulations Article 10 — Historic Preservation Commission 2. A report from a licensed engineer, architect or contractor with experience in rehabilitation as to the structural integrity of any structure that the applicant proposes to demolish; 3. An opinion of the market value and the appraised value of the property by a realtor or appraiser: a) in its current condition, b) after completion of the proposed demolition, c) after renovation of the existing property for continued use, and d) all appraisals obtained within the last five (5) years for the property; 4. An estimate from an architect, developer, real estate consultant, appraiser or other real estate professional experienced in rehabilitation of the cost: a) to perform the repairs identified by the building services department and the Housing and Community Development Department if the structure contains one or more dwelling units, and b) to rehabilitate the structure; 5. The amount paid for the property, the date of purchase and the person from whom the property was purchased, a description of the relationship, if any, between the owner of record, the applicant and the person from whom the property was purchased, and the terms of the purchase or proposed purchase, including financing; 6. If the property is income producing, form 1040 schedule E or equivalent for the previous two (2) years; 7. Itemized operating and maintenance expenses for the previous two (2) years, and the depreciation deduction and annual cash flow before and after debt service, if any, during the same period; 8. The name of all mortgagees and the balance of all mortgages or other financing secured by the property and annual debt service, if any, for the previous two (2) years; 9. Any listing of the property for sale or rent, the price asked and offers received, if any, within the previous five (5) years; 10. The assessed value of the property for the previous two (2) assessment years; 11. The amount of real estate taxes assessed for the previous two (2) assessment years and whether or not they have been paid; 12. Any other information considered necessary by the City Council to make a determination as to whether the property does or may yield a reasonable economic return to the property owner(s); 13. A statement of the applicant's efforts to obtain financing, tax incentives, preservation grants and other incentives sufficient to allow the applicant to earn a reasonable economic return from the property in its current condition, and after renovation of the existing property for continued use; and Section II — Land Use Regulations Article 10 — Historic Preservation Commission 14. A statement of the applicant's current maintenance and repair activities. If the application is for any building with one or more dwelling units, the Housing and Community Development Department may also make submissions concerning any or all of the above information, including strategies which would allow the property owner to earn a reasonable economic retum on the property. The Commission shall consider such information. D. Guidelines and Review Criteria for Applications by the State Of Iowa or a Political Subdivision of the State: In determining whether to approve or deny the application, the Commission may consider the information set forth in this subsection and any other information the Commission considers relevant to balancing any conflicting governmental interests. The Commission may require that the applicant make submissions concerning any or all of the following information for the proposed site and suitable alternative location(s): 1. Fair market value of property; 2. Estimate of the cost of the proposed demolition, including hazardous material removal and remediation; 3. Fair market value of any property owned by the governmental body that could be sold if that site is not chosen for the project; 4. Property tax impact of removing private property from the tax rolls at the proposed location and all alternative locations; 5. Any other factors that contribute to making one location more suitable than others for the proposed use; 6. Any other information appropriate to evaluating how all conflicting governmental interests may be accommodated; 7. The need for the use in question, the effect on neighboring property, and the environmental impact of the proposed use. E. Action: If the Commission fails to take action to approve, deny or withhold action on the application within the ninety (90) day period, or such extension as requested by the applicant, the Building Official shall issue the permit forthwith. F. Process for Establishment, Expansion or Alteration of Conservation District: Any person may make a request to the City Council for establishment, expansion or alteration of a conservation district. The process for establishment, expansion or alteration of a conservation district shall be as follows: 1. A written request for the establishment, expansion or alteration of a conservation district shall be submitted to the City Clerk. At its next regular meeting following Section II — Land Use Regulations Article 10 — Historic Preservation Commission receipt of the request by the City Clerk, the City Council may approve or deny the request, set the request for consideration at a subsequent meeting, set the request for a public hearing, or refer the request to the Commission for a recommendation before voting on the request. If the City Council considers the request at a public hearing, a notice of the date, time and location of the hearing shall be published in accordance with Iowa code section 362.3. The City Council may also direct the City Clerk to mail a notice of the date, time and location of the meeting at which the City Council will consider the request to the property owners of record in the district. If the City Council refers the request to the Commission, the City Council may also direct the secretary of the Commission to mail a notice of the date, time and location of the meeting at which the Commission will consider the request to the property owners of record in the district. 2. At its next regular meeting, if a referral is made to it by the City Council, the Commission shall review the request, and make a recommendation to the City Council to approve or deny the request, or to table the request for additional information for a specified period not to exceed sixty (60) days. A failure of the Commission to take action on the request within the sixty (60) day period, unless the applicant requests and the Commission grants an extension of such time, shall constitute Commission approval thereof. The recommendation of the Commission shall be transmitted to the City Clerk. The City Clerk shall promptly transmit the recommendation and the application to the City Council for its consideration. In determining whether to recommend approval or denial of the request, the Commission shall consider whether the proposed conservation district, or the expansion or alteration of the district, has historic or architectural significance to the community. 3. At its next regular meeting following receipt of the recommendation of the Commission by the City Clerk, the City Council shall approve or deny the request. G. Demolition By Neglect Prohibited. The owner of a building or structure in any conservation district shall preserve and keep in good repair all of the exterior portions of such buildings and structures and all interior portions thereof whose maintenance is necessary to prevent deterioration and decay of any exterior portion. This shall be in addition to all other provisions of law requiring property and improvements to be kept in good repair. The owner shall repair the building or structure to correct any of the following defects as determined by the Building Official: 1. Parts which are improperly or inadequately attached so that they may fall and injure persons or property; Section II — Land Use Regulations Article 10 — Historic Preservation Commission 2. A deteriorated or inadequate foundation; 3. Defective or deteriorated floor supports or floor supports that are insufficient to carry the loads imposed; 4. Walls, partitions, or other vertical supports that split, lean, list, or buckle due to defect or deterioration or are insufficient to carry the load imposed; 5. Ceilings, roofs, ceiling or roof supports, or other horizontal members which sag, split, or buckle, due to defect or deterioration or are insufficient to support the load imposed; 6. Fireplaces and chimneys which list, bulge, or settle due to defect or deterioration or are of insufficient size or strength to carry the loads imposed; 7. Deteriorated, crumbling, or loose exterior stucco or mortar; 8. Deteriorated or ineffective waterproofing of exterior walls, roofs, foundations, or floors, including broken windows and doors; 9. Defective or lack of weather protection for exterior wall coverings, foundations, or floors, including broken windows and doors; 10. Any default, defect, or condition in the structure which renders it structurally unsafe or not properly watertight; 11. Deterioration of any exterior feature so as to create a hazardous condition which could make demolition necessary for the public safety; 12. Deterioration or removal after the effective date hereof of any unique architectural feature which would detract from the original architectural style; 13. Deterioration of exterior stairs, porches, handrails, window and door frames, cornices, wall facings, and architectural details that cause instability, loss of shape and form, or crumbling; 14. Rotting, holes, and other forms of decay; or 15. Leaving a building or structure open or vulnerable to vandalism, decay by the elements, or animal and /or insect infestation. 10 - 12 Conservation Planning Areas At the request of the City Council, the Commission shall conduct studies and encourage special attention to the public planning, design, construction, and maintenance needs with respect to land use, transportation, public utilities, public facilities, housing, open space, Section II — Land Use Regulations Article 10 — Historic Preservation Commission historic preservation, urban design, and other elements of the Comprehensive Plan in the following conservation planning areas: A. Phase I Historic and Architectural Survey Area: an area located in the Washington/Jackson /Elm Street area north of the central business district in the Couler Valley, which consists primarily of the Central Avenue, White Street, Jackson Street, Washington Street, Elm Street, Pinard Street, and Kniest Street corridors between 8 and 26 Streets. B Phase II Historic and Architectural Survey Area: an area northeast of the original plat of the City of Dubuque with two distinct sub - areas: the Rhomberg/Eagle Point neighborhood which consists primarily of three streets (Garfield, Rhomberg and Lincoln) running Northeast and Southwest from Kniest Street to Eagle Point area; and, the Linwood district, which consists of streets located on the hillside between 22 Street and Linwood Cemetery, from Queen Street to Jefferson Middle School. C. Warehouse District: the area encompassed by 12th Street on the north, White Street on the west, and U.S. 61/151 on the east. 10 -13 Appeals from Commission Action A. An aggrieved party may appeal the Commission's action to the City Council by filing a notice of appeal with the Planning Services Department within thirty (30) days from the date of notice of the Commission's action. B. Upon filing of a notice of appeal, the Planning Services Department shall immediately transmit such notice and the record of the action before the Commission to the City Clerk. C. On appeal, the City Council shall consider only the record of the action before the Commission. No new matter may be considered. D. The City Council shall consider whether the Commission has exercised its powers and followed the guidelines established by law and this chapter, and whether the Commission's action was patently arbitrary or capricious. E. The City Council may affirm or reverse the Commission's action, or may refer the matter back to the Commission for such further action as may be appropriate. The City Clerk shall give written notice of the City Council's decision on appeal within seven (7) days of the City Council's decision to the appellant and the historic preservation Commission. F. An appellant who is not satisfied by the decision of the City Council may appeal within sixty (60) days of the City Council's decision to the district court for Dubuque County, pursuant to Iowa Code section 303.34. 10 -14 Inspection Section II — Land Use Regulations Article 10 — Historic Preservation Commission A. After a certificate of appropriateness or certificate of economic non - viability has been issued and a regulated permit granted to the applicant, the Building Official, City Engineer or other local authority may from time to time inspect the work authorized and shall take such action as is necessary to enforce compliance with the approved plans. B. Historic Preservation Commissioners may from time to time inspect, from the public way, the work authorized and shall advise the Building Official or other enforcement authority as necessary to enforce compliance with the approved plans. 10 - 15 Violations; Penalties It shall be unlawful for any person to disobey, omit, neglect or refuse to comply with any provision of this chapter, and such person shall be subject to the provisions of Sections 1 - and 1 - 15 through 1 - 17 of the City Code. P I* rjk VA Acknowledgments City of Dubuque City Council: Planning Commission: Downtown Design Guidelines Task Force: City Staff: Main Street Program Special Thanks A special thank you to all the community members who participated in the workshops during the design guidelines process. The Downtown Design Guidelines has been financed in part with Federal funds from the National Park Service, U.S. Department of the Interior and awarded and administered by the State Historical Society of Iowa. The contents and opinions do not necessarily reflect the view or policies of the Department of the Interior, nor does the mention of trade names or commercial products constitute endorsement or recommendation by the Department of the Interior. This project also received funding from the Economic Development Association (EDA), project number 05 -87- 04598. This program received Federal financial assistance for identification and protection of historic properties. Under Title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of 1973, and the Age Discrimination Act of 1975, as amended, the U.S. Department of the Interior prohibits discrimination on the basis of race, color, national origin, disability or age in its federally assisted programs. If you believe you have been discriminated against in any program, activity, or facility as described above or if you desire further information, please write to: Office of Equal Opportunity, National Park Service, 1849 C Street, N.W., Washington D.C. 20204. Consultants Winter & Company 1265 Yellow Pine Avenue Boulder, CO 80304 (303) 440 -8445 www.winterandcompany.net Table of Contents Introduction Part I: Overview Policies Underlying the Guidelines Principles of Urban Design Part II: Design Review System What are Design Guidelines? Why have Design Guidelines? Determining Compliance with the Guidelines Which Guidelines Apply? Components of Design Guidelines Part III: Historic Preservation Benefits of Historic Preservation Basic Preservation Theory Preservation Principles Preservation Briefs & Tech Notes Choosing an Approach Glossary Planning a Preservation Project Architectural Styles Chapter 1. Rehabilitation Guidelines for Historic Properties Character - Defining Features Historic Building Materials Individual Building Components Rehabilitation of Historic Commercial Properties Rehabilitation of Historic Residential Properties Rehabilitation of Historic Warehouse Properties General Rehabilitation Dubuque's Before and After Images Chapter 2. Design Guidelines for all Properties Topography Street Patterns Alleys Streetscape Architectural Character Materials Rooftop Uses Parking Buffers Site Lighting Service Areas Mechanical Equipment Awnings and Canopies 1 4 9 27 67 [v Signs Appropriate Sign Types Public Art Fences, Site Walls and Retaining Walls Chapter 3. Guidelines for New Commercial Building Types Building Setbacks Mass and Scale Building and Roof Form Horizontal Alignment Solid -to -void New Storefront Character Chapter 4. Guidelines for New Residential Building Types Building Setbacks Mass and Scale Building and Roof Form Solid -to -void Secondary Structures Chapter 5. Guidelines for New Warehouse Building Types Building Setbacks Mass and Scale Building and Roof Form Horizontal Alignment Solid -to -void New Facade Character Chapter 6. Guidelines for New Transitional Building Types Building Setback Mass and Scale Roof Form Chapter7. Character Area Design Guidelines Downtown Core Downtown Transitional Warehouse Neighborhood Corridor 89 99 105 113 117 Appendix 127 A. The Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings B. Preservation Briefs & Tech Notes C. Glossary of Terms D. Financial Incentive Toolbox [vi1 Introduction Part 1: Overview The historic core of Dubuque has served as the cultural center of the region for many years and retains numerous buildings that convey its early character. Many downtown structures have historic significance and have been rehabilitated to enhance the quality of life as well as the community's economy. Citizens and property owners have recognized the character of devel- opment downtown is of community interest. It is their goal that down- town continues to develop in a coordinated manner so the character of downtown is maintained. This document provides guidance for improving properties within Downtown Dubuque. The guidelines are for property owners planning exterior alterations and additions to or the rehabilitation of existing buildings. They also apply to the design of new structures. The guidelines will help residents and property owners in understand- ing the historic character of downtown and assist owners when planning repair, maintenance, rehabilitation and new construction. The City of Dubuque created this document through an interactive process between the residents and a steering committee. This dia- logue resulted in the classification of values and setting goals for the downtown. In the community workshop participants discussed positive attributes of the city's downtown and identified design issues associ- ated with future development. Introduction The design guidelines assure preservation efforts and property investments are protected by providing direction for future downtown improvements. Policies Underlying the Guidelines These guidelines seek to manage change so the traditional character of the area is respected while accommodating compatible improve- ments. They reflect the City's goals to promote economic development, enhance the image of the area and reuse historic resources. The following goals from the Dubuque Downtown Master Plan, adopted December 2003, apply: • Appoint a team of designers to establish commercial design guidelines for commercial properties downtown, which are sensi- tive to the historic and physical environment, yet promote quality and sustainability. Adjust landscaping requirements to include green space and public art. Establish a task force of local experts to prepare design guidelines for downtown character districts. Encourage the reuse of historically significant buildings for resi- dential use. Enhance downtown surface lots. Continue to encourage and support outdoor dining. Encourage the reuse of historically significant buildings. The promotion and encouragement of the use of historical struc- tures of commercial, entertainment, cultural, educational, and residential purposes for people of all ages and backgrounds. Streets that enhance the beauty, charm, and vibrancy of the downtown area through the use of color and texture in such things as landscaping and amenities. Enhance downtown surface parking lots with internal and perim- eter shade trees, low hedges, seasonal flowers, security lighting and decorative metal fencing. A renewed emphasis on preserving and promoting Downtown's residential historic architecture. The Secretary of the Interior's Standards for the Treatment of Historic Properties It is the intent of this document to be compatible with The Secretary of the Interior's Standards for the Treatment of Historic Properties, while expanding on the basic rehabilitation principles as they apply in Dubuque. The following is a Zink to the Secretary of Interiors Standards for Rehabilitation: http: / /www.nps.gov /history/preservation.htm (see also Appendix A, page 127). Design Guidelines Principles of Urban Design The guidelines in this document draw upon urban design principles that address how streets are designed to be active and pedestrian- friendly and to establish a sense of relatedness among properties. Many of these concepts are commonly used in the design community, and are described here to assure a broader understanding of how they are applied in the design guidelines. Context - Related Design Traditional buildings combine to establish a sense of visual continuity in several areas of the downtown. Many of the design guidelines encourage designs that draw upon basic framework features of these established contexts. This is especially important in historic contexts, but also in areas where a stronger sense of visual continuity is a primary objective. For this reason, many guidelines look to establish patterns of facade articulation, use of materials and building massing. Nonetheless, new, creative designs that reinterpret these traditional patterns are also encouraged. Pedestrian - Oriented Design Providing features which are visually interesting and that are in human scale are essential to creating a pedestrian - friendly environment. This may include storefront windows, display cases, art and landscaping. Introduction 3 Pat 11: Design Review System The Downtown Dubuque Study Area was created by the City of Dubuque to emphasize the historic core of the community. It includes many individual National Register listings. All proposed rehabilitations and demolitions to structures and sites within the area are subject to design review and to standards set forth in the unified development code. The intent and purpose is to stimulate the restoration and rehabilitation of structures and all other elements contributing to the character and fabric of the downtown. Although primary emphasis is given to the preservation of existing buildings, new construction is invited and encouraged, provided the design of such new places enhances and contributes to the aesthetic character and function of the property and the surrounding area. What are Design Guidelines? The guidelines convey general policies about the rehabilitation of existing structures, additions, new construction and site work. They do not dictate solutions; instead, they define a range of appropriate responses to a variety of specific design issues. Why have Design Guidelines? One purpose of the guidelines and the review process through which they are administered is to promote preservation of the historic, cultural and architectural heritage of Dubuque. An essential idea is to protect historic resources in downtown Dubuque from alteration or demolition that might damage the unique fabric created by buildings and sites that make up the core of the city. The guidelines also promote key principles of urban design which apply throughout downtown, even in parts that may have Tess of a historic context. These include guidelines to maintain an attractive pedestrian- oriented environment. The design guidelines also provide a basis for making consistent deci- sions about the treatment of historic resources. In addition, they serve as educational and planning tools for property owners and their design professionals who seek to make improvements. While the design guidelines are written for use by the layperson to plan improvements, property owners are strongly encouraged to enlist the assistance of qualified design and planning professionals, including architects and preservation consultants. 4 Design Guidelines Determining Compliance with the Guidelines The city will administer the guidelines. In doing so, they will consider how each project meets the guidelines and how the work would help to accomplish the design goals set forth here and in the Unified De- velopment Code. Which Guidelines Apply? The guidelines apply to all work subject to design review in the study area. Different chapters will apply depending upon the type of project. Those that have historic significance will have guidelines for preser- vation along with other general standards. More general guidelines for compatibility apply to a new building. In addition, some guidelines vary by building type. For example, those for commercial buildings are different from those for residences. The following is a general overview of different project types and their related guidelines: Historically Significant Property in the Study Area In general, these are properties that are at least 50 years old, although exceptions exist when a more recent property clearly has historical value. A property may be significant for several reasons (See Page 10). Focus is on maintaining the general form, character and materials. Non- historic Property in the Study Aro-1 These are more recent properties, or older ones that are substantially altered, which lie within the study area. New Intill and C©nstril ction These are new redevelopment projects and/or additions to non - historic properties. Please see the diagram on the following page to determine which guidelines apply to a project. Introduction 5 1. Rehabilitation of "histor- ically significant" property in the study area ✓ V 110" See Area 2. Work on a non his toric property in the study area ✓ ✓ ✓ If Commercial orTransi- tional V If Residential orTransi- tional 6s Warehouse 1/ If Transitional See Area 3. New infill and construc- tion in the study area V ✓ V If Commercial If Residential If Warehouse 1 ,8i If Transitional 1' See Area How the Guidelines Apply Type of work: 6 Note: A blank box indicates that the chapter does not apply. Design Guidelines Components of Design Guidelines Each chapter of the design guidelines contains the following compo- nents: Design Element The first is the design element category (e.g., streetscape elements, site planning, building materials and secondary structures) under which the design guideline falls. Policy Statement Second is a policy statement explaining the city's basic approach to treatment of the design element. This is the basis for the more detailed design guidelines that follow. In cases where special conditions in a specific project are such that the detailed design guidelines do not appear to address the situation, this general policy statement shall serve as the basis for determining the appropriateness of the proposed work. Policy statements are in large typeface. Design Guidelines Third is the design guideline statement itself, which is typically per- formance- oriented, describing a desired design treatment. The specific design guidelines are numbered and presented in bold face. Additional Information The design guideline statement is followed by supplementary informa- tion that is treated as sub - points of the guideline. These sub - points may include additional requirements, or may provide an expanded explanation. These sub - points are listed as bulleted statements. (•) Illustrations Design guidelines are further explained through the use of photographs and illustrations. The images used should not be considered the only appropriate options, but rather used as a guiding reference. In most in- stances, there are numerous possible solutions that meet the intention of the design guidelines as well as the needs of the property owner. In order to help the reader determine design approaches that are ap- propriate, many of the illustrations are marked with either a (14 or an R. Those illustrations marked with a (✓) are considered appropriate solutions, whereas those illustrations marked with an (9 are not ap- propriate. Introduction 7 Detail of Design Guideline Components Character - Defining Features Policy: Historic features, including original materials, architectural details, window and door openings, contribute to the character of a structure and should be preserved when feasible. Continued maintenance is the best preserva- tion method. Guideline 1. Protect and maintain significant stylistic features. • The best preservation procedure is to maintain historic features from the outset so that intervention is not required. • Preserve character- defining features. Then, repair only those features that are deteriorated. Finally, replace only those fea- tures that are beyond repair. Protect and maintain significant stylistic features, such as these window and cornice details. 8 Design Guidelines Part 111: Historic Presentation Historic preservation is well - established in many parts of the city. The community has initiated preservation initiatives to protect the many historic districts and historic resources. While community goals and economic conditions change over time, preserving its heritage re- mains a primary goal of Dubuque. Benefits of Historic Preservation Livability and Quality of Life When historic buildings occur on a block, they create a street scene that is "pedestrian friendly," encouraging walking and neighborly in- teraction. Decorative architectural features also contribute to a sense of identity that is difficult to achieve in newer areas of the city. This sense of place can also reinforce desirable community social patterns and contribute to a sense of security. Economic Benefits Historic properties are finite and cannot be replaced, making them precious commodities. Therefore, preservation adds value to property. Rehabilitation projects also contribute more to the local economy than do new building programs because each dollar spent on a preservation project has a higher percentage devoted to labor and to the purchase of materials available locally. By contrast, new construction typically has a higher percentage of each dollar devoted to materials that are produced outside of the local economy and to special construction skills that may be imported as well. Therefore, when money is spent on rehabilitating a building, it has a higher "multiplier effect ", keeping more money circulating in the local economy. Please see Appendix D, Financial Incentive Toolbox, page 140 for a list of financial incentives which can assist property owners with downtown rehabilitation and restoration projects. Adaptability Owners also recognize that the floor plans of many historic properties easily accommodate changing needs. Rooms in both historic homes and commercial buildings are frequently large, permitting a variety of uses while retaining the overall historic character. Responsibility of Ownership Ownership of a historic property carries both the benefits described above and also a responsibility to respect the historic character of the property and its setting. While this responsibility does exist, it does not automatically translate into higher construction or maintenance costs. Ultimately, residents and property owners should recognize that historic preservation is a Tong -range community policy that promotes economic well -being and overall viability of the city at large. Introduction 9 Environmental Sustainable development and the conservation of resources is an inherent central principle of the preservation of our historic resources. Sensitive stewardship of the existing building stock rather than its re- placement can significantly reduce our environmental impact. Preserv- ing and adapting a historic structure is sound environmental policy in all respects. In basic terms, reusing the building preserves the energy and resources invested in its construction and removes the need for producing new construction materials. Construction Quality As a rule, the quality of early construction and materials was higher than today. Lumber used in early Dubuque came from mature trees, was properly seasoned and typically milled to "full dimensions," provid- ing stronger framing. Buildings also were thoughtfully detailed and the finishes were generally of high quality. The quality of construction in earlier buildings is therefore an asset which is impossible to replace. Building Construction The City has adopted the 1997 Uniform Code for Building Conserva- tion (UCBC), which promotes the conservation of historic structures and Dubuque Historic Building Code- Chapter 11 of the Dubuque City Code which also promotes the same. Basic Preservation Theory The Concept of Historic Significance What makes a property historically significant? In general, properties must be at least 50 years old before they can be evaluated for potential historic significance, although exceptions do exist when a more recent property clearly has historical value. A property may be significant for one or more of the following reasons: • Association with events that have made a significant contribution to the broad patterns of our history or, • Association with the lives of significant persons in our past, • Distinctive characteristics of a type, period, or method of construc- tion, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction or, • A structure that yield or may be likely to yield, information impor- tant in history or prehistory, • A structure, property, object, site, or area with sufficient integrity of location, design, materials and workmanship to make it worthy of preservation or restoration, or • An established and familiar natural setting or visual feature of the community. 10 Design Guidelines Period of Significance In most cases, a property is significant because it represents or is associated with a particular period in its history. Building fabric and features dating from the period of significance typically contribute to the defining character of the structure. Historic districts also have a period of significance, which is the case with the Old Main Historic District. Other areas of downtown may also be eligible. The "period of significance" is noted in the National Register nominations. Throughout each of these periods the historic districts have been witness to a countless number of buildings and additions which have become an integral part of the neighborhood. Conversely, several structures have been built or alterations have been made af- ter this period which are sometimes considered non - contributing and may be considered for removal or replacement. In some case these alterations can also achieve significance. Concept of Integrity In addition to being historically significant, a property also must have integrity in that a sufficient percentage of the structure must date from the period of significance. The majority of the building's structural system and materials should date from the period of significance and its character - defining features also should remain intact. These may include architectural details such as storefronts, cornices, moldings and upper -story windows on commercial buildings and dormers, porches, ornamental brackets, and moldings on residential buildings. The overall building form and materials should also be intact. These elements allow a building to be recognized as a product of its own time. Alterations Many historic structures have experienced alterations over time as design tastes changed or need for additional space occurred. In some cases, an owner would add a wing for a new bedroom, or to expand the kitchen in residential buildings. Building additions on the back of commercial structures were also common. These alterations typically were subordinate in scale and character to the main building and were often executed using materials that were similar to those in use historically. Some alterations could be significant. For example, a building addi- tion constructed in a manner compatible with the original building and associated with the period of significance may merit preservation in its own right. In contrast, more recent alterations usually have no historic signifi- cance. Some later additions detract from the character of the building and may obscure significant features, particularly enclosed porches on residential buildings and enclosed storefronts on commercial build- ings. Removing such additions or alterations may be considered a Introduction 11 Choosing an Approach Glossary Preservation projects may include a range of activities, such as main- tenance of existing historic elements, repair of deteriorated materials, replacement of missing features and construction of new additions. When planning a preservation approach, consider the definitions of the following terms: Preservation. The act or process of applying measures to sus- tain the existing form, integrity and material of a building. Some work focuses on keeping a property in good working condition by repairing features as soon as deterioration becomes apparent, using procedures that retain the original character and finish of the features. Property owners are strongly encouraged to main- tain properties in good condition. Rehabilitation. The process of returning a property to a state that makes a contemporary use possible while still preserving those portions or features of the property which are significant to its historical, architectural and cultural values. Rehabilitation may include a change in use of the building or additions. Renovation. The process of improving by repair, to revive. In renovation, the usefulness and appearance of the building is en- hanced. The basic character and significant details of a building are respected and preserved, but some sympathetic alterations may also occur. Restoration. The act or process of depicting, by means of new construction, the form, features and detailing of a non - surviving site, landscape, building, structure or object for the purpose of replicating its appearance at a specific time and in its historic location. Remodeling. The process of changing the historic design of a building. The appearance is altered by removing original details and by adding new features that are out of character with the original. Remodeling of a historic structure is inappropriate due to the loss of original fabric. Reconstruction. Establishes limited opportunities to re- create a non - surviving site, landscape, building, structure, or object in all new materials. 14 Design Guidelines Planning a Preservation Project The first step in planning a preservation project is to identify any character - defining features and materials of the structure. Retaining such details will greatly enhance the overall quality of the project. If they are in good condition, then selecting an appropriate treatment will provide for proper preservation. In making the selection, follow this sequence: • Preserve: If a feature is intact and in good condition, maintain it as such. • Repair: If the feature is deteriorated or damaged, repair it to its original condition. • Replace: If it is not feasible to repair the feature, then replace it with one that is the same or similar in character (e.g., materials, detail, finish) to the original one. Replace only that portion which is beyond repair. • Reconstruct: If the feature is missing entirely, reconstruct it from appropriate (photographic) evidence. (This treatment is only appropriate for small portions of a project, not the majority of the work.) If a new feature or addition is necessary, design it in such a way as to minimize the impact on original features. In essence, the least level of intervention is preferred. By following this tenet, the highest degree of integrity will be maintained for the property. Architectural Styles Each of the following styles/ descriptions includes several photographs illustrating downtown's most common historic styles and their basic features. However, styles are rarely "pure" in form, and there are a wide range of variants that may exist within individual styles. It may also be the case that alterations or additions have been made to these structures, resulting in features which are not characteristic of the style of the building. Introduction 15 16 Elaborate cornices ° Round arched window ° Simple detailing ° Banding Finished masonry Symmetrical primary facade. Commercial Late Victorian- Italianate c. 1880 -1920s A variant of the general revival of interest in Classical styles at the end of the nineteenth century, the Italianate focuses more specifically on the replication and adaptation of Renaissance precedents, as op- posed to the ancient models that inspired the Classical Revival. It was a common style for buildings such as libraries, banks, courthouses, and other buildings that sought to convey a message of strength and security. Building massing and plans are a key feature of the style. Buildings are often composed of large, rectangular masses, usually three stories in height, with a strictly symmetrical primary facade. The facades are divided into horizontal registers through the use of string courses, band- ing, material changes, and different windows shapes and surround. Italianate is the use of the semi - segmental elaborate window arches and the centered recessed pediment. Detailing was usually simple and minimal, with decorative features limited to door surrounds and window hoods, modillions, keystones and elaborate cornices. Notable features include large round arched windows, arcades and high quality masonry materials with fine finishing. Design Guidelines Lath Victorian queen Anne c. 1880 -1920s The Queen Anne style departs from the otherwise flat front wall plane to add pavilions, pilasters, orioles and corner turrets. The Queen Anne style emerges in the mid -1880s and is translated into commercial block design in the form of asymmetry; a busier external wall surface in terms of mixed materials and finishes (terra cotta, stone, pilasters, belt courses); and a richer parapet level ornamentation. The Queen Anne influence is represented by the conservative, yet measurable use of facade ornamentation and the mixing of building materials. Introduction Richer parapet Round arched window Mixed materials and finishes Pilasters 17 18 Symmetrical window pattern with decorative frames Corinthian pilasters Hierarchically divided facade with clear base, middle and cap Prominent central entry Bei11!)( Ai is c. 1885 -1930 This immensely influential style in the United States at the end of the nineteenth century was inspired by the Classically- referenced work of the Ecole des Beaux Arts in Paris, which was considered the premier architectural school of the time. The style came to America through architects who trained abroad, and was popularized by the "White City" at the 1893 World's Columbian Exposition in Chicago. The style consists of a distinctly eclectic combination of a variety of Classical ele- ments drawn from both ancient, Renaissance, and Revival examples, and was most commonly used on public buildings and commercial structures. Although examples of the style can include an almost limit- less number of Classical elements in various combinations, the typical features include a rigidly symmetrical front facade with a hierarchical arrangement of elements divided by Ionic or Corinthian pilasters or columns, and entablatures decorated with brackets or swags. A • IIIWIll p1-lul°lu!1"411 Design Guidelines Neo - Classical Revival c. 1895 -1920 Popularized in the late nineteenth and early twentieth centuries, the Neo- Classical style is part of the larger revival of interest in Classical styles inspired by the "White City" of the 1893 World's Columbian Ex- position in Chicago. Similar to the BeauxArt and the Classical Revival in its dependence upon Classical prototypes, the Neo - Classical is more restrained and less literal in its use of the elements of the Classical vocabulary, compressing three - dimensional columns and entablatures into crisp, two- dimensional forms that rely heavily upon the impact of their outline and the play of light and shadow across the surfaces. The style can be identified by its rigidly symmetrical facade, flat attached decoration in the form of panels and pilasters, and heavily incised geometric and floral decoration. — Stepped parapets at the gable ends Double hung windows — Geometric and floral decorative features — Compressed two - dimensional columns — Brick construction Introduction 19 Simplified cornice — Boxy masses — Symmetrical facade — Vertical windows and — recesses Light brick exterior — Modern Movement -Art Morderne /Art Deco c. 1920 -1940 1 1 1 1 v 1 , 1, AO, ♦�F yy Ir.Y.ii' l� I'1'Y , Y' MIL_ AI This style is a variation on the International Style that was developed among the European avant -garde in the early twentieth century, and spread to the United States in the period between World War I and World War II. Art Deco was not widely accepted as a residential style due to its stark, streamlined appearance, but it was commonly used as a commercial style. The plain surfaces of the boxy masses trimmed with multiple vertical recesses, ziggurat -like setbacks, stripped -down classical elements, and shiny, corrugated white metals were considered to be evocative of the speed and mechanization of the industrial boom in the 1910s and 1920s, also referred to as the "Machine Age ". While most California examples were executed in stucco as a reference to the style's Mediterranean origins, the Dubuque examples adopt a more sensible and climate - tolerant light masonry exterior. 20 Design Guidelines Residential Federal c. 1840 -1860 The Federal style appeared in Dubuque through the spread of sty- listic information among the river towns throughout the Midwest. It represents long- standing tradition of Federal -style architecture that flourished in the prosperous towns along the Mississippi River. Few examples of this style remain intact in Dubuque. They are charac- terized by their narrow, compact massing, brick construction, stepped parapets at the gable ends, multi -light double hung windows, and an entry with multiple Tight sidelights and transom. Stepped parapets at the gable ends Multi -light double hung windows Narrow, compact massing Brick construction Introduction 21 Gabled roof — Symmetrical facade — Large 1/1 double hung — windows Limestone detail highlighting — window sills and heads Simple rectangular brick — mass Dubtlque /trick Vernacular c. 1850 -1890 There are many structures within the existing historic districts that do not fall neatly into a single stylistic category. These are loosely termed as "Brick Vernacular" or "Victorian Vernacular", and represent an interesting local variant that mixes simple architectural forms with high quality materials and simple detailing that is freely borrowed from a variety of high . style sources. This local style is characterized by simple rectangular brick masses, gabled roofs, symmetrical facades, large 1/1 or 2/2 double hung windows often with arched heads, and a sparse use of limestone detailing to highlight select features such as window sills and heads. 22 Design Guidelines Brick Flats /Row House c. 1860 — 1900 Introduction Two and three -story brick workers' flats are common in the historic districts near the downtown, and they were constructed to house the families of those who came to work in many manufacturing firms in Dubuque. In form they are essentially a rectangular brick block with the long side oriented toward the street. The facades are very regular and symmetrical, consisting of two, full- height bays flanking a central entry, which is often covered by a small open porch. The detailing draws from the Italianate style that was popular in residential architec- ture during the latter half of the nineteenth century, including a large, projecting cornice with brackets, tall, narrow double -hung windows, carved stone window hoods, and carved wood posts and brackets at the porches /entries. Some examples incorporated decorative brick or stone detailing in the form of bands, water tables, or string courses, as well as a decorative glazing in the doors or bay windows. Large, projecting cornice Decorative stone detailing Tall, narrow double hung windows Two, full- height bays Carved stone window hoods Symmetrical facade with center entry 23 24 Cupola with ogee mansard roof — Boxy, mansard roof — Wide decorative eaves — Tall, narrow windows — Prominent carved window hoods — Double entry doors — Late Victorian - Second Empire - Mansard c. 1855 -1885 A very common style, the Second Empire was a direct derivation of the style popular in France during the reign of Napoleon III from 1850 -1872, also known as that country's Second Empire. The most distinctive feature is the boxy Mansard roof, which encompasses the upper story and provides an additional level of living space. In most other respects the style is quite similar to the Italianate, with its tall, narrow windows and double -entry doors, prominent carved window hoods, wide eaves with large decorative brackets and cupolas, which also use a Mansard roof, but with a curved or "ogee" profile that is distinct from the roof on the main body of the house. Design Guidelines Warehouse Renaissance Revival Renaissance revival warehouse buildings are often composed of large, rectangular masses. The primary material is brick with accents of stone masonry, wood or metal. Detailing was usually simple with decorative features including door surrounds, window hoods, modil- lions, keystones and elaborate cornices. Flat roofs are most common; however, gable roofs screened by parapet walls are also seen in this style. Round arched double -hung windows with 1/1, 2/2 and 4/4 pat- terns are characteristic of the style. Raised loading docks for handling goods are common to this style; some project from the facade while others are inset behind the building plane. Loading bay doors and openings were typically rectangular, although were sometimes arched. Metal or wood canopies sheltering the loading dock are also typical of the style. 11,111,L I II- r it ] .1E1 Introduction Flat roof with decorative cornice Roundarched double -hung windows Rectangular box form Brick facade Sheltered loading dock with rectangular bay doors 25 26 8/8 and 12/12 double -hung windows Brick facade Rectangular box form Br itt Vnrii-i uls�� Brick Vernacular warehouse buildings typically have simple rectangu- lar box forms, with decorative features limited to windows and doors. The predominant building material is brick; however, stone masonry in foundations and window sills are common. Windows are 8/8 and 12/12 double -hung, both round arched and rectangular. Typical features in- clude loading docks, loading bay doors and openings and flat roofs. HIt Design Guidelines Chapter 1 Rehabilitation Guidelines for Historic Properties This chapter focuses on rehabilitation guidelines for historic build- ings. The guidelines are divided into sections discussing the overall character - defining features, the materiality of those features and the individual building features. Guidelines also address specific issues in regard to historic residential, commercial and warehouse building types, including additions. Please reference Appendix A, B and C, these section also provide ad- ditional information regarding the rehabilitation of historic properties. Sustainable development and the conservation of resources, is an inherit central principle of the preservation and rehabilitation of our his- toric resources. Stewardship of the existing building stock rather than its replacement can significantly reduce our environmental impact. In basic terms, re -using the building preserves the energy and resources invested in its construction, and removes the need for producing new construction materials. Character - Defining Features Policy: Preserve Historic features, including original materials, architectural details and window and door openings, contribute to the character of a structure and are referred to as character - defining features. They are often closely associated with specific architectural styles. They should be preserved when feasible. Continued maintenance is the best preser- vation method. Guidelines: 1.1 Preserve and maintain significant stylistic and archi- tectural features. • Preserve and maintain character - defining features. • Storefronts, historic fire escapes, cornices, porches, turned columns, brackets, exposed rafter tails and jigsaw ornaments, if historic, are examples of architectural features that should not be removed or altered. The best preservation procedure is to maintain historic features from the outset so that intervention is not required. Employ pre- ventive measures such as rust removal, caulking, limited paint removal and reapplication of paint. These should not harm the historic materials. Chapter 1 Historic features, including original materials, architectural details and window and door openings, contribute to the character of a structure and are referred to as character- defining features. Features such as these collonettes should be preserved in order to avoid the need for replacement in the future. 27 Before: A deteriorated railing should be repaired rather than replaced. After: A successful preservation effort will result in a product shown in the example above. When disassembly of a historic feature is required in a rehabilitation procedure, document its location so that it may be repositioned accurately. 28 Do not remove or alter architectural details that are in good condition or that can be repaired. 1.2 Avoid adding elements or details that were not part of the original building. For example, decorative millwork should not be added to a building if it was not an original feature. Doing so would convey a false history. 1.3 Protect architectural details from moisture accumula- tion that may cause damage. • Regularly check details that have surfaces which can hold mois- ture for long periods of time. Policy: Repair In some cases, original architectural details may have deteriorated. Horizontal surfaces such as cornices, chimney caps and window sills are likely to show the most deterioration because they are more exposed to weather. When deterioration occurs, repair the material and any other related problems. It is also important to recognize that all details weather over time and that a scarred finish does not rep- resent an inferior material, but simply reflects the age of the building. Therefore, preserving original materials and features that show signs of wear is preferred to replacing them. Guidelines: 1.4 Repair only those features that are deteriorated. • Patch, piece -in, splice, consolidate or otherwise upgrade existing materials, using recognized preservation methods. Isolated areas of damage may be stabilized or fixed using consoli- dants. Epoxies and resins may be considered for wood repair. Removing damaged features that can be repaired is not appro- priate. Protect features that are adjacent to the area being worked on. 1.5 When disassembly of a historic element is necessary for its rehabilitation, use methods that minimize damage to the original materials. When disassembly of a historic feature is required during rehabili- tation, document its location so it may be repositioned accurately. Always devise methods of replacing disassembled details in their original configuration. Design Guidelines 1.6 Use technical procedures for cleaning, refinishing and repairing architectural details that will maintain the original finish. • Consult with the City of Dubuque for techniques that are gener- ally considered appropriate. • When choosing preservation treatments, use the gentlest means possible that will achieve the desired results. • Employ treatments such as rust removal, caulking, limited paint removal and reapplication of paint or stain where appropriate. Policy: Replace While the preservation of the original feature is the preferred alterna- tive, in -kind replacement is also an option. In the event replacement is necessary, the new material should match that being replaced in design, color, texture and other visual qualities. Replacement should occur only if the existing historic material is beyond repair. Guidelines: 1.7 Replacement of missing or deteriorated architectural elements should be accurate. The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building's history. Use the same kind of material as the original when feasible. However, a substitute material may be acceptable if the size, shape, texture and finish conveys the visual appearance of the original. 1.8 When reconstruction of an element is impossible, de- velop a new design that is a simplified interpretation of it. • This is appropriate when inadequate information exists to allow for an accurate reconstruction. • The new element should be similar to comparable features in general size, shape, texture, material and finish. Replace missing original details in kind. Where replacement of an element is required, remove only those portions that are deteriorated beyond repair. Chapter 1 29 Protect wood siding and other wood surfaces with a painted finish. Do not remove damaged materials that can be repaired. In this case, loose shingles may be re- secured while missing ones may be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments and other details, should be preserved. 30 Historic Building Materials Policy: Primary historic building materials should be preserved in place when- ever feasible. When the material is damaged, then limited replacement which matches the original, should be considered. Primary historic building materials should never be covered or subjected to harsh cleaning treatments. Contact the city for appropriate material resources for the rehabilitation of historic properties. Guidelines: 1.9 Preserve original building materials. • Avoid removing original materials that are in good condition or that can be repaired in place. • Remove only those materials which are deteriorated, and must be replaced. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of exterior masonry walls that could be repaired. Reconstruction may result in a building which is no longer historic. 1.10 Protect wood features from deterioration. • Provide proper drainage and ventilation to minimize rot. • Maintain protective coatings to retard drying and ultraviolet damage. If the building was painted originally, it should remain painted. 1.11 Use the gentlest means possible to clean the surface of a structure before repairs or improvements are made. • Perform a test patch to determine that the cleaning method will cause no damage to the material surface. Many procedures can actually have an unanticipated negative effect upon build- ing materials and result in accelerated deterioration or a loss of character. • Harsh cleaning methods, such as sandblasting, can damage the historic materials, changing their appearance. Such procedures are inappropriate. • If cleaning is appropriate, a low pressure water wash is preferred. Chemical cleaning may be considered if a test patch is first re- viewed and negative effects are not found. Design Guidelines 1.12 Plan repainting carefully. • Always prepare a good substrate. Remove damaged or deterio- rated paint only to the next intact layer, using the gentlest means possible, prior to painting. Use compatible paints. Some latex paints will not bond well to earlier oil -based paints without a primer coat. 1.13 Brick or stone that was not painted historically should not be painted. • Masonry naturally has a water - protective layer, or patina, to protect it from the elements. Painting masonry walls can seal in moisture already in the masonry, thereby not allowing it to breathe and causing extensive damage over the years. 1.14 Repair deteriorated primary building materials by patching, piecing -in, consolidating or otherwise reinforcing the material. • Avoid the removal of damaged materials that can be repaired. • Isolated areas of damage may be stabilized or fixed, using con - solidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. 1.15 Repoint mortar joints where there is evidence of dete- rioration. • Duplicate the old mortar in strength, composition, color and texture. • Avoid using mortar with a high portland cement content, which will be substantially harder than the original. • Duplicate the mortar joints in width and profile. 1.16 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard, for example, then the replacement material should be wood as well. It should match the original in size, the amount of exposed lap and in finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only they should be replaced, not the entire wall. Chapter 1 Use approved technical procedures forcleaning, refinishing and repairing historic materials. Harsh cleaning methods, such as sandblasting or grinding, can damage the historic materials and change their appearance. Commence with building cleaning again after any repointing has completely cured. 31 Consider removing later covering . materials that have not achieved historic significance. Repair wood features by patching or piecing -in new wood elements to match the original. 32 1.17 Do not use synthetic materials, such as aluminum or vinyl siding or panelized brick, as replacements for primary building materials. • Primary building materials, such as wood siding and masonry, should not be replaced with synthetic materials. • Modular materials should not be used as replacement materials. Synthetic stucco and panelized brick, for example, are inappro- priate. In some instances, substitute materials may be used for replac- ing architectural details, but doing so is not encouraged. If it is necessary to use a new material, such as a fiberglass molding, the style and detail should match the historic model. 1.18 Covering original building materials with new materials is inappropriate. Vinyl siding, aluminum siding and new stucco are inappropriate on historic buildings. Other imitation materials that are designed to look like wood or masonry siding, fabricated from other materi- als, are also inappropriate. If a property already has a non - historic building material cover- ing the original, it is not appropriate to add another layer of new material, which would further obscure the original. 1.19 Consider removing later covering materials that have not achieved historic significance. Once the non - historic siding is removed, repair the original, underlying material. If a house has a stucco finish, removing the covering may be difficult, and may not be desirable. Test the stucco to assure that the original material underneath will not be damaged. Design Guidelines Individual Building Components Windows Policy: The character - defining features of a historic window and its distinct materials and placement should be preserved. In addition, a new window should be in character with the historic building. Guidelines: 1.20 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash,•muntins, mullions, glazing, sills, heads, jambs, moldings, operation and groupings of windows. Repair frames and sashes rather than replacing them, whenever conditions permit. • Window awnings and shutters are appropriate in limited cir- cumstances. They are only appropriate on specific architectural styles. Typical primary window types seen on historic structures. Chapter 1 - - ...:t Preserve the functional and decorative features of a historic window. Preserve the position, number and arrangement of historic windows in a building wall. 33 Preserve the size and proportion of historic window opening. 1.21 Preserve the position, number and arrangement of historic windows in a building wall. • Enclosing a historic window opening is inappropriate, as is add- ing a new window opening. This is especially important because the historic ratio of solid -to -void is a character - defining feature. • Greater flexibility in installing new windows may be considered on rear walls. 1.22 Preserve the size and proportion of a historic window opening. • Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate. 1.23 Preserve the historic ratio of window openings to solid wall on a primary facade. • Significantly increasing the amount of glass on a character- defin- ing facade will negatively affect the integrity of the structure. 1.24 Match a replacement window to the original in its de- sign. • If the original is double -hung, then the replacement window should also be double -hung or appear to be so. Match the re- placement also in the number and position of glass panes. • Matching the original design is particularly important on key character - defining facades. 1.25 In a replacement window, use materials that appear similar to the original. • Using the same material as the original is preferred, especially on character - defining facades. However, a substitute material may be considered if the appearance of the window components will match those of the original in dimension, profile and finish. • New glazing should convey the visual appearance of historic glazing. It should be clear. Metallic and reflective finishes are inappropriate. In some instances colored or tinted glass may be appropriate in commercial storefront transoms or residential windows. • Vinyl and unfinished metals are inappropriate window materi- als. 34 Design Guidelines Muntin 411 1 PIP ' II Glazing I/ 4'w Sill t r Sash Sash Sash Trim Double Hung Window. (Residential, Commercial, Warehouses) Frame Sash Muntin Sash Frame Glazing Muntin Sash Frame Molding Sill Trim Pivot Window. (Warehouses) Chapter 1 The appearance of the window components should match those of the original in dimension, profile and finish. Frame Transom Window Frame Display Window Sill Trim Storefront Window. (Commercial) ■ v 35 Inappropriate windows, storefront and door treatments 36 Inappropriate reduction in window size. Inappropriate profile for window replacements; the proportions are inaccurate. Inappropriate reduction in upper story windows and storefront modification. ERS BII IIARDS Inappropriate treatment on upper story windows. Inappropriate door and transom replacement. Inappropriate storefront modification. Design Guidelines 1.26 Match, as closely as possible, the profile of the sash and its components to that of the original window. A historic wood window has a complex profile. Within the window's casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 1.27 Use a storm window to enhance energy conservation rather than replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • If a storm window is to be installed on the exterior, match the sash design of the original windows. A metal storm window may be appropriate if the frame matches the proportions and pro- files of the original window. It should fit tightly within the window opening without the need for sub - frames or panning around the perimeter. Match the color of the storm window sash with the color of the window frame; do not use an anodized or a milled (a silvery metallic) finish. Finally, set the sash of the storm window back from the plane of the wall surface as far as possible. If storm windows are present historically, then their installation will be allowed. They should reflect the historic profile and mate- rial. Chapter 1 37 Door with transom and sidelights 1111 1 111 111 Pe iod Revival Colonial Door Revival Door > aa Paneled Paneled Door Door with glass panes 11 Half Glass Door Typical primary door types seen on historic residential structures. Preserve the decorative and functional features of a primary door. ,. i !'?E: 1 , 11 r:. f il _ If a door requires replacement keep the original door proportions. 38 Doors Policy: The character - defining features of a historic door and its distinct ma- terials and placement should be preserved. In addition, a new door should be in character with the historic building. This is especially important on primary facades. Guidelines: 1.28 Preserve the decorative and functional features of a primary entrance. • Maintain features important to the character of a historic doorway. These may include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Avoid changing the position and function of original front doors and primary entrances. 1.29 Maintain the original proportions of a significant door. • Altering the original size and shape of a significant door is inap- propriate. 1.30 When a historic door is damaged, repair it and maintain its general historic appearance. 1.31 When replacing a door, use materials that appear simi- lar to that of the original. A metal door, if seen from the street, is inappropriate where the original was wood. 1.32 When replacing a door, use a design that has an appear- ance similar to the original door, or a door associated with the building style or type. Very ornate doors are discouraged, unless photographic evidence can support their use. 1.33 If energy conservation and heat loss are a concern, consider using a storm door instead of replacing a historic entry door on a residential building. Generally, wood storm doors are most appropriate. A metal storm door may be appropriate if it is simple in design and if the frame is painted so that raw metal is not visible. Design Guidelines Roofs Typical Residential Roof Types Policy: The character of a historic roof should be preserved, including its form and materials, whenever feasible. Guidelines: 1.34 Preserve the original roof form of a historic struc- ture. • Avoid altering the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. • Retain and repair roof detailing. 1.35 Preserve the original eave depth on sloped roofs of a historic structure. • The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. Cutting back roof rafters and soffits or in other ways altering the traditional roof overhang is inappropriate. 1.36 Minimize the visual impacts of skylights and other rooftop devices. The addition of features such as skylights or solar panels should not be installed in a manner such that they will interrupt the plane of the historic roof. They should be lower than the ridgeline. Flat skylights that are flush with the roof plane may be considered on the rear and sides of the roof. Locating a skylight or a solar panel on a front roof plane should be avoided. 1.37 Preserve original roof materials. • Avoid removing historic roofing material that is in good condi- tion. When replacement is necessary, use materials similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. Specialty materials such as tile and /or slate should be replaced with a matching material. 1.38 Avoid using conjectural materials or features on a roof. Adding a widow's walk (an ornate railing around the roof ridge) on a house where there is no evidence one existed creates a false impression of the home's original appearance, and is inap- propriate. Chapter 1 Shed roof Clipped Gable roof Cross - Gabled roof Typical Commercial Roof Types ga Mansard roof qa Mansard roof Gambrel roof Hipped roof Commercial Flat roof Roof Types found on both Residential and Commercial Buildings gre Gabled roof 39 Flat roofed buildings are commonly found in the downtown district. 1.39 New or replacement roof materials should convey a scale and texture similar to those used traditionally. • Composite shingles work best for many types of buildings that have sloped roofs. • Roof materials should generally be earth tones and have a matte, non - reflective finish. • When choosing a roof replacement material, the architectural style of the structure should be considered. 1.40 If metal roof materials are to be used, they should be applied and detailed in a manner compatible with the historic character and does not distract from the his- toric appearance of the building. • Metal roof materials should be earth tones and have a matte, non - reflective finish. Seams should be of a low profile. The edges of the roofing material should be finished similar to those seen historically. The edges of standing seam metal roof were historically bent downward at the edges of the roof with a very slight overhang. In most cases the gutters hide this detail. Stamped metal panels should appear similar to those seen his- torically. Many modern metal roofing materials do not have proportions that are appropriate to the historic character of many older build- ings. 40 Design Guidelines Foundations Policy: There is one policy for the preservation of building foundations that serves as the basis for all related design guidelines and supporting information. Keeping moisture away from a foundation is the primary objective. In cases where special conditions of a specific project are such that the detailed design guidelines do not appear to address the situation, this general policy statement will serve as the basis for determining the appropriateness of the proposed work. Guidelines: 1.41 Vines and other plants should not be allowed to grow on foundation walls. Plants tend to retain moisture and keep damp walls from drying. Weeds and shrubs should not be allowed to come in contact with foundation walls. • Avoid piling items such as firewood, trash, or mulch against a foundation wall. 1.42 If the foundation walls have ventilation openings, be sure these are kept clear. • Ventilation openings help the walls dry out after getting wet (they also help keep moisture from building up in basements and crawl spaces). • Ventilation openings or basement windows should not be filled in with permanent materials such as brick or concrete block; use wood or metal panels in place of window glass if windows must be blocked up, but retain the wood or metal framing and sash. 1.43 The soil or pavement next to the foundation wall should slope away from the wall. • Provide positive drainage away from foundations to minimize rising moisture. This will keep water from soaking down into the wall and surrounding soil. Wet soil can lose its weight - supporting capacity and result in foundation and wall cracks. Watch for open joints between pavement and foundation wall where flowing water can get into the soil. 1.44 Gutters and downspouts should not be clogged or leak- ing and should carry water away from the foundation wall. Downspouts should be connected to underground drains if pos- sible, or at least should empty onto splash blocks which carry the water away from the foundation wall. (Check to ensure drains remain clear) During heavy rains, watch to see if water is flowing or dripping down the building wall and into the foundation. Chapter 1 41 1.45 Avoid cutting new window and door openings in foun- dation walls, or enlarging existing ones. This can weaken the foundation significantly. If alterations are needed, get qualified advice on how the foundation will be af- fected. 1.46 Avoid covering foundations with inappropriate materials. Materials such as composite "brick" wallpaper or cementatious coverings diminish the character of the structure. These coverings can also hold moisture in the foundation wall and cause damage to the structure. 42 Design Guidelines Rehabilitation of Historic Commercial Properties Preservation of Commercial Storefronts Policy: Many storefronts in Dubuque have components seen traditionally on commercial buildings. The repetition of these standard elements creates a visual unity at the street that should be preserved. These features should not be altered, obscured or removed. The preserva- tion of a historic storefront will help maintain the interest of the street to pedestrians by providing views to goods and activities inside first floor windows. Guidelines: 1.47 For a commercial storefront building, a rehabilitation project should preserve these character - defining ele- ments: • Display windows: The main portion of glass on the storefront, where goods and services are displayed. • Transom: The upper portion of the display window, separated by a frame. • Kickplate: Found beneath the display window. Sometimes called a bulk -head panel. • Entry: Usually set back from the sidewalk in a protected re- cess. • Upper -story windows: Windows located above the street level often have a vertical orientation. • Cornice molding: A decorative band at the top of the building. 1 ■■ 1 1 n 1---4-- Parapet Cornice Pediment Upper story windows Midbelt cornice Transom Display window Piers/ Pilasters Kickplate Recessed entry Typical commercial facade components Chapter 1 Traditional commercial building facade. Preserve the historic character of a storefront when it is intact. If a storefront is altered, restoring it to the original design is preferred. 43 A kickplate, located below the display window adds interesting detail to the streetscape and should be preserved. 1.48 If a storefront is altered, restoring it to the original design is preferred. If evidence of the original design is missing, use a simplified interpretation of similar storefronts. Historic photographs of Dubuque and its commercial buildings are widely available and should be used when determining the original character of a storefront design. 1.49 Alternative designs that are contemporary interpretations of traditional storefronts may be considered where the historic facade is missing and no evidence of it exists. • Where the original is missing and no evidence of its character exists, a new design that uses the traditional elements may be considered. • The new design should continue to convey the character of typi- cal storefronts, including the transparent character of the display window. Greater flexibility in treatment of rear facades is appropriate. However, care should be taken to preserve storefronts on those buildings which have traditional commercial storefronts on more than one facade, such as a corner building. 1.50 Retain the kickplate as a decorative panel. • The kickplate, located below the display window, adds interesting detail to the streetscape and should be preserved. • lithe original kickplate is covered with another material, consider exposing the original design. 1.51 If the original kickplate is missing, develop a sympathetic replacement design. • Wood is an appropriate material for replacements on most styles. However, ceramic tile and masonry may also be considered when appropriately used with the building style. 1.52 Preserve the character of the cornice line. • Most historic commercial buildings have cornices to cap their facades. Their repetition along the street contributes to the visual continuity on the block. Many cornices are made of sheet metal, which is fairly lightweight and easy to repair. Areas that have rusted through can be patched with pieces of new metal. 44 Design Guidelines 1.53 Reconstruct a missing cornice when historic evidence is available. Use historic photographs to determine design details of the original cornice. Replacement elements should match the original in every detail, especially in overall size and profile. Keep sheet metal ornamen- tation well painted. The substitution of another old cornice for the original may be considered, provided the substitute is similar to the original. 1.54 A simplified interpretation is also appropriate for a replacement cornice if evidence of the original is miss- ing. • Appropriate materials include stone, brick and stamped metal. 1.55 Retain the original shape of the transom glass in historic storefronts. • Transoms, the upper glass band of traditional storefronts, intro- duced light into the depths of the building, saving on light costs. These bands should not be removed or enclosed. • The shape of the transom is important to the proportion of the storefront, and it should be preserved in its historic configura- tion. • If the original glass is missing, installing new glass is preferred. However, if the transom must be blocked out, be certain to retain the original proportions. One option might be to use it as a sign panel or decorative band. 1.56 A parapet wall should not be altered, especially those on primary elevations or highly visible facades. • When a parapet wall becomes deteriorated, there is sometimes a temptation to lower or remove it. Avoid doing this because the flashing for the roof is often tied into the parapet, and disturbing it can cause moisture problems. • Inspect parapets on a regular basis. They are exposed to the weather more than other parts of the building, so watch for de- terioration such as missing mortar or excessive moisture reten- tion. • Avoid waterproofing treatments, which can interfere with the parapet's natural ability to dry out quickly when it gets wet. Chapter 1 Preserve the character of an existing cornice line. When the reconstruction of an element is impossible, a simplified interpretation is also appropriate. 45 An original three -story building, before an addition. Compare with sketches below. 46 Additions to Commercial Properties Policy: Two distinct types of additions to historic commercial buildings may be considered. First, a ground -level addition that involves expanding the footprint of a structure may be considered. Such an addition should be to the rear or side of a building. This will have the least impact on the character of a building, but there may only be limited opportunities to do this. Second, an addition to the roof may be designed that is simple in character and set back substantially from the front of a building. In ad- dition, the materials, window sizes and alignment of trim elements on the addition should be compatible to those of the existing structure. Guidelines: 1.57 An addition should be compatible in scale, materials and character with the main building. An addition should relate to the building in mass, scale and form. It should be designed to remain subordinate to the main structure. An addition with a pitched roof is inappropriate for a building with a flat roof. An addition to the front of a building is inappropriate. 1.58 An addition should not damage or obscure architectur- ally important features. For example, loss or alteration of a cornice line should be avoided. 1.59 An addition may be made to the roof of a building if it does the following: An addition should be set back from the primary, character -de- fining facade, to preserve the perception of the historic scale of the building and it should not be visible from the street. Its design should be modest in character, so it will not detract attention from the historic facade. The addition should be distinguishable as new, albeit in a subtle way. New Rooftop — AMloclition - E_Histori2 tw�ld ing Appropriate alternative approaches New rooftop additions to historic buildings should not be visible from the to additions. street. Design Guidelines Signs Policy: Historically, signs mounted and/or painted on the exterior of a building advertised the primary business conducted there. Many of these signs still stand today and should be preserved when feasible. Guideline: 1.60 Preserve historic signs where existing, when fea- sible. Balconies Policy: In most cases one should avoid adding elements or details not part of the original building. Balconies on the side or rear of a property may be considered. This can enhance the adaptive reuse options for this building type. They should have as little impact on the structure as possible and be a simple design. Guidelines: 1.61 A balcony should be in character with the building. • Mount a balcony to accentuate character - defining features. • The balcony should fit within the opening when feasible. • A balcony located across two smaller window openings may be considered in limited circumstances. The window opening and balcony proportion should be balanced. • Use colors that are compatible with the overall color scheme of the building. In most cases painted wood with light, matte finishes are appropriate. 1.62 Balconies should be simple in design. • Light wood and simple metal work are most appropriate. • Heavy or ornate metal work and plastics are inappropriate. • The balcony should be mostly transparent. One should be able to see through to the building fabric behind the guard rail. Preserve a historic sign where it exists. A balcony railing should be mostly transparent. One should be able to see through to the building fabric behind the rail. Chapter 1 47 Maintain an original porch. Consider providing a smaller railing above the historic railing to achieve a greater overall railing height. Rehabilitation of Historic Residential Properties Porches Policy: Preserve a porch in its original condition and form. A porch is one of the most important character - defining elements of a facade. Porches help to provide visual interest to a building, and can influence its per- ceived scale, protect entrances and pedestrians from rain and provide shade in summer. Guidelines: 1.63 Maintain an original porch when feasible. • Maintain the existing location, shape, details and posts of the porch. Missing or deteriorated decorative elements should be replaced to match existing elements; e.g., match the original proportions and spacing of balusters when replacing missing ones. Avoid using a porch support that would be substantially smaller than other supports on the porch or than that seen historically. • Do not remove an original porch from a building. 1.64 Enclosing a porch with opaque materials that destroy the openness and transparency of the porch is inap- propriate. • Where a porch must be enclosed, use transparent materials (such as glass) and place them behind the balusters and balustrade to preserve the visual character of the porch. 1.65 Where building codes stipulate that new porch rail- ings lower than 36 inches in height be augmented or corrected to raise their effective height to 36 inches, consider the following: • Provide a smaller railing above the historic railing to achieve a greater overall railing height. 48 Design Guidelines Policy: Repair a deteriorated porch instead of removing or replacing it. The preferred treatment for an altered porch is to repair it, rather than replace it altogether. This approach is preferred because the original materials contribute to its historic character. Even when replaced with an exact duplicate, a portion of the historic building fabric is lost; therefore, such treatment should be avoided when feasible. Guidelines: 1.66 Repair those elements of a porch that are deteriorat- ed • Removing damaged materials that can be repaired is not ap- propriate. 1.67 Consider restoring an altered porch back to its original design and configuration. • If the historic design of the porch is unknown, then base the de- sign of the restoration on other traditional porches on buildings of a similar architectural style. • If the original porch steps have been replaced with concrete, consider restoring them to their original, wood condition. If termite control is of concern, then consider only making the bottom step concrete and not the entire stair assembly. While a simple design solution, the use of meta! pipes as replacement porch rails is inappropriate. Chapter 1 49 Porch in proportion with the primary building. Policy: Replace a missing porch with one that appears similar to that seen historically. When a porch is to be replaced, the first step is to research the history of the house to determine the appearance and materials of the original porch. The most important aspects of a replacement design are its location, scale and materials. Unless reconstructing a porch from historic documentation, it is not necessary to replicate the details of the original porch or a porch design copied from a similar style house. However, it is important that new details be compatible (similar form, scale and materials) for the design of the porch and the style of the house. Guidelines: 1.68 When porch replacement is necessary, it should be similar in character, design, scale and materials to those seen traditionally. • The size of a porch should relate to the overall scale of the pri- mary structure to which it is attached. • Base the design of a replacement porch on historic documenta- tion if available. • Where no evidence of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. 1.69 Porch supports should be of an appropriate size to complement the entry and existing structure. • Wood columns are best for most structures in Dubuque. • Brick or stone may be appropriate for some architectural styles. • See the style section of the guidelines for further recommenda- tions. 50 Design Guidelines 1.7 should use materials similar to those seen historically. Use materials similar to those seen historically. Wood decking, balustrades and porch supports were most common. While matching original materials is preferred, when detailed correctly and painted appropriately, fiberglass columns may be considered. Do not replace a wood porch decking and steps with concrete. Existing Condition: Italianate s yle house with an altered porch. Existing Condition: A folk or vernacular style house with the original porch removed. Chapter 1 Preferred Approach, when historic documentation is available: ltalianate style house with a replacement porch designed similar to that seen historically. Preferred Approach, when historic documentation is available: A folk or vernacular style house with a replacement porch designed similar to that seen historically. AcceptableApproach, when historic documentation is not available: Italianate style house with a simplified interpretation of a traditional porch design. AcceptableApproach, when historic documentation is not available: A folk or vemacular style house with a simplified interpretation of a traditional porch design. 51 ASR .p 'i' Sri' ' irk aitI�j TE - �_= Wig _ — ■_ I 4 1 - , i ..si�yiagai ltiiii tii; .. 1 • u i EN nn ` ..t `mil! e itl1111111 iT - AIIII 1.7 should use materials similar to those seen historically. Use materials similar to those seen historically. Wood decking, balustrades and porch supports were most common. While matching original materials is preferred, when detailed correctly and painted appropriately, fiberglass columns may be considered. Do not replace a wood porch decking and steps with concrete. Existing Condition: Italianate s yle house with an altered porch. Existing Condition: A folk or vernacular style house with the original porch removed. Chapter 1 Preferred Approach, when historic documentation is available: ltalianate style house with a replacement porch designed similar to that seen historically. Preferred Approach, when historic documentation is available: A folk or vernacular style house with a replacement porch designed similar to that seen historically. AcceptableApproach, when historic documentation is not available: Italianate style house with a simplified interpretation of a traditional porch design. AcceptableApproach, when historic documentation is not available: A folk or vemacular style house with a simplified interpretation of a traditional porch design. 51 AMP .p 'i' Sri' ' irk aitI�j TE - Wig -- z. t 4 LI '11111 =!1 ■ L 1 • i EN nn ` ..t `mil! e itl1111111 iT III - i 3 _ 1.7 should use materials similar to those seen historically. Use materials similar to those seen historically. Wood decking, balustrades and porch supports were most common. While matching original materials is preferred, when detailed correctly and painted appropriately, fiberglass columns may be considered. Do not replace a wood porch decking and steps with concrete. Existing Condition: Italianate s yle house with an altered porch. Existing Condition: A folk or vernacular style house with the original porch removed. Chapter 1 Preferred Approach, when historic documentation is available: ltalianate style house with a replacement porch designed similar to that seen historically. Preferred Approach, when historic documentation is available: A folk or vernacular style house with a replacement porch designed similar to that seen historically. AcceptableApproach, when historic documentation is not available: Italianate style house with a simplified interpretation of a traditional porch design. AcceptableApproach, when historic documentation is not available: A folk or vemacular style house with a simplified interpretation of a traditional porch design. 51 -- z. t '11111 =!1 ■ L 1 • ` ..t `mil! e III - i 3 _ ...- 1.7 should use materials similar to those seen historically. Use materials similar to those seen historically. Wood decking, balustrades and porch supports were most common. While matching original materials is preferred, when detailed correctly and painted appropriately, fiberglass columns may be considered. Do not replace a wood porch decking and steps with concrete. Existing Condition: Italianate s yle house with an altered porch. Existing Condition: A folk or vernacular style house with the original porch removed. Chapter 1 Preferred Approach, when historic documentation is available: ltalianate style house with a replacement porch designed similar to that seen historically. Preferred Approach, when historic documentation is available: A folk or vernacular style house with a replacement porch designed similar to that seen historically. AcceptableApproach, when historic documentation is not available: Italianate style house with a simplified interpretation of a traditional porch design. AcceptableApproach, when historic documentation is not available: A folk or vemacular style house with a simplified interpretation of a traditional porch design. 51 This addition is set back behind the original structure and the new addition is accessed by a connector. This rooftop addition is not subordinate to the existing structure. Additions to Residential Properties Policy: When planning an addition to an existing building, consider the effect it will have on the structure. The following guidelines avoid any negative impacts of an addition. While the choice of a style is not a concern of these principles, there is an awareness that each property has some style that helps define its character. Additions that reflect elements of the existing predominant style reinforce the positive character. Those elements that seem unintentionally foreign to the individual property and detract from the overall design should be minimized and not considered positive elements upon which to base the design of an addition. Guidelines: 1.71 The loss of historically significant features, where they exist, should be minimized. • When preserving original details and materials, follow the guide- lines at the beginning of this chapter. 1.72 Place an addition at the rear of a building or set it back from the front to minimize the visual impacts. • This will allow the original proportions and character to remain prominent. • A roof top addition should be set back at least ten feet from a primary facade, 1.73 A new addition should respect the mass and scale of the original structure. • While a smaller addition is visually preferable, if the addition is to be significantly larger than the original building, one option is to separate it from the primary building, when feasible, and then Zink it with a smaller connector. • In some cases, adding vertically, through construction of dormers, will help to minimize the impacts of additions and preserve rear yards. • A new addition should fit within the range of stories that help define the character of the neighborhood. • For a larger addition, break up the mass of the addition into smaller modules that relate to the historic house. • An addition should be simple in design to prevent it from compet- ing with the primary facade. 52 Design Guidelines 1.74 The roof form of a new addition should be in character with and subordinate to that of the primary building. It is important to repeat the roof lines and slopes found on the primary structure. Typically, gable, hip and shed roofs are ap- propriate for residential -type building additions. Flat roofs may be appropriate for commercial buildings or International style structures. 1.75 When constructing a rooftop addition, keep the mass and scale subordinate to the primary building. The addition should not overhang the lower floors of the primary building. 1.76 A rooftop dormer may be appropriate. • Dormers are typically added to a structure to increase the amount of headroom in upper floors. Traditionally, dormers are designed as smaller elements. If significant increases in space are desired, do not consider oversized dormers. Rather, develop an addition to the rear of a structure. A dormer should be subordinate to the overall roof mass and should be in scale with those on similar historic structures. The dormer should be located below the ridge line of the primary structure and to the rear of the roof. A dormer should be similar in character to the primary roof form. The number and size of dormers should not visually overwhelm the scale of the primary structure. Chapter 1 53 A rehabilitation project of a warehouse building should preserve character- defining elements such as a loading dock, canopy and man door. Preserve character - defining elements such as windows and loading bay openings. 54 Rehabilitation of Historic Warehouse Properties Preservation of Warehouse Facades Policy: Many of Downtown Dubuque's buildings possess components tradi- tionally seen on industrial buildings. The repetition of these standard el- ements creates a visual unity at the street that should be preserved. Guidelines: 1.77 For a warehouse building, a rehabilitation project should preserve these character - defining elements: • Man -door: A small door for use by people entering the build- ing. These can be similar in character to a storefront on a retail buildings. They often include a transom. • Windows: Windows located at the street level. These often are larger and display a similar pattern to the upper story win- dows. • Upper -story windows: Windows located above the street level. These usually have a vertical orientation. • Cornice molding: A decorative band at the top of the build- ing. • Loading dock: A raised landing for handling goods; some proj- ect from the facade while others are inset behind the building plane. • Loading bay doorway: A large opening at the landing dock. Typi- cally these are rectangular, although sometimes arched. Rolling overhead or horizontal sliding doors were used in these openings. Singular and multiple openings were found on facades. • Canopy: A metal structure usually sheltering the loading dock. Some were horizontal and others were sloped. They were supported on metal and heavy timber supports that were wall mounted. 1.78 Preserve the historic character of the building facade. • Preserve loading docks, loading bay openings, windows and door frames. • If the glass is intact, it should be preserved. Design Guidelines 1.79 If the facade is altered, restoring it to the original design is preferred. If evidence of an original design component is missing, use a simplified interpretation of similar components in the area. Historic photographs of Dubuque and its industrial buildings are widely available and should be used when determining the original character of the facade. 1.80 Alternative designs that are contemporary interpretations of traditional industrial buildings may be considered where the historic facade is missing and no evidence of it exists. • Where the original is missing and no evidence of its character exists, a new design that uses the traditional elements may be considered. However, the new design should continue to con- vey the character of typical facades in the area, including the repetitive window patterns and openings seen along the building fronts. 1.81 Preserve the character of the cornice line. • Most historic commercial buildings have cornices to cap their facades. Their repetition along the street contributes to the visual continuity on the block. • Many cornices are made of sheet metal, which is fairly lightweight and easy to repair. Areas that have rusted through can be patched with pieces of new metal. 1.82 Reconstruct a missing cornice when historic evidence is available. • Use historic photographs to determine design details of the original cornice. • Replacement elements should match the original in every detail, especially in overall size and profile. Keep sheet metal ornamen- tation well painted. • The substitution of another old cornice for the original may be considered, provided that the substitute is similar to the origi- nal. 1.83 A simplified interpretation is also appropriate for a replacement cornice if evidence of the original is miss- ing. • Appropriate materials include stone, brick and stamped metal. Chapter 1 Historic photographs of Dubuque's industrial buildings are widely available and should be used when determining the original character of a building facade. Preserve the characterofthe cornice line. 0 j • j114E11 _T .. ` iii Alternative designs that are contemporary interpretations of traditional industrial buildings may be considered where historic building features are missing. 55 Transoms, the upper glass band on door openings, introduced light into the depths of the building, saving on light costs. These bands should not be removed or enclosed. 1.84 Retain the original shape of the transom glass in existing openings. Transoms, the upper glass band on door openings, introduced light into the depths of the building, saving on Tight costs. These bands should not be removed or enclosed. The shape of the transom is important to the proportion of the opening, and it should be preserved in its historic configura- tion. If the original glass is missing, installing new glass is preferred. However, if the transom must be blocked out, be certain to retain the original proportions. One option might be to use it as a sign panel or decorative band. 1.85 A parapet wall should not be altered, especially those on primary elevations or highly visible facades. When a parapet wall becomes deteriorated, there is sometimes a temptation to lower or remove it. Avoid doing this because the flashing for the roof is often tied into the parapet, and disturbing it can cause moisture problems. Inspect parapets on a regular basis. They are exposed to the weather more than other parts of the building, so watch for de- terioration such as missing mortar or excessive moisture reten- tion. Avoid waterproofing treatments which can interfere with the parapet's natural ability to dry out quickly when it gets wet. A parapet wall should not be altered, especially those on primary elevations or highly visible facades. A parapet wall should not be altered, especially those on primary elevations or highly visible facades. 56 Design Guidelines Additions to Warehouse Properties Policy: Three distinct types of additions to historic industrial buildings may be considered. First, a ground -level addition that involves expanding the footprint of a structure may be considered. Such an addition should be to the rear or side of a building. This will have the least impact on the character of a building, but there may only be limited opportunities to do this. Second, an addition to the roof may be designed that is simple in character and set back substantially from the front of a building. In ad- dition, the materials, window sizes and alignment of trim elements on the addition should be compatible to those of the existing structure. Athird option, which only will be considered on a case -by -case basis, is to design an addition within the wall plane of the existing building. This option is the most difficult and requires the most care to respect the relationship of the building to the street. Such an addition should provide a visual distinction between the existing structure and its ad- dition. This may be accomplished through the use of a belt course element or a subtle change in building materials. Guidelines: 1.86 An addition should be compatible in scale, materials and character with the main building. • An addition should relate to the building in mass, scale and form. It should be designed to remain subordinate to the main structure. • An addition with a pitched roof is inappropriate for a building with a flat roof. • An addition to the front of a building is inappropriate. 1.87 An addition should not damage or obscure architectur- ally important features. • For example, Toss or alteration of a cornice line or loading dock should be avoided. 1.88 An addition may be made to the roof of a building if it does the following: • An addition should be set back from the primary, character -de- fining facade, to preserve the perception of the historic scale of the building. It should not be visible from the street. Its design should be modest in character so it will not attract at- tention from the historic facade. The addition should be distinguishable as new, albeit in a subtle way. Chapter 1 Side addition is connected to the historic warehouse with a low scale connector. An addition should be set back from the primary, character - defining facade to preserve the perception of the historic scale of the building. It should not be visible from the street. 57 Mount a balcony to accentuate character - defining features. This early photo of the Seth Richards commercial block shows the side of the spaghetti factory building with fire escapes and blocked in windows. 58 Balconies Policy: Although in most cases one should avoid adding elements or details that were not part of the original building, a balcony addition may be considered. This can enhance the adaptive reuse options for this building type. The balconies should be located to the rear and /or at a minimum two bays back on the sides of the building. They should have as little impact on the structure as possible and be a simple design. The addition of a balcony should be reversible. Guidelines: 1.89 The balcony should be in character with the building. • Mount a balcony to accentuate character - defining features. The balcony should fit within the opening when feasible. A balcony located across two smaller window openings may be considered in limited circumstances. The window opening and balcony proportion should be balanced. Use colors that are compatible with the overall color scheme of the building. In most cases dark metal matte finishes are ap- propriate. 1.90 Balconies should be simple in design. • Simple metal work is most appropriate. Heavy timber and plastics are inappropriate. The balcony should be mostly transparent. One should be able to see through to the building fabric behind the guard rail. In a later rehabilitation the fire escapes were removed and a limited number of simple metal balconies were installed. Design Guidelines Signs Policy: Historically, signs mounted and/or painted on the exterior of a building advertised the primary business conducted there. Many of these signs still stand today and should be preserved when feasible. Guideline: 1.91 Preserve a historic sign where it exists, when fea- sible. General RehabilitAk ki Secondary Structures Policy: Preserving the historic fabric along an alley in a historic district is im- portant. This includes sheds, garages and carriage houses. They are traditionally subordinate in scale and character to the primary structure and are typically located to the rear of the lot. These features should be retained. Guideline: 1.92 Preserve an existing secondary structure when fea- sible. • Retain original materials when feasible. • Maintain the subordinate character of the structure also. Adaptive ire -Use Policy: Converting a building to a new use that is different from that which its design reflects is considered to be "adaptive re- use." For example, converting a residential building to an office is adaptive re -use. Agood adaptive re -use project retains the historic character of the building while accommodating its new function. Guideline: 1.93 Seek uses that are compatible with the historic char- acter of the building. • Building uses that are closely related to the original use are pre- ferred. An example would be the conversion of a residential -type building to an office. This can be accomplished without radical alterations to either the interior or exterior of the structure. • Avoid altering porches and original windows and doors. Chapter 1 f t Preserve a historic sign where it exists, when feasible. A contemporary interpretation of a fire escape is an appropriate addition to the rear or secondary facade of a historic building. 59 Preserve an older addition that has achieved historic significance in its own right. Historic Additions Policy: Some early additions may have taken on historic significance of their own. One constructed in a manner compatible with the original building and associated with the period of significance may merit preservation in its own right. These additions should be evaluated. In contrast, more recent additions that detract from the character of the building should be considered for removal. Guideline: 1.94 Preserve an older addition that has achieved historic significance in its own right. For example, a porch or a kitchen wing may have been added to the original building early in its history. Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 60 Design Guidelines Accessibility Policy: Owners of historic properties should comply to the fullest extent pos- sible to Americans with DisabilitiesAct provisions, while also preserving the integrity of the character - defining features of their buildings and sites. Special provisions for historic buildings exist in law that allow some alternatives in meeting the ADA standards. Guideline: 1.95Generally, creating an accessibility solution that is independent from the historic building and does not alter its historic characteristics is encouraged. • Identify the historic building's character - defining spaces, features and finishes so that accessibility code - required work will not result in their damage or loss. • Alterations to historic properties that are designed to improve ac- cess for persons with disabilities should create minimal negative effect on the historic character or materials. • Provide barrier -free access that promotes independence for the disabled to the highest degree practicable, while preserving significant historic features. Chapter 1 61 Inappropriate design on a primary facade. Handrails- simple design. Simple metal work is most appropriate 62 Handrails Policy: In some circumstances it may be necessary to add handrails to a his- toric building in order to address a new building use, or accessibility life safety issues. In order to preserve the historic integrity at the building, these elements should not detract from the historic character. Guideline: 1.96 Railings should be simple in design. • Simple metal work is most appropriate. Heavy ornate metal, plastic or wood is inappropriate. The railing should be mostly transparent. One should be able to see through to the building fabric. rural r,:rrr .4.- 1 r11G'� 1� f rrhilrue LS r'.:(S1111t- Handrails must be transparent, one must be able to see through to the building fabric. Design Guidelines Historic Site Features Policy: New site work that alters the historic character of the street should be avoided. The use of appropriate site materials is therefore a key factor in preserving the historic character and the relationship between the historic building and its context. Guidelines: 1.97 Preserve original fences. • Replace only those portions that are deteriorated beyond re- pair. 1.98 Design a replacement fence to be in character with those seen historically. • Afence that defines a front yard is traditionally low to the ground (less than 40 inches) and transparent in nature. • Contemporary interpretations of traditional fences should be compatible with the historic context. • Note that using no fencing at all is often the most appropriate approach. 1.99 Preserve original retaining walls. • Replace only those portions that are deteriorated beyond repair. Any replacement material should match the original in color, texture, size and finish. 1.100 Maintain the original height of a retaining wall. • Increasing the wall height to create a privacy screen is inappro- priate. 1.101 Preserve historically significant planting designs. • Retain historic planting beds, landscape features and walk- ways. • Avoid removal of mature, character- defining landscaping unless damaged, aged or diseased beyond preservation. 1.102 Avoid new site features which have the potential to damage or interfere with a historic structure. • Select plant and tree species according to their mature size to allow for the long -term impact of mature growth. • Avoid the use of exotic plant species. • Avoid placing climbing plants too close to a building. • Avoid locating plant materials which obscure significant and character - defining architectural features. Preserve original fences. Chapter 1 63 Dubuque's Before and After Images Policy: The preservation and rehabilitation of the remaining historic buildings should be a top priority in any construction project. When planning a preservation project, it is important to assemble sufficient information about the property. This information can help to determine its sig- nificance and the degree to which it retains its integrity as a historic resource and to determine how the building appeared originally if it has been altered. The series of images shown on the next few pages is a start in this process. Guideline: 1.103 Research historic buildings thoroughly before begin- ning a project. Contact the city, local historical society, museums and library for resources. FIPPP Main Street, viewed from 11th Street, c.1911(Greater Dubuque). Main Street, viewed from 11th Street, 2008. 64 Design Guidelines Clay Street (Central Avenue), viewed south from 18th Street, c.1911 (Greater Dubuque, 1911). Central Avenue, viewed south from 18th Street, 2008. Chapter 1 65 Inappropriate location for a fire escape stair. The new fire escape is appropriately located on the secondary facade and is also a good representation of a compatible design. 66 The Bell Block and Ziepprecht Block Building- Dubuque Bank Building 1911. The Bell Block and Ziepprecht Block Building - Dubuque Bank Building 2008 Design Guidelines Chapter 2 Design Guidelines For all Properties This chapter covers design guidelines for all properties. It includes a variety of topics that may arise in rehabilitation projects, new building designs and site improvements. Topography Policy: Site work should be planned to protect the assets of the existing to- pography. Guidelines: 2.1 Minimize cut and fill on a site. • Divide large grade changes into a series of benches and terraces, where feasible. 2.2 Design a building foundation to conform to the exist- ing topography, rather than creating extensive cut and fill. • Step the foundation of a building to follow site contours, when feasible. • If stepping the foundation is not possible, disguise the cut with building placement and /or building walls, and provide a landscape buffer system at the top of cut. 2.3 Minimize the visual impacts of cut and fill on a site. • Regrade the site as a stable, "natural" slope, when feasible. Where a large grade change is necessary, divide the grade changes into a series of benches and terraces. Chapter 2 67 Historic settlement patterns seen in street and alley plans often contribute to the distinct character of the historic district and should be preserved. Alleys accommodate service functions and provide pedestrian connections and secondary vehicle access. Street Patterns Policy: Historic settlement patterns seen in street and alley plans often con- tribute to the distinct character of the historic district and therefore they should be preserved. These street plans influence the manner in which primary structures are sited and they also shape the manner in which secondary structures and landscape features may occur on the site. Guideline: 2.4 Respect historic settlement patterns. • Site a new building such that it is arranged on its site in a way similar to historic buildings in the area. This includes consider- ation of building setbacks and open space. Alleys Policy: Alleys accommodate service functions and provide pedestrian con- nections and secondary vehicle access. All alleys, both paved and unpaved, contribute to the character of the district. Guidelines: 2.5 Alley pavement should utilize sustainable materials, when feasible. • In some instances where it is necessary to keep dust levels down and it is necessary to pave the alley, recycled asphalt is the preferred material. • Retain historic brick pavers when feasible. 2.6 The traditional scale and width of alleys should be continued. • Maintain the traditional character and scale of an alley by locat- ing buildings and fences along the alley edges to maintain the alley edge. 68 Design Guidelines Streetscape Policy: Maintain the traditional character of the streetscape. The character changes between commercial, warehouse and residential areas. Guideline: 2.7 Maintain the traditional character of the streetscape. • Commercial areas: Maintain wide sidewalks, street trees, light fixtures and furnishings. Consider adding similar features to ac- cent the public sidewalk. Warehouse areas: . Consider adding features, such as con- sistent lighting fixtures and landscaping, which complement the existing industrial character. Residential areas: Maintain street landscaping and planting strips, which are typically found between the curb and sidewalk. Consider the use of additional street trees in these areas. Chapter 2 In commercial areas street trees, light In warehouse areas streetscapes fixtures and furnishings accent the include attached sidewalks and public sidewalk. scattered areas of small vegetated setbacks. S front yard Detached sidewalk Planting strip Street Streetscapes such as these should be continued throughout residential areas. Notice the lack of fences in the front yards and the use of a planting strip between the street and sidewalk. • ' .. L, In residential areas planting strips are typically found between the curb and sidewalk. 69 2.8 Maintain and incorporate landscape and streetscape fea- tures that are important in defining the historic character of the setting when feasible. Preserve significant view corridors. • Retain significant topographic features. • When feasible, retain the historic brick pavers found throughout the area. If this proves to be a hardship, salvage material upon removal and reuse in other streetscape or interpretive park/plaza improvements. 70 Design Guidelines Architectural Character Policy: New construction should distinguish itself from historic structures. Guidelines: 2.9 The exact imitation of older historic styles is discour- aged for newer structures. One should not replicate historic styles because this blurs the distinction between old and new buildings as well as making it more difficult to visually interpret the architectural evolution of the district. 2.10 Contemporary interpretations of traditional designs and details are encouraged. Interpretations of historic styles may be considered if they are subtly distinguishable as being new. New designs for window moldings and door surrounds, for ex- ample, can provide visual interest while helping to convey the fact that the building is new. Contemporary details for porch railings and columns are other examples. New soffit details and dormer designs also could be used to create interest while expressing a new, compatible style. New contemporary designs for storefront elements provide visual interest and reinforce the established storefront pattern in the commercial context. Chapter 2 Contemporary interpretations of traditional designs and details are encouraged. 71 Use masonry that appears similar in character to that seen historically. New materials that are similar in character to traditional materials may be acceptable when they appear similarin scale, proportion, texture and finish to those used traditionally. Materials Policy: Building materials of new structures and additions to existing structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. Guidelines: 2.11 Use building materials that appear similar to those used traditionally in the area. Brick is found in all character areas and, therefore, is an appro- priate material to use. Horizontal lap siding is appropriate in transitional areas on resi- dential style buildings. All wood siding should have a weather - protective finish. The use of highly reflective materials is discouraged. 2.12 Use masonry that appears similar in character to that seen historically. Brick should have a modular dimension similar to that used traditionally. Brick larger than the nominal 2 -3/8" x 8" is discour- aged. • Stone, similar to that used traditionally, is also appropriate. 2.13 New materials that are similar in character to traditional materials may be acceptable with appropriate detail- ing. Alternative materials should appear similar in scale, proportion, texture and finish to those used traditionally. 2.14 Use building materials that contribute to the traditional sense of scale of the block. This will reinforce the sense of visual continuity in the district. 72 Design Guidelines Rooftop Uses Policy: Rooftop uses along a primary street face are acceptable; however, they should not visually impact the architectural character of the structure. For example, the use of lighting effects, planting, guardrails and other furnishings should be set back from the front facade and /or parapet. Guideline: 2.15 Set rooftop activities back such that they are not promi- nently visible from the front facade. Rooftop activities should be set back five feet (5'to 10') from the front facade. Parking Surface parking Policy: The visual impact of surface parking should be minimized. On -site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area. In commercial or adaptive re -use areas, parking is preferred to be set to the rear of the structure. Chapter 2 0: Street Set back Set rooftop activities back such that they are not prominently visible from the front facade. In residential neighborhoods where alley access is possible, the use of parking off the alley is preferred and appropriate. Marking the parking spaces with a different type of material is appropriate as well. 73 die 1 HD 0 (.? ►r toi J i ' MN 1 I tigl-Tv7 MIL 414 1® q Before After: option 1 After: option 2 Rooftop Uses Policy: Rooftop uses along a primary street face are acceptable; however, they should not visually impact the architectural character of the structure. For example, the use of lighting effects, planting, guardrails and other furnishings should be set back from the front facade and /or parapet. Guideline: 2.15 Set rooftop activities back such that they are not promi- nently visible from the front facade. Rooftop activities should be set back five feet (5'to 10') from the front facade. Parking Surface parking Policy: The visual impact of surface parking should be minimized. On -site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area. In commercial or adaptive re -use areas, parking is preferred to be set to the rear of the structure. Chapter 2 0: Street Set back Set rooftop activities back such that they are not prominently visible from the front facade. In residential neighborhoods where alley access is possible, the use of parking off the alley is preferred and appropriate. Marking the parking spaces with a different type of material is appropriate as well. 73 lrilItlfT.ii � 1 111111 0 etrr' ?ti S: y �: c. • gib — . -;: Provide a visual buffer where a parking lot abuts a public sidewalk. 74 Guidelines: 2.16 Minimize the visual impact of surface parking in resi- dential neighborhoods. Locate and access a parking area at the rear of a site. Do not use a front yard for parking. Instead, use alley access or a long driveway that leads to parking located behind a building. 2.17 Locate a surface lot in the interior of a block whenever possible. This acknowledges the special function of corner properties. They are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersection. 2.18 Site a surface lot so it will minimize gaps in the continu- ous building wall of a commercial block. Where a parking lot shares a site with a building, place the park- ing at the rear of the site or beside the building. 2.19 Provide a visual buffer where a parking lot abuts a public sidewalk. This may be a landscaped strip or planter. Acombination of trees and shrubs can be used to create a landscape buffer. Consider the use of a low or decorative wall as screen for the edge of the lot. Materials should be compatible with those of nearby buildings. A combination of trees and shrubs can be used to create a landscape buffer. Design Guidelines i i.r+.�nr'g1t t.-, ;2 t — mr' NSNI Design a parking structure so it creates a visually attractive and active street edge. commercial or other use to screen parking areas. Parking Facilities Policy: New parking facilities should be designed to be attractive, compatible additions to the streetscape. Using high quality materials, providing a sense of scale in architectural details and providing active uses at the sidewalk edge are methods that can mitigate the potentially negative impacts of new parking facilities. In general, a new parking facility should remain subordinate to the street scene. Parking structures should be designed to enhance the activity of the streetscape. At a minimum, a parking structure should help to animate the street and be compatible with the surroundings. The visual impact of the cars themselves should be minimized. Guidelines: 2.20 Design a parking structure so that it creates a visually attractive and active street edge. When feasible, a parking structure should be wrapped with retail, commercial or another active use along the street edge to separate the facility from the street and to add activity to the street. A combination of other methods of accomplishing this may be used, but should not dominate the facade of a structure. These include, but are not limited to: - Murals or public art - Landscaping - Product display cases Chapter 2 Consider a wrap of retail, When feasible, a parking structure should be wrapped with retail, commercial or another active use along the street edge to separate the facility from the street and to add activity to the street. 75 Respect the regular window pattern and other architectural elements of adjacent buildings. The parking structure reflects a visually attractive edge with recessed areas that contain landscaping and creative screens. Note these conceptually reflect storefront elements. 76 2.21 A parking structure should be compatible with tradi- tional buildings in the surrounding area. Respect the regular window pattern and other architectural ele- ments of adjacent buildings. Maintain the alignments and rhythms of architectural elements as seen along the street. Express the traditional widths of buildings in the area. Continue the use of similar building materials. Avoid multiple curb cuts. These complicate turning movements and disrupt the sidewalk. A parking structure should be compatible with traditional buildings in the surrounding area. Maintain the alignments and rhythms of architectural elements as seen along the street and express the traditional widths of buildings in the area. Design Guidelines Buffers Policy: When site development, such as parking, storage and equipment areas, creates an unavoidable negative visual impact on abutting properties or to the public way, it should be mitigated with landscaping that may buffer or screen it. The landscape design should complement the existing natural character and context of the site. Note that these guidelines supplement the city's design standards, that define the minimum amounts of land area to be landscaped and of plant units to be used. Guideline: 2.22 Landscape buffers should be provided along edges of parking and service areas. • Provide a landscape buffer at the edge of a parking lot and be- tween parking lots. • Consider providing an evergreen landscape buffer at ground mounted mechanical equipment, service and/or storage areas. Site p .i jhtinlg Policy: Standards for outdoor lighting are provided in the city's design stan- dards. This section addresses some of the qualitative aspects of site lighting design that should also be addressed. Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consider- ation. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Guideline: 2.23 Shield lighting to prevent off -site glare. • Light fixtures should incorporate cut -off shields to direct light downward. • Luminaires (lamps) shall not be visible from adjacent streets or properties. Chapter 2 Landscape buffers should be provided along edges of parking and service areas. 77 Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: 2.24 Orient service entrances, waste disposal areas and other similar uses toward service lanes and away from major streets. • Screen service entrances with walls, fences or planting. When it will be visible from a public way, a service area screen should be in character with the building and site it serves. Locate areas for outdoor storage, truck parking, trash collection or compaction loading, or other such uses so as not to be visible from abutting streets. 2.25 Position service areas to minimize conflicts with other abutting uses. Minimize noise impacts by locating sources of offensive sounds away from other uses. Use an alley system to locate service areas, when feasible. bkfll 9ch lnical Equipment Policy: Utility connection boxes, external fire connections, telecommunication devices, cables, conduits, satellite dishes, HVAC equipment and fans may affect the character of an area. These devices shall be screened from public view to avoid negative effects on historic resources. Guidelines: 2.26 Minimize the visual impacts of mechanical and HVAC equipment on the public way and surrounding neigh- borhood. Screen equipment from view. Do not locate window equipment on a primary facade. Use low- profile or recessed mechanical units on rooftops. Locate satellite dishes out of public view. 2.27 Minimize the visual impacts of utility connections. • Locate utility connections on secondary walls when feasible. 78 Design Guidelines Awnings and Canopies Policy: Traditionally, awnings and canopies were noteworthy features of build- ings in the downtown core, and their continued use is encouraged. These elements are simple in detail, and they reflect the character of the buildings to which they are attached like commercial, warehouse or transitional building types. Arched canopies placed within rectangular openings are inappropriate. A more subdued color scheme would also be more appropriate. Fixed metal canopies may be appropriate for certain building styles. Chapter 2 An awning or canopy should fit in the opening of the building. Mount an awning or canopy to accentuate character - defining features. 79 tillr Wall mounted brackets are appropriate supporting mechanisms for fixed metal canopies. Appropriate installation of an operable awning. 80 Guidelines: 2.28 A fabric awning is encouraged. • Historically, fabric awnings are what were most commonly found in Dubuque's downtown area. Operable awnings are appropriate. 2.29 A fixed metal canopy may be considered. • Appropriate supporting mechanisms are wall mounted brackets and chains. 2.30 The awning and canopy should be in character with the building and streetscape. Mount an awning or canopy to accentuate character- defining features. The awning or canopy should fit in the opening of the buildings. Use colors that are compatible with the overall color scheme of the facade. Solid colors are encouraged. Simple shed shapes are appropriate for rectangular openings. Odd shapes, bullnose awnings and bubble awnings are inap- propriate. Internal illumination of an awning is inappropriate. 300 block of Main, looking northwest. Note the use of awnings. (Center for Dubuque History, Photo KRK 2420) Appropriate installation of an operable awning. Design Guidelines Signs Policy: Asign typically serves two functions: to attract attention and to convey information. All new signs should be developed with the overall context of the building and of the area in mind. Sign Character Policy: Asign shall be in character with the materials, colors and details of the building. The integration of the sign with the building or building facade is important and should be a key factor in its design and installation. Guideline: 2.31 Signs should be subordinate to the overall building composition. • Design a sign to be simple in character. • Scale signs to fit with the facade of the building. • Locate a sign to emphasize design elements of the facade it- self. • Mount signs to fit within existing architectural features using the shape of the sign to help reinforce the horizontal lines of the building. • Rooftop signs are inappropriate. • Animated signs and message boards are not appropriate. Sign Materials Policy: A sign should exhibit qualities of style, permanence and compatibility with the natural and built environment. Guideline: 2.32 Use sign materials that are compatible with the building facade. • Use colors, materials and details that are compatible with the overall character of the facade. • Permanent, durable materials that reflect the Dubuque context are encouraged. Avoid highly reflective materials. Use sign colors, materials and details that are compatible with the overall character of the buildings facade. Chapter 2 81 Sign content shall be designed to be visually interesting and clearly legible. Direct lighting at signage from an external, shielded lamp. Sign Color Policy: Color shall be used both to accentuate the sign design and message and also to integrate the sign or lettering with the building and its context. Guideline: 2.33 Use colors for the sign that are generally compatible with those of the building front. • Limit the number of colors used on a sign. In general, no more than three colors should be used, although accent colors may also be appropriate. Sign Content Policy: Sign content shall be designed to be visually interesting and clearly legible. Guideline: 2.34 A simple sign design is preferred. • Typefaces that are in keeping with those seen in the area tradi- tionally are encouraged. Avoid hard -to -read or overly intricate typeface styles. Sign Lighting Policy: The sign illumination source shall be shielded to minimize glare. Light intensity shall not overpower the building or street edge. Small and discreet modern light fittings may provide an unobtrusive alternative to traditionally styled lamp units. Guidelines: 2.35 Use shielded lighting source on a sign. • Direct lighting at signage from an external, shielded lamp is ap- propriate. Awarm light, similar to daylight, is appropriate. Strobe lighting is not appropriate. Internal illumination is not appropriate. 2.36 Halo illumination may provide an effective and subtle form of lighting which can be used to accentuate both sign and building. This form of lighting can be used with either wall or sign panels or individual letters. The light source shall not be visible. 82 Design Guidelines Sign Installation Policy: The installation of a sign is an integral aspect in the retention of key architectural features and in minimizing damage to the building. Guideline: 2.37 Avoid damaging or obscuring architectural details or features when installing signs. • Minimize the number of anchor points when feasible. Appropriate Sign Types Policy: Sign types that are considered generally to be appropriate are defined here. While selecting a sign, an important design principle to consider is that signs should not overwhelm the architecture of the building. Consistent placement of signs according to building style, type, size, location and materials creates a sense of visual continuity. Canopy and Awnings Sign This is a sign located on the face of a canopy or awning. Guideline: 2.38 A sign located on or under a canopy or awning may be considered. These are most appropriate in areas with high pedestrian use. Consider sign lettering centered on a building canopy where a flush- mounted sign would obscure architectural details. Window Sign This is a sign painted on the surface of, or located on the interior of, a display window. Guideline: 2.39 Design a window sign to: • Minimize the amount of window covered • Be painted on the glass or hung inside a window Chapter 2 Canopy and awning signs are most appropriate in areas with high pedestrian use. Design a window sign to minimize the amount of window covered and be painted on the glass or hung inside a window. �RSM McGladrey Locate a flush- mounted wall sign to tit within a panel formed by moldings or transom panels. 83 Projecting signs, those which are attached to a building and do not employ ground support in any matter, are common in downtown Dubuque. Guidelines: 2.42 Design a projecting sign to be similar in character to those seen traditionally. Design the sign bracket as a decorative • Design the sign bracket as a decorative or complementary ele- or complementary element of the ment of the sign. The bracket should appear as part of the sign sign. The bracket should appear composition and design. as part of the sign composition and design. Locate small projecting signs near the business entrance, just above the door or to the side of it. 84 Wall Sign This is an attached sign painted on or attached to the wall or surface of a building or display surface which is parallel to the supporting surface. Guidelines: 2.40 Flush mounted wall signs may be considered. • Place wall signs to align with nearby buildings. • Determine if decorative moldings exist that could define a sign panel. If so, locate a flush- mounted wall sign to fit within a panel formed by moldings or transom panels. • Do not obstruct character - defining features of a building with signage. 2.41 Design a wall sign to minimize the depth of a sign panel or letters. • A wall sign shall be relatively flush with the building facade. • Design a wall sign to sit within, rather than forward of, the fascia or other architectural details of the building. Projecting or Hanging Sign This is an attached sign which projects and has one end attached to a building, and which does not employ ground support in any matter. 2.43 Projecting or blade signs may be considered. • Locate small projecting signs near the business entrance, just above the door or to the side of it. Mount large projecting signs higher on the building, centered on the facade or positioned at the corner. Small hanging signs are appropriate under a canopy on com- mercial building types or from the inside of a porch on residential building types. Design Guidelines Symbol Signs This refers to a symbol displayed on a sign that portrays a certain word, name, or idea. This may be located on the interior of a display window and may also be installed on an exterior facade. Guideline: 2.44 Using a symbol for a sign is encouraged. • A symbol sign adds interest to the street, can be read quickly and is often remembered better than written words. Directory Sign This is a small scale sign located on the primary first -floor wall of any building containing multiple tenants to display the tenant name and location. Guideline: 2.45 Consider a directory sign for larger buildings with nu- merous occupants. Consolidate small, individual signs and place them on a single panel as a directory to make them easier to locate. Interpretive Sign An interpretive sign may refer to a sign or group of signs that provide information to visitors on natural resources, cultural resources, historic resources or other pertinent information. Guideline: 2.46 Design interpretive signs to have a consistent design character. Interpretive signs should stand alone, and not be attached to streetscape furnishing or buildings. Interpretive signs should not disrupt or block views. Chapter 2 Kerryt• "erchants .�,`.. . . n ro . • .....,ia,cc's. • m • • • • Consider a directory sign for larger buildings with numerous occupants. Examples of inappropriate signage. 85 il. )iirwilialuviiririiiii, ...,.... a - �.� . L wilibrii i ■ i . II ir rte ' CM N g f:.1F Appropriate wall sign placement on a commercial building type. J ( Appropriate wall sign placement on a warehouse building type. Appropriate hanging sign placement on a residential building type. 86 Design Guidelines Public Art Policy: Streetscape art should be designed as an integral component of the streetscape plan. The artist should "customize" or reinterpret conven- tional features of a streetscape beautification design. For example, new waste receptacle design may be commissioned that would be unique to the area. Other forms of public art should be strategically located to serve as accents in the streetscape design, such as at gateways into the downtown or as focal points in the public parks and at civic buildings. Guidelines: 2.47 The use of public art is encouraged. • Consider locations such as gateways, bridge crossings, small pla- zas and points where views terminate at a public open space. • Incorporate art into streetscapes or building elements that complement the context and/ or character of the building. • Strategically place public art at civic facilities to serve as ac- cents. 2.48 Public art should be compatible with the historic con- text of downtown. • Art installation should not impede one's ability to interpret the historic character of downtown. 2.49 Locate public art such that the ability to perceive the character of historic buildings nearby is maintained. Placing a large sculpture in front of a historic building front, for example, is inappropriate. Incorporate art into streetscape or building elements that complement and enhance the setting. Chapter 2 Appropriate location for public art. Strategically place public art at civic facilities to serve as accents. 87 Considerthe use of a low or decorative site wall as screen for the edge of the parking area. Materials should be compatible with those of nearby buildings. Fences, Site Walls and Retaining Walls Policy: Fences, site walls and retaining walls are found throughout the study area. Fences were typically associated with residential Tots. Site walls are typically associated with parking areas. Retaining walls are found on sloped sites and are associated with several building types. Traditionally, front yard fences were relatively low in height and had a "transparent" character that allowed views into yards, providing interest to pedestrians. Solid plank wood fences were used occasionally along alley edges, but also were relatively low in height. A new or replace - ment fence should be similar in character with those used traditionally in the neighborhood. In addition, fences should relate in character to the principal structures on the lot. Site wall materials should complement the traditional architectural materials. In some areas, retaining walls are also found. They typically align along the edges of sidewalks, and help to establish a sense of visual continuity and should be maintained. Guidelines: 2.50 A new fence should be in character with those seen traditionally. • A fence that defines the front yard is usually low to the ground and "transparent" in nature. • Simple wire and wrought iron fences are appropriate materi- als. Chain link and solid "stockade " fences are inappropriate. 2.51 A new site wall or retaining wall should be in character with those seen traditionally. • A retaining wall that defines the sidewalk edge or is used in the front yard should not exceed 36 inches. Use materials that are similar to those used traditionally, such as cut rock and stone. 88 Design Guidelines Chapter 3 Guidelines for New Commercial Building Types This chapter provides design guidelines for new commercial building types. These new infill buildings would reflect many of the design features found within traditional commercial buildings. The guidelines also apply to new additions to non - historic commercial buildings. This section also applies to the commercial building portion of a transitional building type (See chapter 6). Building Setbacks Policy: Buildings create a strong edge to the street because they are tradition- ally aligned on the front lot line and usually built out the full width of the parcel to the side lot lines. Although small gaps do occur between some structures, they are the exception. These characteristics are vitally important to the Main Street Historic District and in areas abut- ting the district where a street wall is a prominent feature. Guidelines: 3.1 Reflect the traditional setbacks seen within the block. • Place the facade of the building at the property line. This should only vary in very special circumstances. • Locating entire building fronts behind the established storefront line is inappropriate. Chapter 3 Place the facade of the building at the property line. New construction should align with nearby historic structures. 89 Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. Mass and Scale Policy: Building massing should fit with existing patterns, but need not di- rectly copy them. Existing patterns and traditions in building massing include varied heights, articulated masses, visually interesting sky- lines and pedestrian - scaled street fronts. Building massing should continue to provide a variety of pedestrian - friendly scales and visu- ally appealing masses. Buildings should not be monolithic in scale or greatly contrast with the existing scale in the area. A sense of human scale is achieved when one can reasonably in- terpret the size of a building by comparing features of its design to comparable elements in one's experience. Using building material of a familiar dimension such as traditional brick is an example, as is us- ing windows of similar dimensions. To ensure human scale is achieved in new development, it is impor- tant to focus design attention on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural de- tails at the street level. For example, providing a storefront and a band of smaller upper story windows creates a human scale. These features are some of the important characteristics of commercial building types and should be respected in all new construction. Guidelines: 3.2 Maintain the average perceived size of buildings at the sidewalk. Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. Floor -to -floor heights should appear similar to those of traditional buildings in the area. Floor -to -floor heights should appear similar to those of traditional buildings in the area. 90 Design Guidelines 3.3 Traditional spacing patterns created by the repetition of uniform building widths along streets should be maintained. New facade widths should reflect the established range of the building widths seen on the block. Where a building must exceed this width, use a change in design features to suggest the traditional building widths. Changes in facade material, window design, facade height or decorative de- tails are examples of techniques that may be considered. These variations should be expressed through the structure such that the composition appears to be a collection of smaller building modules. New facade widths should reflect the established range of the building widths seen on the block. Chapter 3 91 A new building should incorporate a base (1), middle (2) and cap (3). Buildings should step down towards • lower scaled neighbors. These two building models incorporate basic building elements: (1) base, (2) middle and (3) cap. 3.4 A new building should incorporate a base, middle and a cap. Traditionally, buildings were composed of these three basic elements. Interpreting this tradition in new buildings will help reinforce the visual continuity of the area. 3.5 Position taller portions of a structure away from neigh- boring buildings of lower scale. • Where permitted by the base zoning, towers and other taller structures should be located to minimize looming effects and shading of lower scaled neighbors. • Buildings should step down towards lower scaled neighbors, including adjacent historic properties and districts. 92 Design Guidelines 3.6 Establish a sense of human scale in building de- signs. Use vertical and horizontal articulation to break up large fa- cades. Incorporate changes in color, texture and materials in building designs to help define human scale. Use architectural details that create visual interest and convey a three - dimensional facade. Use materials which help to convey scale through their propor- tions, detailing and form. • Size and locate signs to engage pedestrians and help define building entries. Use vertical and horizontal articulation to break up large facades. Chapter 3 93 Rectangular forms should be dominant on commercial facades. Building and Roof Form Policy: One of the most prominent unifying elements of the commercial area is the similarity in building form. Commercial buildings were simple rectangular solids, deeper than they were wide. This characteristic is important and should be continued in new projects. Guidelines: 3.7 Rectangular forms should be dominant on commercial facades. • Rectangular forms should be vertically oriented. • The facade should appear as predominantly flat, with any decora- tive elements, and projecting or setback "articulations ", appearing to be subordinate to the dominant form. 3.8 Roof forms should be similar to those used tradition- ally. • Flat roofs are appropriate. • "Exotic" roof forms, such as A- frames and steep shed roofs are inappropriate. Roof forms should be similar to those used traditionally. 94 Design Guidelines Horizontal Alignment Policy: A strong alignment of horizontal elements exists along the street. Alignment is seen at the first floor level with moldings found at the top of display windows; at upper floor levels, alignment is found among cornices, window sills and headers. This alignment of horizontal fea- tures on building facades is one of the strongest characteristics of the street and should be preserved. It is important to note, however, that slight variations do occur, which add visual interest. Major deviations from these relationships, however, disrupt the visual continuity of the street and are to be avoided. 3.9 The general alignment of horizontal features on build- ing fronts must be maintained. Typical elements that align include; window moldings, tops of display windows, cornices, copings and parapets at the tops of buildings. When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the horizontal facade elements. 3.10 Define the first and second floors of commercial type buildings with clearly distinguishable details. • Changes in horizontal details and architectural panels may be used to help define the first and second floors. • Changes in material, color, texture, pattern or wall plane may be used to help define the first and second floors. The general alignment of horizontal features on building fronts must be maintained. Chapter 3 95 Use a ratio of solid -to -void (wall -to- window) that is similar to that found on traditional commercial structures. Solid-to-void Policy: A typical building appeared to be a rectangular solid, with holes "punched" in the walls for windows and doors. Most commercial build- ings have similar amounts of glass, resulting in a relatively uniform solid -to -void ratio. This ratio on a new building, the amount of facade devoted to wall surface as compared to that developed as openings, should be similar to that of traditional buildings within the neighbor- hood. Guideline: 3.11 Use a ratio of solid -to -void (wall -to- window) that is similar to that found on traditional commercial struc- tures. • Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally. Use a ratio of solid -to -void (wall -to- window) that is similar to that found on traditional commercial structures. 96 Design Guidelines ■ ____ . .. .1 • r. ., ., - - � Use a ratio of solid -to -void (wall -to- window) that is similar to that found on traditional commercial structures. Solid-to-void Policy: A typical building appeared to be a rectangular solid, with holes "punched" in the walls for windows and doors. Most commercial build- ings have similar amounts of glass, resulting in a relatively uniform solid -to -void ratio. This ratio on a new building, the amount of facade devoted to wall surface as compared to that developed as openings, should be similar to that of traditional buildings within the neighbor- hood. Guideline: 3.11 Use a ratio of solid -to -void (wall -to- window) that is similar to that found on traditional commercial struc- tures. • Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally. Use a ratio of solid -to -void (wall -to- window) that is similar to that found on traditional commercial structures. 96 Design Guidelines New Storefront Character Policy: The street level floors of historic Dubuque commercial buildings are clearly distinguishable from the upper floors. First floors are predomi- nantly fixed plate glass with a small percentage of opaque materials with recessed entries. Upper floors are the reverse — opaque materials dominate, and windows appear as smaller openings puncturing the solid walls. These windows are usually double -hung. The street level is generally taller than the upper floors. Storefronts of 12 to 14 feet high are typical, whereas second floors of 10 to 12 feet are typical. This typical storefront character should be maintained. Guidelines: 3.12 Maintain the traditional spacing pattern created by up- per story windows. • Maintain the historic proportions of windows. • Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. 3.13 Maintain the distinction between the street level and the upper floor. • The first floor of the primary facade should be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the lower floor. • Highly reflective or darkly tinted glass is inappropriate. • Express the distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relation- ship. The first floor of the primary facade should be predominantly transparent glass. Chapter 3 Maintain the distinction between the street level and the upper floors. The typical storefront pattern is maintained on this new building. 97 3.14 Maintain the pattern created by recessed entryways. • Set the door back an adequate amount from the front facade to establish a distinct threshold for pedestrians. A recessed dimen- sion of four feet is typical. Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). Use transoms over doorways to maintain the full vertical height of the storefront. Oversized (or undersized) interpretations are discouraged. Maintain the pattern of recessed entries. 98 Design Guidelines Chapter 4 Guidelines for New Residential Building Types This chapter provides design guidelines for new residential buildings, including both single - family and urban residential types. Urban resi- dential building types include multifamily structures such as apartment buildings and townhomes. These new infill buildings would reflect many of the design features found within traditional residential build- ing types. The guidelines also apply to new additions to non - historic residential buildings. New residential style buildings could occur in a few locations where an existing enclave of these building types occur, as well as transition areas. This chapter also applies to the residential portion of a transitional building type. Building Setbacks Policy: Building setback within a typical residential context reflects a hierarchy of public and private space. It is a progression that begins at the street, which is the most public space, then proceeds through the front yard, which appears "semi- private," and ends at the front door, which is the "private" space. This sequence enhances the pedestrian environment and contributes to the character of a residential neighborhood; it should be maintained where it dominates the block. Where the majority of the buildings align at the sidewalk edge, new infill buildings should maintain this alignment. Guidelines: 4.1 Maintain the traditional neighborhood setback. • In a traditional residential neighborhood, the front yard should be maintained with planting material and not covered with paving or large outdoor decks. • Align buildings at the sidewalk in traditional urban settings. 4.2 Provide a walkway from the street to the building in residential settings. A walkway running from the street to the front porch provides unity to the streetscape. Where a walkway has been an element of the hierarchy, this should continue. In a traditional residential neighborhood the front yard should be maintained with planting material, and not covered with paving or large outdoor decks. Chapter 4 99 Traditional Building. 4.3 Clearly define the primary entrance by using a defined entry or a front porch in townhomes and single - family residential buildings. The porch should be "functional," in that it is used as a means of access to the entry. 4.4 Orient a front porch or covered landing to the street. • While the porch serves as a transition area from the street to the building, it is also an essential element of the streetscape. It provides human scale to the building, offers interest to pedestri- ans, and is a catalyst for personal interaction. This should not be interpreted to exclude side porches. Traditional Building. Building appropriately reflects traditional building elements. Building appropriately reflects traditional building elements. 100 Design Guidelines Mass and Scale Policy: Building massing should fit with existing patterns, but need not di- rectly copy them. Existing patterns and traditions in building mass- ing include varied heights, articulated masses and pedestrian - scaled entryways. Building massing should continue to provide a variety of pedestrian - friendly scales and visually appealing masses. Buildings should not be monolithic in scale or greatly contrast with the existing scale in the area. A sense of human scale is achieved when one can reasonably in- terpret the size of a building by comparing features of its design to comparable elements in one's experience. Using a building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development, it is important to focus design attention on aspects most directly expe- rienced by pedestrians, such as the scale of buildings and architec- tural details at the street level. For example, providing a front porch creates a human scale, especially in a residential setting. These features should be respected in all new construction. Guidelines: 4.5 Construct a new building to be similar in mass and scale to traditional buildings in the neighborhood. Traditional features that convey a human scale should be used. Use building materials of traditional dimensions. The use of brick is encouraged. Include horizontal elements in the design of residential buildings. For example, porches, balconies and eaves should be used to reflect the articulation of buildings in predominantly residential areas. • Use architectural details to create visual interest and convey a three dimensional facade. The original block in this image was a mix of low -scale retail and residential building types. The fabric of the established context is negatively impacted by the new large -scale retail building. Chapter 4 101 On larger structures, subdivide larger masses into smaller 'modules" similar in size to traditional buildings in the neighborhood. 4.6 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to traditional buildings in the neighborhood. Other subordinate modules may be attached to the primary building form. 4.7 The front wall of a new structure should be similar in height to traditional buildings in the neighborhood. • The primary plane of the front should not appear taller than those in the neighborhood. 4.8 A facade should appear similar in dimension to traditional buildings in the neighborhood. • Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. • Floor -to -floor heights should appear similar to those of traditional buildings in the area. 102 Design Guidelines Position taller portions of a structure away from neighboring buildings of lower scale. 4.9 Position taller portions of a structure away from neigh- boring buildings of lower scale. • Where permitted by the base zoning, taller structures should be located to minimize looming effects and shading of lower scaled neighbors. • Buildings should step down towards lower scaled neighbors, including adjacent historic properties and districts. Building and Roof Form Policy: In most neighborhoods, a similarity of building and roof form also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have basic building and roof form similar to those seen traditionally. Guideline: 4.10 Use building and roof forms similar to those seen tra- ditionally on the block. Exotic and shed roof forms are inappropriate on primary struc- tures. Flat roofs are appropriate in the urban commercial areas and sloped roof are appropriate in transition areas. (Also see Chapter 6). Chapter 4 103 The facade should reflect traditional solid -to -void ratios. Large openings are inappropriate. Solid -to -void Policy: A typical building appeared to be a rectangular solid, with holes "punched" in the walls for windows and doors. Most residential buildings have similar amounts of glass, resulting in a relatively uniform solid -to- void ratio. This ratio on a new building, the amount of facade devoted to wall surface as compared to that developed as openings, should be similar to that of traditional buildings within the neighborhood. Guideline: 4.11 Use a ratio of solid -to -void (wall -to- window) similar to that found on traditional residential structures. • Large surfaces of glass are inappropriate. Secondary Structures Policy: Secondary structures are traditionally subordinate in scale and char- acter to a primary structure and are typically located to the rear of the lot. They are primarily used for parking garages and storage. While structures in the rear generally have little impact on the character of the street, they do have an impact on the character of the alley and the neighbors to the rear. This character should be maintained. Guidelines: 4.12 A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front. • Secondary structures no more than one - and - one -half stories in height are preferred. 4.13 Locate secondary buildings to the rear of the lot. • Locating a secondary structure to the side of the primary struc- ture, but set back significantly from the front wall plane, is also appropriate. • A secondary structure should be oriented similar to those seen traditionally along the alley, where they are available. 4.14 Locate a garage such that its visual impacts will be minimized. • Garages should be located off an alley where possible. • On through lots where a garage must be accessed from the street, set it back from the front wall plane when feasible. 104 Design Guidelines Chapter 5 Guidelines for New Warehouse Building Types This chapter provides design guidelines to develop new warehouse building types. These new infill buildings would reflect many of the design features found within traditional warehouse buildings. The guidelines also apply to additions to non - historic warehouse building types. Building Setbacks When new buildings are to be constructed, they should reflect historic siting patterns in the area. This does not mean that a new structure should literally fit within the footprint of an earlier building, but that the general spirit of the relationship of buildings to streets and open spaces should be conveyed. In many cases, warehouse buildings are aligned along their front sides. Reflecting this siting pattern is encouraged. Policy: Warehouse buildings create a strong edge to the street because they traditionally aligned on the front lot line and were usually built out to the full width of the parcel. These characteristics are vitally important to the warehouse area. Guidelines: 5.1 Maintain the uniform alignment of the facade. • Align the building front at the street edge. • Locating entire building fronts behind the established building line is inappropriate. Continue to align building fronts at the street edge. Chapter 5 105 0 Contemporary interpretations traditional warehouse buildings are appropriate. In the above examples, the building form, industrial glass and materials combine to achieve appropriate infill buildings. 106 of Mass and Scale Policy: Anew building should reflect the traditional massing of traditional ware- house buildings. Because of the diversity of building sizes exhibited throughout the warehouse area, a wide variety of building sizes will be suitable for development. A sense of human scale is achieved when one can reasonably in- terpret the size of a building by comparing features of its design to comparable elements in one's experience. Using a building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development, it is important to focus design attention on aspects most directly experi- enced by pedestrians, such as the scale of buildings and architectural details at the street level. For example, providing a series of vertical pilasters and a band of windows creates a human scale. Some of the largest traditional warehouses included interesting fen- estration which created visual interest, and is partially why the older industrial buildings are so visually appealing. These features are some of the important characteristics of the ware- house area and should be respected in all new construction. Design Guidelines Guidelines: 5.2 Maintain the average perceived size of buildings at the sidewalk. • Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. • Floor -to -floor heights should appear similar to those of traditional buildings in the area. 5.3 A new building should incorporate a base, a middle and a cap. • Traditionally, buildings were composed of these three basic elements. Interpreting this tradition in new buildings will help reinforce the visual continuity of the area. 5.4 Establish a sense of human scale in building de- signs. • Use vertical and horizontal articulation to break up large fa- cades. Incorporate changes in color, texture and materials in building designs to help define human scale. Use architectural details that create visual interest and convey a three - dimensional facade. Use materials which help to convey scale through their propor- tions, detailing and form. Maintain the traditional height of buildings seen along the street by setting back taller portions of buildings from the front facade. Chapter 5 Maintain the average perceived size of buildings at the sidewalk. Use architectural details that create visual interest and convey a three dimensional facade. 107 Simple rectangular building forms are appropriate. 108 Building and Roof Form Policy: One of the most prominent unifying elements of the warehouse area is the similarity in building form. Warehouse buildings were simple rectangular solids. This characteristic is important and should be continued in new projects. Simple rectangular forms are predominant. New buildings should re- flect the monolithic forms of traditional buildings and the elements that provide a human scale to the buildings. Guidelines: 5.5 The primary warehouse building form should appear similar to those seen traditionally. Simple rectilinear building forms are appropriate. Avoid the use of highly complex forms. The facade should appear as predominantly flat, with any decora- tive elements and projecting or setback "articulations" appearing to be subordinate to the dominant form. • Avoid the use of highly complex forms. 5.6 Roof forms should be similar to those used tradition- ally. Flat roofs are appropriate. "Exotic" roof forms, including mansards, are inappropriate. Design Guidelines Horizontal Alignment Policy: A strong alignment of horizontal elements exists along the street. Alignment is found among cornices, window sills and headers. This alignment of horizontal features on building facades is one of the strongest characteristics of the street and should be preserved. It is important to note, however, that slight variations do occur, which add visual interest. Major deviations from these relationships, however, disrupt the visual continuity of the street and are to be avoided. Guidelines: 5.7 The general alignment of horizontal features on build- ing fronts should be maintained. • Typical elements that align include window moldings, cornices, copings and parapets at the tops of buildings. This alignment of horizontal features on building facades is one of the strongest characteristics of the street and should be maintained with new in fill buildings. Align building elements such as window moldings, cornices, copings and parapets at the tops of buildings. Chapter 5 109 Solid-to-void Policy: A typical building appeared to be a rectangular solid, with holes "punched" in the walls for windows and doors. Most warehouse build- ings have similar amounts of glass, resulting in a relatively uniform solid -to -void ratio. This ratio on a new building, the amount of facade devoted to wall surface as compared to that developed as openings, should be similar to that of traditional buildings within the neighbor- hood. Guidelines: 5.8 Use a ratio of solid -to -void (wall -to- window) similar to that found on traditional warehouse structures. • Large surfaces of glass may be inappropriate. Divide large glass surfaces into smaller panes similar to those seen traditionally. Use a ratio of solid -to -void (wall -to- window) similar to that found on traditional warehouse structures. 110 Design Guidelines New Facade Character Policy: The street level floors of historic Dubuque warehouse buildings are clearly distinguishable from the upper floors. The first floor is punctu- ated with large operable openings, entrances and in some cases large industrial windows. The large first floor windows allowed additional light into the ground floor space and the operable doors allowed for load- ing and unloading of goods. The use of loading docks with a series of operable doors and canopies were also seen. The upper floors were punctuated with a series of smaller windows. The design patterns these buildings elements provide is encouraged on new construction. Guidelines: 5.9 Maintain the traditional spacing pattern created by up- per story windows. • Maintain the historic proportions of windows. • Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. 5.10 Maintain the distinction between the street level and the upper floor. • The first floor of the primary facade should be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the lower floor. • Highly reflective or darkly tinted glass is inappropriate. • Express the distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relation- ship. t.c)r:'rscrrEit :1Ix1•t�.('c►. :t. .•-.0 lit,,.,, f+, 1t1>IN n«, Nit WI ,,,,c.;ot, I: I I %Y ('4 ti 1,11 1 1 ,i t4 1\ II HNLIIIIII.t St 2{ 1,41,. The street level floors of historic Dubuque warehouse buildings are clearly distinguishable from the upper floors. Chapter 5 The large first floor windows allowed additional light into the ground floor space and the operable doors allowed for loading and unloading of goods. Reinterpreting these building patterns in new construction is appropriate. 111 5.11 Maintain the pattern created by entryways. • Set the door back from the front facade an adequate amount to establish a distinct threshold for pedestrians. • The use of transoms over doorways and service entries to main- tain the pattern created by entryways is appropriate. • Undersized interpretations are discouraged. Providing openings with industrial glass similar in size to traditional loading doors is appropriate. 112 Design Guidelines Chapter 6 Guidelines for New Transitional Building Types This chapter discusses the guidelines for new transitional building types. Atransitional building type is defined as a building that combines residential and commercial building types. This building type would be an appropriate infill in areas where a neighborhood context transitions from commercial to residential buildings. When providing these types of structures one should also follow the residential and commercial building type design guidelines to address specific elements such as storefronts, window patterns and porches. Building Setback Policy: When designing for a residential context, set the building back to align with others on the street. When designing in a commercial context, align the building at the sidewalk edge. (See also Chapter 3 and Chapter 4) Guideline: 6.1 Reflect the traditional setbacks seen within the block. • Locate a building's face within the range of setbacks seen within the block. In mixed -use areas, larger - scaled commercial buildings typically anchored the corners. Locate a building within the range of setbacks seen within the block. An appropriate new transitional building type is shown here. The building reflects commercial building components with a residential use. Chapter 6 113 Mass and scale is an important design issue for a mixed -use building. Mass and Scale Policy: The mass and scale of a mixed -use building is an important design issue to consider. New construction should not be so dramatically greater in scale than the established context that the visual continuity of the neighborhood would be compromised. A sense of human scale is achieved when one can reasonably in- terpret the size of a building by comparing features of its design to comparable elements in one's experience. Using a building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development, it is important to focus design attention on aspects most directly expe- rienced by pedestrians, such as the scale of buildings and architec- tural details at the street level. Guidelines: 6.2 Construct a new building to be similar in mass and scale to traditional buildings in the neighborhood. Traditional features that convey a human scale should also be used. Consider these techniques: - Use building materials that are of traditional dimensions. - Use vertical and horizontal elements - On residential portions provide a one -story porch that is similar to those seen traditionally. 1 ' i i !I , ll 1 'r,/ / On the front wall of a new structure the massing should be similar to traditional buildings in the area. 114 Design Guidelines 6.3 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to traditional buildings in the neighborhood. Other subordinate modules may be attached to the primary building form. 6.4 The front wall of a new structure should be similar in height to traditional buildings in the neighborhood. The primary plane of the front should not appear taller than those of typical historic structures on the block. 6.5 A facade should appear similar in dimension to traditional buildings in the neighborhood. • An established range of commercial and residential building front widths exists. Where additional width is desired, it may be achieved with a setback or change in building plane. On larger structures, subdivide larger masses into smaller "modules" that are similar in size to traditional buildings in the neighborhood. Chapter 6 115 A new building should have a basic roof form similar to those seen traditionally. Roof Form Policy: In most neighborhoods, a similarity of roof form also contributes to a sense of visual continuity. In order to maintain this sense of visual continuity, a new building should have a basic roof form similar to those seen traditionally. Guideline: 6.6 Use roof forms similar to those seen traditionally on the block. • The primary ridge line of a residential structure should not exceed the typical maximum for the block. A similarity of roof forms in a neighborhood contributes to a sense of visual continuity. 116 Design Guidelines Chapter 7 Character Area Design Guidelines This chapter includes brief character area descriptions. For each char- acter area there are specific design guidelines for urban landscaping within that area. The boundaries of the Downtown Dubuque character areas. The rectangular void in the downtown transitonal area is the Old Main Historic Preservation District which has separate architectural guidelines already in place, therefore it is excluded from the Downtown Design Guidelines project area. Chapter 7 117 Downtown Core Area Many commercial and office buildings are located here, as are the majority of the city's civic buildings. 118 Downtown Core The downtown core area is in the heart of the city. The area is com- posed of virtually uninterrupted streetscape of commercial buildings along Main Street. The area stretches along a north -south axis. It contains many historic commercial and civic buildings that span a range of architectural styles. A mix of scale, mass and use of buildings occur here. Many commercial and office buildings are located here, as well as the majority of the city's civic buildings. Buildings are primarily three - stories, with several multi -story buildings scattered throughout the area. The tallest of these are primarily located near Main Street. Buildings are set at the street edge, with moderate to wide sidewalks. Many of the structures in this area retain their historic integrity with regularly spaced storefronts and upper -story windows and considerable ornamental detail, such as cornices and belt courses, which lend a strong visual cohesion. The downtown core is complemented by a distinct streetscape pal- ette. Benches, paving patterns, planters and light fixtures are among the elements that should be continued throughout the core area. The introduction of "soft spaces" to the core area is encouraged. These will enhance connectivity and reinforce livability and community char- acter. Policy: The character of the historic commercial and civic buildings, and the mix of scale, mass and use of buildings in the areas should be con- tinued. Guideline: 7.1 Maintain the established variety of building types. • Commercial and mixed -use building types are appropriate in the downtown core area. 9H 03C3UJn3G0 CODOOD A mix of scale, mass and use of buildings occur in the downtown core area. Design Guidelines Urban Landscape Policy: The character of the streetscape is defined by an established palette of design elements and vegetation. These include simple black metal benches, acorn lights, trash receptacles, street trees (in some loca- tions) and planters. Landscape buffers are also located where parking structures and lots have been set back from the street edge. These elements should be incorporated in development projects in the down- town core area. Encourage the use of green space downtown. Guidelines: 7.2 Maintain the character of streetscape elements. • Use streetscape furniture such as street lights, benches, trash receptacles and planters similar to those established in the area. 7.3 Continue the use of street trees and other vegetation. • Mature trees contribute to the quality of the pedestrian experi- ence and should be preserved. • When an existing street tree dies, it should be replaced. • A new development should include street trees where they do not already exist. • Where street trees are not feasible, consider the use of other vegetation such as planting strips and hanging planters. 7.4 Encourage public parks and green space downtown. • Appropriate green space includes planters, street trees, parks, planting strip and landscape buffers. The character of the streetscape is defined by an established palette of design elements, including simple black metal benches, acorn lights and trash receptacles, as well as scattered street trees and planters. Chapter 7 119 Downtown Transitional Area M • Both attached sidewalks and sidewalks separated from the street by a small planting strip, occur in the downtown transitional neighborhood. 120 Downtown Transitional The downtown transitional area is the southern entry into downtown. The area consists primarily of two and three -story buildings, which are a mix of traditional buildings and newer, commercial infill development. The majority of the infill commercial buildings are located along Locust Street. A large portion of buildings in this area are not historic; however, the vast majority of them are adjacent to either a historic structure or district. The streetscape is a mix of setbacks, with traditional buildings at the street front and newer infill set back from the street. Both at- tached sidewalks and sidewalks separated from the street by a small planting strip occur. Planting strips and wayfinding signs enhance both vehicular and pedestrian experiences throughout the area. This area is identified as the southern gateway into the downtown area and should be celebrated. New contemporary commercial infill buildings are appropriate. The rectangular void in the downtown transitonal area is the Old Main Historic Preservation District which has separate architectural guide- lines already in place; therefore, it is excluded from the Downtown Design Guidelines project area. Policy: The mix of building types and styles in the areas should be contin- ued. Guideline: 7.5 Maintain the established variety of building types. • Commercial, residential and mixed -use building types are ap- propriate in the downtown transitional area. The majority of in fill commercial -strip buildings are located along Locust Street. Design Guidelines Urban Landscape Policy: Streetscape and landscape elements should complement the urban commercial setting and its role as the entrance to downtown. Planting strips and street trees should be used in development projects in the downtown transitional area where sidewalks are set back from the street and where buildings are set back from the sidewalk. Guidelines: 7.6 Minimize building setbacks. • Small setbacks are appropriate where landscaping is desired at the street edge. • A building which has its primary facade at the street, but steps back for an outdoor use area, is also appropriate. 7.7 Use street trees and other vegetation. • Mature trees contribute to the quality of the pedestrian experi- ence and should be provided where they do not already exist. Where street trees are not feasible, consider the use of other vegetation such as planting strips and hanging planters. Mature trees contribute to the quality of the pedestrian experience and should be provided where they do not already exist. Promote the use buffers. of landscape Chapter 7 121 Warehouse Area Maintain the industrial building character of the area. 122 Warehouse The warehouse area is located between the downtown core and the waterfront. Minimal diversity of buildings occurs here. Typically, brick structures between three and four stories in height denominate. The majority of these span the entirety of a block, with a few buildings of narrower width scattered between them. The majority of the area is built up, with few open sites for infill; however, there is strong potential for adaptive reuse of the many warehouse buildings. Policy: The scale and industrial character of buildings in the area should be continued. Guideline: 7.8 Maintain the industrial building character of the area. • The warehouse building type is appropriate in the warehouse area. Warehouse buildings are typically brick structures between three and four stories in height. The majority of buildings span the width of a block. Design Guidelines Urban Landscape Policy: Typical components of the warehouse area urban landscape include narrow attached sidewalks with minimal vegetation or street lighting. The streets here were traditionally brick paved, with rail lines down the center. While many of these features have been removed, several streets still retain their original brick pavers and rail lines. As infrastruc- ture improvements are made and redevelopment in the warehouse area occurs, it will be important to increase the pedestrian appeal of the area. New developments should include streetscape improve- ments such as landscaping, lighting and street furniture that reflect the industrial character. Guidelines: 7.9 Minimize building setbacks. • Small setbacks are appropriate where landscaping is desired at the street edge. • A building which has its primary facade at the street, but steps back for an outdoor use area, is also appropriate. 7.10 Increase the pedestrian appeal of the area. • Use streetscape features, including street lights, benches, trash receptacles and planters of a consistent design, which comple- ment the warehouse character. 7.11 Provide street vegetation. • Mature trees contribute to the quality of the pedestrian experi- ence and could be provided as an accent. • Where street trees are not feasible, consider the use of other vegetation such as planting strips, hanging planters or vines. New contemporary interpretations Streetscape features and paving of warehouse building are treatments should complement the encouraged. industrial character. Chapter 7 •t.t'ai�'1 '►vp 131M. Consider the use of hanging planters or vines as urban landscape elements on a warehouse. 123 Neighborhood Corridor Area The White Street corridor is dominantly residential building types with occasional commercial and mixed -use buildings mixed in. 124 Neighborhood Corridor The neighborhood corridor area has a strong neighborhood feel and retains a high level of its historic character. It contains a mix of small commercial mixed -use buildings and single and multi - family residential buildings. This mix occurs throughout the area. However, the corridor along Central Avenue is more dominantly mixed -use buildings. The corridor along White Street is more dominated by residential building types. Typically, buildings are between two and three stories in height. There are many opportunity sites for infill development throughout the area. Policy: The mix of uses and the historic character of the areas should be maintained. Guideline: 7.12 Maintain the established variety of building types. • Residential and mixed -use building types are appropriate in the neighborhood corridor area. The Central Avenue corridor is dominantly mixed -use building types with occasional residential buildings mixed in. There are many opportunity sites for infill development throughout the area. Design Guidelines Urban Landscape Policy: Commercial storefronts and small residential yards line the street, giv- ing the area a strong pedestrian scale and character. The streetscape varies between commercial storefronts set at the property line with attached sidewalks, and residential buildings with small setbacks and detached sidewalks with planting strips and street trees. This pattern should be continued. Guidelines: 7.13 Maintain the character of streetscape elements. • Use streetscape features, including street lights, benches, trash receptacles and planters of a consistent design, which comple- ment the existing streetscape character. 7.14 Continue the use of street trees and other vegetation. • Mature trees contribute to the quality of the pedestrian experi- ence and should be preserved. • When an existing street tree dies, it should be replaced. • A new development should include street trees where they do not already exist. • Where street trees are not feasible, consider the use of other vegetation such as planting strips and hanging planters. Mature trees contribute to the quality of the pedestrian experience and should be preserved. Small residential yards combine with commercial storefronts to give the area a strong pedestrian scale and character. Chapter 7 125 Appendix A The Secretary of the Interior's Standards for the Treatment of Historic Buildings It is the intent of this document to be compatible with The Secretary of the Interior's Standards for the Treatment of Historic Properties., while expanding on the basic rehabilitation principles as they apply in Dubuque. (See Appendix A) The Secretary's Standards for Rehabilitation state that: 1. A property shall 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 shall be retained and pre- served. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property shall be avoided. 3. Each property shall 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, shall not be undertaken. 4. Changes to a property that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive materials, features, finishes, and construction tech- niques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than re- placed. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and, where possible, materials. Replace- ment of missing features shall be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, shall be under- taken using the gentlest means possible. Treatments that cause damage to historic materials shall not be used. Appendix 127 8. Archeological resources shall be protected and preserved in place. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials, features, and spatial relation- ships that characterize the property. The new work shall be dif- ferentiated from the old and shall 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 shall 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. Design for alterations and additions to existing properties should not . be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material. Such design should be compatible with the size, scale, color, material and character of the property, neighborhood and environment. The Secretary of the Interior's Standards for the Treatment of Historic Buildings can be found on the National Park Service website or www. nps.gov/hps/tps/standguide 128 Design Guidelines Appendix B Preservation Briefs & Tech Notes (http: //www.nps.gov/historyfhps /freepubs.htm) The Cultural Resources Department of the National Park Service, in the U.S. Department of the Interior has published a series of technical reports regarding proper preservation techniques. This series, Pres- ervation Briefs and Preservation Tech Notes, is a mainstay for many preservationists in the field. When considering a preservation project on any historic property these resources should be sought out. Preservation Briefs Preservation Briefs 1: The Cleaning and Waterproof Coating of Ma- sonry Buildings. Mack, Robert C. Washington, D.C.: U.S. Government Printing Office, 1975. Preservation Briefs 2: Repointing Mortar Joints in Historic Brick. Mack, Robert C., de Teel Patterson Tiller and James S. Askins. Washington, D.C.: U.S. Government Printing Office, 1980. Preservation Briefs 3: Conserving Energy in Historic Buildings. Baird, Smith M. Washington, D.C.: U.S. Government Printing Office, 1978. Preservation Briefs 4: Roofing for Historic Buildings. Sweetser, Sarah M. Washington, D.C.: U.S. Government Printing Office, 1978. Preservation Briefs 5.• Preservation of Historic Adobe Buildings. U.S. Department of the Interior. Washington, D.C.: U.S. Government Print- ing Office, 1978. Preservation Briefs 6: Dangers of Abrasive Cleaning to Historic Build- ings. Grimmer, Anne E. Washington, D.C.: U.S. Government Printing Office, 1979. Preservation Briefs 7: The Preservation of Historic Glazed Architectural Terra - Cotta. Tiller, de Teel Patterson. Washington, D.C.: U.S. Govern- ment Printing Office, 1979. Preservation Briefs 8: Aluminum and Vinyl Siding on Historic Build- ings. Myers, John H., revised by Gary L. Hume. Washington, D.C.: U.S. Government Printing Office, 1978. Preservation Briefs 9: The Repair of Historic Wooden Windows. Myers, John H. Washington, D.C.: U.S. Government Printing Office, 1981. Preservation Briefs 10: Exterior Paint Problems on Historic Woodwork. Weeks, Kay D. and David W. Look. Washington, D.C.: U.S. Govern- ment Printing Office, 1982. Appendix 129 Preservation Briefs 11: Rehabilitating Historic Storefronts. Jandl, H. Ward. Washington, D.C.: U.S. Government Printing Office. Preservation Briefs 12: The Presentation of Historic Pigmented Struc- tural Glass. U.S. Department of the Interior. Washington, D.C.: U.S. Government Printing Office, 1984. Presentation Briefs 13: The Repair and Thermal Upgrading of Historic Steel Windows. Park, Sharon C. Washington, D.C.: U.S. Government Printing Office. Presentation Briefs 14: New Exterior Additions to Historic Buildings: Presentation Concerns. Weeks, Kay D. Washington, D.C.: U.S. Gov- ernment Printing Office, 1986. Preservation Briefs 15: Presentation of Historic Concrete: Problems and General Approaches. Coney, William B. and Wiss, Janney, Elstner Associates, Inc. Washington, D.C.: U.S. Government Printing Office. Presentation Briefs 16: The Use of Substitute Materials on Historic Building Exteriors. Park Sharon C. Washington, D.C.: U.S. Govern- ment Printing Office. Presentation Briefs 17: Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Presenting Their Character. Nelson, Lee H. Washington, D.C.: U.S. Government Printing Office. Preservation Briefs 18: Rehabilitating Interiors in Historic Buildings. Jandl, H. Ward. Washington, D.C.: U.S. Government Printing Office, 1988. Presentation Briefs 19: The Repair and Replacement of Historic Wooden Shingle Roofs. Park Sharon C. Washington, D.C.: U.S. Gov- ernment Printing Office. Presentation Briefs 20: The Presentation of Historic Barns. Auer, Mi- chael J. Washington, D.C.: U.S. Government Printing Office, 1989. Preservation Briefs 21: Repairing Historic Flat Plaster —Walls and Ceilings. MacDonald, Marylee. Washington, D.C.: U.S. Government Printing Office, 1989. Preservation Briefs 22: The Presentation and Repairof Historic Stucco. Grimmer, Anne. Washington, D.C.: U.S. Government Printing Office, 1990. Preservation Briefs 23: Presenting Historic Ornamental Plaster. Fla - harty, David. Washington, D.C.: U.S. Government Printing Office, 1990. - 130 Design Guidelines Preservation Briefs 24: Heating, Ventilating, and Cooling Historic Buildings: Problems and Recommended Approaches. Park, Sharon C. Washington, D.C.: U.S. Government Printing Office, 1991. Presentation Briefs 25: The Preservation of Historic Signs. Auer, Mi- chael J. Washington, D.C.: U.S. Government Printing Office, 1991. Preservation Briefs 26: The Presentation and Repair of Historic Log Buildings. Bomberger, Bruce D. Washington, D.C.: U.S. Government Printing Office, 1991. Presentation Briefs 27: The Maintenance and Repair of Architectural Cast Iron. Waite, John G. Washington, D.C.: U.S. Government Print- ing Office, 1991. Presentation Briefs 28: Painting Historic Interiors. Chase, Sara B. Washington, D.C.: U.S. Government Printing Office, 1992. Preservation Briefs 29: The Repair, Replacement, and Maintenance of Historic Slate Roofs. Levine, Jeffrey S. Washington, D.C.: U.S. Government Printing Office, 1992. Preservation Briefs 30: The Presentation and Repair of Historic Clay Tile Roofs. Grimmer, Anne E. and Paul K. Williams. Washington, D.C.: U.S. Government Printing Office, 1992. Presentation Briefs 31: Mothballing Historic Buildings. Park, Sharon C. Washington, D.C.: U.S. Government Printing Office, 1993. Presentation Briefs 32: Making Historic Properties Accessible. Jester, Thomas C. and Sharon C. Park. Washington, D.C.: U.S. Government Printing Office, 1993. Presentation Briefs 33: The Presentation and Repair of Historic Stained and Leaded Glass. Vogel, NealA. and Roif Achilles. Washington, D.C.: U.S. Government Printing Office, 1993. Preservation Briefs 34: Applied Decoration for Historic Interiors: Pre- senting Composition Ornament. Thornton, Jonathan and WilliamAdair. Washington, D.C.: U.S. Government Printing Office, 1994. Presentation Briefs 35: Understanding Old Buildings: The Process of Architectural Investigation. McDonald, Travis C. Washington, D.C.: U.S. Government Printing Office, 1994. Presentation Briefs 36: Protecting Cultural Landscapes: Planning, Treatment and Management of Historic Landscapes. Birnbaum, Charles A. Washington, D.C.: U.S. Government Printing Office, 1994. Appendix 131 Preservation Briefs 37: Appropriate Methods for Reducing Lead Paint Hazards in Historic Housing. Park, Sharon C. and Douglas Hicks. Washington, D.C.: U.S. Government Printing Office, 1995. Preservation Briefs 38: Removing Graffiti from Historic Masonry. Weaver, Martin E. Washington, D.C.: U.S. Government Printing Of- fice, 1995. Preservation Briefs 39: Holding the Line: Controlling Unwanted Mois- ture in Historic Buildings. Park, Sharon C. Washington, D.C.: U.S. Government Printing Office, 1994. Preservation Briefs 40: Preserving Historic Ceramic Tile Floors. Grimmer, Anne E. and Kimberly A. Konrad. Washington, D.C.: U.S. Government Printing Office, 1995. Preservation Brief 41: The Seismic Retrofit of Historic Buildings. Look, David W., AIA, Terry Wong, P.E., and Sylvia Rose Augustus. Wash- ington, D.C.: U.S. Government Printing Office, 1997. Preservation Brief 42: The Maintenance, Repair and Replacement of Cast Stone. Piper, Richard. Washington, D.C.: U.S. Government Printing Office, 1995. Preservation Brief 43: The Preparation and Use of Historic Structures Report. Slaton, Deborah. Washington, D.C.: U.S. Government Print- ing Office, 2004. Preservation Brief 44: The Use of Awnings on Historic Buildings Repair, Replacement & New Design. Randl, Chad. Washington, D.C.: U.S. Government Printing Office, 2004. Preservation Briefs 45: Preserving Historic Wooden Porches. Leeke, John and Aleca Sullivan. Washington, D.C.: U.S. Government Print- ing Office, 2006. Preservation Briefs 46: The Preservation and Reuse of Historic Gas Stations. Randl, Chad. Washington, D.C.: U.S. Government Printing Office, 2006. Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings. Sharon Park, FAIA. Discusses the benefits of regular inspection, monitoring, and seasonal maintenance work for historic buidlings. Provides guidance on maintenance treatments for historic building exteriors. 16 pages. 18 illustrations. 2006. 132 Design Guidelines Preservation Tech Notes Doors No. 1: Historic Garage and Carriage Doors: Rehabilitation Solutions. Bonnie Halda, AIA. (1989) Exterior Woodwork No. 1: Proper Painting and Surface Preparation. Sharon Park, AIA. (1986) No. 2: Paint Removal from Wood Siding. Alan O'Bright. (1986) No. 3: Log Crown Repair and Selective Replacement Using Epoxy and Fiberglass Reinforcing Bars. Harrison Goodall. (1989) No. 4: Protecting Woodwork Against Decay Using Borate Preserva- tives. Ron Sheetz and Charles Fisher. (1993) Finishes No. 1: Process - Painting Decals as a Substitute for Hand - Stencilled Ceiling Medallions. Sharon Park, FAIA. (1990) Historic Glass No. 1: Repair and Reproduction of Prismatic Glass Transoms. Chad Randl. (2002) No. 2: Repair and Rehabilitation of Historic Sidewalk Vault Lights. Cas Stachelberg and Chad Randl (2003) Historic Interior Spaces No. 1: Preserving Historic Corridors in Open Office Plans. Christina Henry. (1985) No. 2: Preserving Historic Office Building Corridors. Thomas Keohan. (1989) No. 3: Preserving Historic Corridor Doors and Glazing in High -Rise Buildings. Chad Randl. (2001) Masonry No. 1: Substitute Materials: Replacing Deteriorated Serpentine Stone with Pre -Cast Concrete. Robert M. Powers. (1988) No. 2: Stabilization and Repair of a Historic Terra Cotta Cornice. Jef- frey Levine and Donna Harris. (1991) No. 3: Water Soak Cleaning of Limestone. Robert M. Powers. (1992) No. 4: Non- destructive Evaluation Techniques for Masonry Construc- tion. Marilyn E. Kaplan, Marie Ennis and Edmund P. Meade. (1997) Mechanical Systems No. 1: Replicating Historic Elevator Enclosures. Marilyn Kaplan, AIA. (1989) Appendix 133 Metals No. 1: Conserving Outdoor Bronze Sculpture. Dennis Montagna. (1989) No. 2: Restoring Metal Roof Cornices. Richard Pieper. (1990) No. 3: In -kind Replacement of Historic Stamped -Metal Exterior Siding. Rebecca A. Shiffer. (1991) No. 4: Rehabilitating a Historic Iron Bridge. Joseph P. Saldibar, Ill. (1997) No. 5: Rehabilitating a Historic Truss Bridge Using a Fiber - Reinforced Plastic Deck. Chad Randl (2003) No. 6: Repair and Reproduction of Metal Canopies and Marquees with Glass Pendants. Lauren Van Damme and Charles E. Fisher (2006) Museum Collections No. 1: Museum Collection Storage in a Historic Building Using a Prefabricated Structure. Don Cumberland, Jr. (1985) No. 2: Reducing Visible and Ultraviolet Light Damage to Interior Wood Finishes. Ron Sheetz and Charles Fisher. (1990) Site No. 1: Restoring Vine Coverage to Historic Buildings. Karen Day. (1991) Temporary Protection No. 1: Temporary Protection of Historic Stairways. Charles Fisher. (1985) No. 2: Specifying Temporary Protection of Historic Interiors During Construction and Repair. Dale H. Frens. (1993) No. 3: Protecting A Historic Structure during Adjacent Construction. Chad Randl. (2001) Windows No. 10: Temporary Window Vents in Unoccupied Historic Buildings. Charles Fisher and Thomas Vitanza. (1985) No. 11: Installing Insulating Glass in Existing Wooden Sash Incorpo- rating the Historic Glass. Charles Fisher. (1985) No. 13: Aluminum Replacement Windows with Sealed Insulating Glass and Trapezoidal Muntin Grids. Charles Parrott. (1985) No. 17: Repair and Retrofitting Industrial Steel Windows. Robert M. Powers. (1989) No. 19: Repairing Steel Casement Windows. Chad Randl. (2002) No. 20: Aluminum Replacement Windows for Steel Projecting Units with True Divided Lights and Matching Profiles. Chad Randl. (2003) No. 21: Replacement Wood Sash Utilizing True Divided Lights and an Interior Piggyback Energy Panel. Charles E. Fisher. (2008) No. 22: Maintenance and Repair of Historic Aluminum Windows. Kaaren R. Staveteig. (2008) 134 Design Guidelines Appendix C Glossary of Terms Alignment. The arrangement of objects along a straight line. Appurtenances. An additional object added to a building; typically includes vents, exhausts hoods, air conditioning units, etc. Asphalt Shingles. A type of roofing material composed of layers of saturated felt, cloth or paper, and coated with a tar, or asphalt sub- stance, and granules. Belt Course. A horizontal board across or around a building usually enhanced with decorative molding. Board and Batten. Vertical plank siding with joints covered by nar- row wood strips. Bracket. A supporting member for a projecting element or shelf, sometimes in the shape of an inverted L and sometimes as a solid piece or a triangular truss. (figure 1) Building. A resource created principally to shelter any form of human activity, such as a house. Canopy. A rooflike projection or shelter that projects from the facade of a building over the sidewalk. Clapboards. Narrow, horizontal, overlapping wooden boards, usually thicker along the bottom edge, that form the outer skin of the walls of many wood frame buildings. The horizontal lines of the overlaps generally are from four to six inches apart in older houses. Composition Shingles. See asphalt shingles. Coping. The protective uppermost course of a wall or parapet. (figure 2) Cornice. The continuous projection at the top of a wall. The top course or molding of a wall when it serves as a crowning member. (figure 3) Doorframe. The part of a door opening to which a door is hinged. A doorframe consists of two vertical members called jambs and a hori- zontal top member called a lintel or head. Appendix fig. 1 fig. 2 fig. 3 135 fig. 4 fig. 5 fig. 6 Double -Hung Window. A window with two sashes (the framework in which window panes are set), each moveable by a means of cords and weights. (figure 4) Eave. The underside of a sloping roof projecting beyond the wall of a building. (figure 5) Elevation. A mechanically accurate, "head -on" drawing of a face of a building or object, without any allowance for the effect of the laws of perspective. Any measurement on an elevation will be in a fixed proportion, or scale, to the corresponding measurement on the real building. Facade. Front or principal face of a building, any side of a building that faces a street or other open space. Fascia. A flat board with a vertical face that forms the trim along the edge of a flat roof, or along the horizontal, or "eaves," sides of a pitched roof. The rain gutter is often mounted on it. Fenestration. The arrangement of windows and other exterior open- ings on a building. Form. The overall shape of a structure (i.e., most structures are rectangular in form). Frame. A window component. See window parts. Gable. The portion, above eave level, of an end wall of a building with a pitched or gambrel roof. In the case of a pitched roof this takes the form of a triangle. The term is also used sometimes to refer to the whole end wall. Glazing. Fitting glass into windows and doors. Head. The top horizontal member over a door or window opening. (figure 6) Historic District. A geographically definable area of urban or rural character, possessing a significant concentration or continuity of site, building, structures or objects unified by past events or aesthetically by plan or physical development. Historic Resource. A structure or streetscape that is unique to its period of significance and as such is to be wisely managed for the benefit of present and future generations. In -Kind Replacement. To replace a feature of a building with materials of the same characteristics, such as material, texture, color, etc. 136 Design Guidelines Integrity. A property retains its integrity, if a sufficient percentage of the structure dates from the period of significance. The majority of a building's structural system and materials should date from the period of significance and its character defining features also should remain intact. These may include architectural details, such as dormers and porches, ornamental brackets and moldings and materials, as well as the overall mass and form of the building. Kickplate. Found beneath the display window. Sometimes called bulk -head panel. (figure 7) Landmark. Any of the following which have a special historical, architectural, cultural, aesthetic or engineering interest or value of a historical nature: 1. An individual structure or portion thereof; 2. An integrated group of structures on a single lot; 3. A site, or portion thereof; or 4. Any combination thereof. Lap Siding. See clapboards. Mass. The physical size and bulk of a structure. Masonry. Construction materials such as stone, brick, concrete block or tile. Material. As related to the determination of "integrity" of a property, ma- terial refers to the physical elements that were combined or deposited in a particular pattern or configuration to form a historic resource. Module. The appearance of a single facade plane, despite being part of a larger building. One large building can incorporate several building modules. Molding. A decorative band or strip of material with a constant profile or section designed to cast interesting shadows. It is generally used in cornices and as trim around window and door openings. (figure 8) Muntin. A bar member supporting and separating panes of glass in a window or door. Opaque Fence. A fence that one cannot see through. Orientation. Generally, orientation refers to the manner in which a building relates to the street. The entrance to the building plays a large role in the orientation of a building; whereas, it should face the street. Appendix MEI M nom, ME •• M /Eli I I�r fig. 7 Panel. A sunken or raised portion of a door with a frame -like bor- pg 8 der. 137 fig. 9 Parapet. An upward extension of a building wall above the roofline, sometimes ornamented and sometimes plain, used to give a building a greater feeling of height or a better sense of proportion. (figure 9) Period of Significance. Span of time in which a property attained the significance. Post. A piece of wood, metal, etc., usually long and square or cylin- drical, set upright to support a building, sign, gate, etc.; pillar; pole. (figure 10) Preservation. The act or process of applying measures to sustain the existing form, integrity and materials of a building or structure, and the existing form and vegetative cover of a site. It may include initial stabilization work, where necessary, as well as ongoing maintenance of the historic building materials. Protection. The act or process of applying measures designed to affect the physical condition of a property by defending or guarding it from deterioration, or to cover or shield the property from danger of injury. In the case of buildings and structures, such treatment is gener- ally of a temporary nature and anticipates future historic preservation treatment; in the case of archaeological sites, the protective measure may be temporary or permanent. Reconstruction. The act or process of reproducing by new construc- tion the exact form and detail of a vanished building, structure or object, or part thereof, as it appeared at a specific period of time. fig. 10 Rehabilitation. The act or process of returning a property to a state of utility through repair or alteration which makes possible an efficient contemporary use while preserving those portions or features of the property which are significant to its historical, architectural and cultural value. Renovation. The act or process of returning a property to a state of utility through repair or alteration which makes possible a contempo- rary use. Restoration. The act or process of accurately recovering the form and details of a property and its setting as it appeared at a particular period of time by means of the removal of later work or by the replace- ment of missing earlier work. Sash. See window parts. Scale. The size of structure as it appears to the pedestrian. Shape. The general outline of a building or its facade. 138 Design Guidelines Side Light. A usually long fixed sash located beside a door or window; often found in pairs. (figure 11) Siding. The narrow horizontal or vertical wood boards that form the outer face of the walls in a traditional wood frame house. Horizontal wood siding is also referred to as clapboards. The term "siding" is also more loosely used to describe any material that can be applied to the outside of a building as a finish. Sill. The lowest horizontal member in a frame or opening for a win- dow or door. Also, the lowest horizontal member in a framed wall or partition. Size. The dimensions in height and width of a building's face. Stile. A vertical piece in a panel or frame, as of a door or window. Stabilization. The fact or process of applying measures designed to reestablish a weather resistant enclosure and the structural stability of an unsafe or deteriorated property while maintaining the essential form as it exists at present. Store font. Exterior facade of a commercial building. Includes the following architectural elements: display window, transom, kickplate, entry, cornice molding, and upper story windows. Streetscape. Generally, the streetscape refers to the character of the street, or how elements of the street form a cohesive environment. Traditional. Based on or established by the history of the area. Transom Window. A small window or series of panes above a door, or above a casement or double hung window. Vernacular. This means that a building does not have details as- sociated with a specific architectural style, but is a simple building with modest detailing and form. Historically, factors often influencing vernacular building were things such as local building materials, local climate and building forms used by successive generations. Visual Continuity. A sense of unity or belonging together that ele- ments of the built environment exhibit because of similarities among them. Window Pads. The moving units of a window are known as sashes and move within the fixed frame. The sash may consist of one large pane of glass or may be subdivided into smaller panes by thin mem- bers called muntins or glazing bars. Sometimes in nineteenth - century houses windows are arranged side by side and divided by heavy verti- cal wood members called mullions. fig. 11 Appendix 139 Appendix D Financial Incentive Toolbox Federal Historic Preservation Tax Incentives: The Federal Historic Preservation Tax Incentives program is one of the Federal Government's most successful and cost - effective community revitalization programs. The Preservation Tax Incentives reward private investment in rehabilitating historic properties such as offices, rental housing, and retail stores. A tax credit differs from an income tax de- duction. An income tax deduction lowers the amount of income subject to taxation. A tax credit, however, lowers the amount of tax owed. Tax credits are awarded for the certified rehabilitation of historic structures. For additional information and to learn about eligibility, please contact Elizabeth (Beth) Foster Hill, Tax Incentive Programs Manager /National Register Coordinator, Department of Cultural Affairs, (515) 281 -4137 or Beth.Foster @iowa.gov. Iowa Historic Preservation and Cultural and Entertainment District Rehabilitation Tax Credit: The Iowa Historic Preservation and Cultural and Entertainment Dis- trict Rehabilitation Tax Credit program provides a state income tax credit for the sensitive rehabilitation of historic buildings. It ensures character - defining features and spaces of buildings are retained and helps revitalize surrounding neighborhoods. The program provides an income tax credit of 25% of qualified rehabilitation costs. Another 20% is available if the property qualifies for the Federal Rehabilitation Investment Tax Credit (for income producing properties only). For additional information and to learn about eligibility, please contact Elizabeth (Beth) Foster Hill, Tax Incentive Programs Manager /National Register Coordinator, Department of Cultural Affairs, (515) 281 -4137 or Beth.Foster @iowa,gov. Low Income Housing Tax Credit: The tax credit encourages project owners to invest in the develop- ment of rental housing for individuals and families with fixed or limited incomes. The tax credit, rather than a direct federal subsidy, provides a dollar for dollar reduction (or credit) to offset an owner's federal tax liability on ordinary income. Tax credit interest may be syndicated or sold to generate equity for the developments, thus reducing the necessary mortgage financing and providing more affordable terms. For additional information contact the Iowa Finance Authority at (800) 432 -7230 or www.iowafinanceauthority.gov 140 Design Guidelines Main Street Mortgage Loan Program: Main Street Iowa, the Iowa Finance Authority (IFA) and the Federal Home Loan Bank of Des Moines created the program to make avail- able funds for lending to Main Street communities in Iowa. IFA, as an associate member of the Federal Home Loan Bank of Des Moines, can borrow from the Federal Home Loan Bank at favorable rates and loan that money out for community development projects. Loans are made for the rehabilitation of upper floor housing or commercial properties or for new construction on infill lots in downtown areas of communities that participate in the Main Street Iowa program. The maximum loan amount is $250,000 per commercial project. The minimum loan amount is $50,000. Loans for this program may have terms between 3 and 15 years with up to a 30 -year amortization. The interest rate is fixed at 1.125 percent above the CIP /CIA interest rate for the proposed loan term. For additional information contact the Iowa Finance Authority at (800) 432 -7230 or www.iowafinanceauthority.gov Economic Development Loan Program: The Iowa Finance Authority (IFA) issues bonds and loans the proceeds to private entities or organizations for eligible purposes. The interest on the bonds may be tax - exempt (if eligible under the Internal Revenue Code), taxable or a combination of both. Projects eligible for financ- ing under the Economic Development Loan Program include land, buildings or improvements for the following: • A voluntary nonprofit hospital, clinic or health care facility; • loans to one or more physicians for an office building to be used exclusively by professional health care provides, including ap- propriate ancillary facilities; a private college or university or a state institution whether for the establishment of or maintenance of the college or university or state institution; an industry for the manufacturing, processing or assembling of agricultural or manufactured products; A multifamily housing unit or complex; A facility for a 501(c)(3) nonprofit organization; or Pollution control facilities that are suitable for use by any industry, commercial enterprise or utility For additional information contact the Iowa Finance Authority at (800) 432 -7230 or www.iowafinanceauthority.gov Enterprise Zones: The city currently has two Enterprise Zones that encompass the downtown area of the city. Property within Enterprise Zones is eligible for state assistance for redevelopment and construction projects. A property within an Enterprise Zone may be eligible for a: • 10% Investment Tax Credit • Rebate of Sales and Use Taxes paid on materials • Additional funding for training new employees Appendix 141 For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev@ cityofdubuque.org. Tax Increment Financing (TIF): An incentive program which captures the increased property taxes a business pays from improving their property. This incentive can be used to help pay for needed infrastructure improvements or to provide grants to the business. Businesses must commit to job creation in the community or must have an extraordinary positive impact for the community to offer this incentive. This is available in urban renewal districts only. The downtown core and all industrial parks have been designated as urban renewal districts. Any TIF amount will be based on the increased assessed value the project creates. TIF can be struc- tured as an up -front loan, with debt service paid from the future flow of new taxes generated by the project over a 10 year period, or the property owner can opt to take the TIF as a rebate of the new taxes over 10 years. For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589- 4393 or econdev @cityofdubuque.org. Downtown Rehabilitation Loan Program: The Downtown Rehabilitation Loan Program is designed to further the goals and objectives of the Greater Downtown Urban Renewal Plan by creating the financial incentives needed to eliminate condi- tions of blight, encourage revitalization efforts, and to retain or create employment opportunities and /or new housing units within the district. A maximum of $300,000 per building shall be loaned during the life of the program. Projects may be phased with a minimum of $10,000 loaned at any one time. For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev @cityofdubuque.org. Community Economic Betterment Account: Provides financial assistance to companies that create new employ- ment opportunities and/or retain existing jobs, and make new capital investment in Iowa. The amount of funding is based, in part, on the number of jobs to be created /retained. Funds are provided in the form of loans and forgivable loans. Investments are used to leverage other financial support such as bank financing and private investment, as well as local community support. The program contains a modernization project component. This part of the program is specifically designed for business investing in machinery and equipment and /or technol- ogy upgrades to improve or maintain their competitive edge in their respective markets. The CEBA programs can provide assistance up to $1 million. As an alternative, nontraditional, short-term float loans, or interim loans greater than $1 million may be available. The funding level for start-up companies varies depending upon employee wage rates. The maximum assistance available through the EDSA program is $1,000,000. Projects eligible under the program include: 142 Design Guidelines • Building construction or reconstruction • Land or building acquisition • Equipment purchases • Operating and maintenance expenses Site development Working capital For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev@ cityofdubuque.org. High Quality Job Creation Program: Provides qualifying businesses tax credits to off -set the cost incurred to locate, expand or modernize an Iowa facility. To qualify for this flex- ible assistance package that includes tax credits, exemptions and/ or refunds, a business must be a non - retail or non - service business and meet at least four of nine eligibility requirements. Awarded amounts will be based on the business's level of need, the quality of the jobs, the percentage of created jobs defined as high - quality, and the economic impact of the project. For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev @cityofdubuque.org. Entrepreneurial Ventures Assistance Program: The program provides financial assistance and /or technical assis- tance to start -up and early -stage companies and existing companies that are developing a new product or new technology. The purpose of the Entrepreneurial Ventures Assistance program is to encourage the development of entrepreneurial venture planning and managerial skills in conjunction with the delivery of a financial assistance pro- gram for business start -ups and expansions. Up to $250,000 may be awarded to a single applicant in the form of financial assistance. Repayment of the funds may be in the form of a royalty investment or loan, which is determined by the Iowa Department of Economic Development (IDED) upon approval of application. This funding may be used to leverage conventional financing, for business expenses or working capital, and to purchase machinery, equipment, software or other business expenses deemed reasonable and appropriate by IDED. For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev @cityofdubuque.org. Appendix 143 Economic Development Set -Aside Program: Provides financial assistance to companies that create new employ- ment opportunities and /or retain existing jobs, and make new capital investment in Iowa. The amount of funding is based, in part, on the number of jobs to be created /retained. Up to $500,000 in assistance is available. Funds are provided in the form of loans and forgivable loans however, EDSA investments should not be considered a sole funding source. The program leverages other financial support such as bank financing and private investment. At least 51 percent of the created /retained employment opportunities must be made available to individuals presently earning wages defined as low- and - moderate income. The EDSA program assistance is targeted toward business projects located in communities with populations of less than 50,000. The purpose of the program is to create /retain quality employment op- portunities for low- and moderate- income individuals. Projects eligible under the program include: Building construction or reconstruction Land or building acquisition Equipment purchases Operating and maintenance expenses Site development Other projects on a case -by -case basis For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev@ cityofdubuque.org. Facade Grant: The Facade Grant is a matching grant not to exceed $10,000 and shall be awarded to qualifying projects based on total project costs. The grant is for facade improvements to properties located in the Greater Downtown Urban Renewal District. For additional information and to determine eligibility, please contact the Economic Development De- partment at (563) 589 -4393 or econdev @cityofdubuque.org. Design Grant: A maximum of $10,000 per building may be awarded by the city to offset pre - development costs incurred by Rehabilitation Loan Program participants. The program reimburses for architectural and engineering fees, feasibility studies, environmental assessments, or other related soft costs. For additional information and to determine eligibility, please contact the Economic Development Department at (563) 589 -4393 or econdev @cityofdubuque.org. 144 Design Guidelines Dubuque Main Street Ltd. Loan Pool: A loan of up to $250,000 per commercial entity located in one of Main Street's seven historic districts: Historic Old Main, Cable Car Square, Town Clock, the Ice Harbor, Upper Main, Jackson Park, Couler and the Warehouse District. Projects eligible for this program include facade and /or interior renovation, leasehold improvements, and /or acquisition of commercial property located in the above mentioned districts. The real estate acquisition component of the program requires a significant interior or exterior renovation /improvement project to accompany the purchase. Projects must complement Dubuque Main Street's vision of a revitalized downtown, as indicated in the organization's mission statement. For additional information, terms and conditions contact Dubuque Main Street at (563) 588 -4400 or www.dubuquemainstreet. com. Historic Preservation Revolving Loan Fund: Provides a low interest loan for exterior work that meets the Secretary of the Interior's Standards and Guidelines for Rehabilitation for proper- ties located in local Historic Preservation Districts and Conservation Districts. For additional information and to determine eligibility, please contact the Planning Services Department at (563) 589 -4210 or plan - ning@cityofdubuque.org. Historic Preservation Housing Grant: Preservation grants (in the form of a forgivable loan) are available on a competitive basis to income - qualifying owner - occupants and to qualified non - profit organizations in any local historic district or city- designated landmark for specific rehabilitation projects that preserve the original building materials and character - defining features of the home. For additional information and to determine eligibility, please contact the Planning Services Department at (563) 589 -4210 or plan - ning@cityofdubuque.org. Urban Revitalization Program: Offers a property tax exemption for new improvements made to qualified residential properties and limited commercial properties. Owners who upgrade their residential properties located within a designated Urban Revitalization district may receive a 10 - year exemption from the property tax liability that would normally accompany numerous property improvements. Owners of commercial properties within the Washington Neighborhood district are eligible for a three -year exemption. For additional information and to determine eligibility, please contact the Housing and Community Development Department at (563) 589 -4239 or housing @cityofdubuque.org. Appendix 145 Lead Hazard Reduction Program: Provides financial assistance in the form of a HUD funded forgivable loan for lead hazard reduction for low- and moderate - income home- owners and rental property owners to reduce or eliminate lead -based paint hazards in their properties. The program is specifically targeted to assist families with children under the age of six. Grant funding (in the form of three year forgivable loans) is provided for lead hazard reduction activities, inspection, and risk assessment of enrolled prop- erties, community awareness, education, and training. For additional information and to determine eligibility, please contact the Housing and Community Development Department at (563) 589 -4239 or housing@ cityofdubuque.org. Operation Paintbrush: Provides free exterior paint to any owner - occupied single - family or duplex income qualified homeowner. For additional information and to determine eligibility, please contact the Housing and Community De- velopment Department at (563) 589 -4239 or housing @cityofdubuque. org. Operation Upkeep: This program provides forgivable loans or deferred payment loans to low- and moderate - income homeowners to improve the exterior ap- pearance and conditions of their homes. For additional information and to determine eligibility, please contact the Housing and Com- munity Development Department at (563) 589 -4239 or housing@ cityofdubuque.org. Moderate Owner /Developer Rehabilitation Program: This program provides short -term, 0% interest loans for rental prop- erty owners. This program encourages redevelopment of run down single - family or duplex homes. The structures are to be sold to first - time homebuyers within six month of completion. For additional in- formation and to determine eligibility, please contact the Housing and Community Development Department at (563) 589 -4239 or housing@ cityofdubuque.org. Moderate Income Rental Rehabilitation Program: This program provides long -term, low- interest loans for rental property owners. The program is designed to encourage rehabilitation of exist- ing rental housing for the benefit of moderate income tenants. For additional information and to determine eligibility, please contact the Housing and Community Development Department at (563) 589 -4239 or housing @cityofdubuque.org. 146 Design Guidelines Homeowners Rehabilitation Program: This program provides low- interest, long -term loans to income quali- fied, owner - occupied, single - family or duplex home homeowners to rehabilitate their properties. For additional information and to determine eligibility, please contact the Housing and Community Development Department at (563) 589 -4239 or housing @cityofdubuque.org. Community Partnership Program: Community Partnership funds are for organizations, programs or facilities operating within the city limits of the City of Dubuque. The Community Partnership Program (CP2) is designed to assist, on a competitive basis, local organizations in the development of projects that benefit Dubuque's low -and moderate - income residents and/ or programs which address problems of slum and blight. Recipients are required to follow CDBG and HUD regulations, as well as state and local rules. A maximum award of $50,000 per project is available. Organizations must provide a cash or in -kind match. A variety of ac- tivities are eligible for funding under established program guidelines. Applications are available for a limited time during February/March of each year. For additional information and to determine eligibility, please contact the Housing and Community Development Department at (563) 589 -4239 or housing @cityofdubuque.org. * The above financial incentives are subject to change. Additional financial incentives may be available through federal, state, and local agencies and organizations. Appendix 147 OLD TOWN N EIG ABO R1.007 DISTRICT OVERLAY Y DESIGN GUIDELINES Adopted October 19, 2009 THE CITY OF ( DUB E Masterpiece on the Mississippi Dubuque, IA UDC Adopted 10/19/2009 Section II — Land Use Regulations Article 6 — Overlay Districts 6 -6 OTN Old Town Neighborhood District Overlay It is recognized that the older areas of Dubuque primarily in the downtown and surrounding neighborhoods require site design standards that respect the historic context of their development. The OTN is characterized by older building stock and a mix of densely developed commercial and residential structures built on small lots served by alleys. The OTN includes Dubuque's historic downtown core, the Central Avenue and Rhomberg Avenue business corridors, older neighborhood commercial nodes often located on corner lots and a mix of single and multi - family housing located on separate lots or as upper story apartments. The purpose and intent of the OTN is to conserve the character and integrity of historic building stock in areas of the city where strict application of site design standards for new commercial and multi - family residential development are difficult to apply due to the dense development patterns of these older areas. Often, application of such "suburban- style" standards may lead to demolition of existing structures or may limit redevelopment of commercial and multi - family structures or properties in the OTN. 6 -6.2 OTN Boundary The OTN includes the City's locally- designated historic districts, conservation districts, and conservation planning areas as defined in Article 10 of this Code, and those areas included in the City's phased Historic /Architectural Survey /Evaluation. 6 -6.3 OTN Design Guidelines OTN design guidelines enable property owners to renovate, redevelop or expand their businesses or buildings within a framework compatible to their neighborhood character and surrounding environs. 6 -6.4 Applicability This section shall apply to all lands within the jurisdiction of the City shown on the Official Zoning Map as being within the OTN Old Town Neighborhood District Overlay. OLD TOWN NEIGHBORHOOD DISTRICT OVERLAY: DESIGN GUIDELINES The Old Town Neighborhood District (OTND) overlay areas have a strong neighborhood feel and retain a high level of their historic character. They generally contain a mix of small commercial mixed -use buildings and single and multi - family residential buildings. However, the corridors along major thoroughfares are more dominantly commercial and mix -use buildings. The neighborhood street corridors are more dominated by residential building types. Typically buildings are between two and three stories in height. Commercial storefronts and small residential yards line the street, giving the area a strong pedestrian scale and character. The streetscape varies between commercial storefronts set at the property line with attached sidewalks, and residential buildings with small setbacks and detached sidewalks with planting strips and street trees. Principles of OTND Design Guidelines These guidelines draw upon urban design principles that address how streets are designed to be active and pedestrian - friendly and to establish a sense of relatedness among properties. Many of these context - related and pedestrian oriented design concepts are commonly used in the design community as part of New Urbanism or Traditional Neighborhood Design. Dubuque's "old town" neighborhoods are the original urbanism that these modern urban designs seek to emulate. Emulating traditional buildings enhances the sense of visual continuity in OTND overlay areas of the community. Many of the design guidelines encourage designs that draw upon basic framework features of these established contexts. New, creative designs that reinterpret these traditional patterns are encouraged. Providing features which are visually interesting and that are in human scale are essential to creating a pedestrian- friendly environment. This may include storefront windows, display cases, art and landscaping. Components of Design Guidelines Each chapter of the design guidelines contains the following components: Design Element The first is the design element category (e.g., streetscape elements, site planning, building materials and secondary structures) under which the design guideline falls. Policy Statement Second is a policy statement explaining the city's basic approach to treatment of the design element. This is the basis for the more detailed design guidelines that follow. In cases where special conditions in a specific project are such that the detailed design guidelines do not appear to address the situation, this general policy statement shall serve as the basis for determining the appropriateness of the proposed work. Design Guidelines Third is the design guideline statement itself, which is typically performance- oriented, describing a desired design treatment. The specific design guidelines are numbered and presented in bold face. 1 Additional Information The design guideline statement is followed by supplementary information that is treated as sub - points of the guideline. These sub - points may include additional requirements, or may provide an expanded explanation. These sub - points are listed as bulleted statements. (•) Illustrations Design guidelines are further explained through the use of photographs and illustrations. The images used should not be considered the only appropriate options, but rather used as a guiding reference. In most instances, there are numerous possible solutions that meet the intention of the design guidelines as well as the needs of the property owner. In order to help the reader determine design approaches that are appropriate, many of the illustrations are marked with either a ✓ or an X . Those illustrations marked with a ✓ are considered appropriate solutions, whereas those illustrations marked with an X are not appropriate. 1.Design Guidelines for all Properties A. Topography Policy: Site work should be planned to protect the assets of the existing topography. Guidelines: 1.1 Minimize cut and fill on a site. • Divide large grade changes into a series of benches and terraces, where feasible. 1.2 Design a building foundation to conform to the existing topography, rather than creating extensive cut and fill. • Step the foundation of a building to follow site contours, when feasible. • If stepping the foundation is not possible, disguise the cut with building placement and/or building walls, and provide a landscape buffer system at the top of cut. 1.3 Minimize the visual impacts of cut and fill on a site. • Re -grade the site as a stable, "natural" slope, when feasible. 1.4 Respect historic settlement patterns. • Site a new building such that it is arranged on its site in a way similar to historic buildings in the area. This includes consideration of building setbacks and open space. B. Streetscape Policy: Maintain the traditional character of the streetscape. The character changes between commercial, industrial and residential areas. Guidelines: 2 Where a large grade change is necessary, divide `the grade changes into a series of benches and terraces. 1.5 Maintain the traditional character of the streetscape. • Commercial areas: Maintain wide sidewalks, street trees, light fixtures and furnishings. Consider adding similar features to accent the public sidewalk. • Industrial areas: Consider adding features such as consistent lighting fixtures and landscaping which complement the existing industrial character. • Residential areas: Maintain street landscaping and planting strips, which are typically found between the curb and sidewalk. Consider the use of additional street trees in these areas. 1.6 Maintain and incorporate landscape and streetscape features that are important in defining the historic character of the setting when feasible. • Preserve significant view corridors. • Retain significant topographic features. • When feasible retain the historic brick pavers found throughout the area. If this proves to be a hardship then salvage material upon removal and reuse in other streetscape or interpretive park/plaza improvements. C. Parking Policy: The visual impact of surface parking should be minimized. On site parking should be subordinate to other uses and the front of the lot should not appear to be a parking area. Guidelines: 1.7 Minimize the visual impact of surface parking in residential neighborhoods. • Locate and access a parking area at the rear of a site. • Do not use a front yard for parking. Instead, use alley access or a long driveway that leads to parking located behind a building. F rlPfeare 3 Provide a visual buffer where a parkin lot but a public sidewalk, Buffers D. E. Site Lighting 1.8 Locate a surface lot in the interior of a block whenever possible. • This acknowledges the special function of corner properties. They are generally more visible than interior lots, serve as landmarks and provide a sense of enclosure to an intersection. 1.9 Site a surface lot so it will minimize gaps in the continuous building wall of a commercial block. • Where a parking lot shares a site with a building, place the parking at the rear of the site or beside the building. 1.10 Provide a visual buffer where a parking lot abuts a public sidewalk. • This may be a landscaped strip or planter. A combination of trees and shrubs can be used to create a landscape buffer. • Consider the use of a low or decorative wall as screen for the edge of the lot. Materials should be compatible with those of nearby buildings. Policy: When site development such as parking, storage and equipment areas create an unavoidable negative visual impact on abutting properties or to the public way, it should be mitigated with landscaping that may buffer or screen it. The landscape design should complement the existing natural character and context of the site. Guideline: 1:11 Landscape buffers should be provided along edges of parking and service areas. • Provide a landscape buffer at the edge of a parking lot and between parking lots. • Consider providing an evergreen landscape buffer at ground mounted mechanical equipment, service and /or storage areas. Policy: Standards for outdoor lighting are provided in the City's design standards. This section addresses some of the qualitative aspects of lighting design that should also be addressed. Light spill onto adjacent properties and into the night sky should be minimized. The light level at the property line is a key design consideration. This is affected by the number of fixtures, their mounting height, and the lumens emitted per fixture. It is also affected by the screening and design of the fixture. Guideline: 1.12 Shield lighting to prevent off -site glare. • Light fixtures should incorporate cut -off shields to direct light downward. 4 • Luminaires (lamps) shall not be visible from adjacent streets or properties. F. Service Areas Policy: Service areas should be visually unobtrusive and should be integrated with the design of the site and the building. Guidelines: 1.13 Orient service entrances, waste disposal areas and other service lanes and away from major streets. • Screen service entrances with walls, fences or planting. • When it will be visible from a public way, a service area screen with the building and site it serves. • Locate areas for outdoor storage, truck parking, trash collection or other such uses so as not to be visible from abutting streets. similar uses toward should be in character or compaction loading, 1.14 Position service areas to minimize conflicts with other abutting uses. • Minimize noise impacts by locating sources of offensive sounds away from other uses. • Use an alley system to locate service areas, when feasible. G. Mechanical Equipment Policy: Utility connection boxes, external fire connections, telecommunication devices, cables, conduits, satellite dishes, HVAC equipment and fans may affect the character of an area. These devices shall be screened from public view to avoid negative effects on historic resources. Guidelines: 1.15 Minimize the visual impacts of mechanical and HVAC equipment on the public way and surrounding neighborhood. • Screen equipment from view. • Do not locate window equipment on a primary facade. • Use low - profile or recessed mechanical units on rooftops. • Locate satellite dishes out of public view. 1.16 Minimize the visual impacts of utility connections. • Locate utility connections on secondary walls when feasible. H. Sign Lighting Policy: The sign illumination source shall be shielded to minimize glare. Light intensity shall not overpower the building or street edge. Small and discreet modern light fittings may provide an unobtrusive alternative to traditionally styled lamp units. Guidelines: 1.17 Use shielded lighting source on a sign. • Direct lighting at signage from an external, shielded lamp is appropriate. • A warm light, similar to daylight, is appropriate. • Strobe lighting is not appropriate. 5 • Internal illumination is not appropriate. 1.18 Halo illumination may provide an effective and subtle form of lighting which can be used to accentuate both sign and building. • This form of lighting can be used with either wall or sign panels or individual letters. • The light source shall not be visible. Direc tory Sign This is a small scale sign located on the primary first -floor wall of any building containing multiple tenants to display the tenant name and location. Guideline: 1.19 Consider a directory sign for larger buildings with numerous occupants. • Consolidate small, individual signs and place them on a single panel as a directory to make them easier to locate. L Fences, Site Walls and Retaining Walls Policy: Fences, site walls and retaining walls are found throughout the Old Town Neighborhood District areas. Fences were typically associated with residential lots. Site walls are typically associated with parking areas. Retaining walls are found on sloped sites and are associated with several building types. Traditionally, front yard fences were relatively low in height and had a "transparent" character that allowed views into yards, providing interest to pedestrians. Solid plank wood fences were used occasionally along alley edges, but also were relatively low in height. A new or replacement fence should be similar in character with those used traditionally in the neighborhood. In addition, fences should relate in character to the principal structures on the lot. Site wall materials should complement the traditional architectural materials. In some areas, retaining walls are also found. They typically align along the edges of sidewalks, and help to establish a sense of visual continuity and should be maintained. Guidelines: 1.20 A new fence should be in character with those seen traditionally. • A fence that defines the front yard is usually low to the ground and "transparent" in nature. • Simple wire and wrought iron fences are appropriate materials. • Chain link and solid "stockade "fences are inappropriate. 1.21 A new site wall or retaining wall should be in character with those seen traditionally. • A retaining wall that defines the sidewalk edge or is used in the front yard should not exceed 36 inches. • Use materials that are similar to those used traditionally, such as cut rock and stone. 2. Design Guidelines for New Commercial Buildings This chapter provides design guidelines for new commercial building types. These new infill buildings would reflect many of the design features found within traditional commercial buildings. The guidelines would also apply to new additions to non - historic commercial 6 buildings. This section would also apply to the commercial building portion of a transitional building type (See Chapter 5). A. Building Setbacks Policy: Buildings create a strong edge to the street because they are traditionally aligned on the front lot line and were usually built- out the full width of the parcel to the side lot lines. Although small gaps do occur between some structures, they are the exception. These characteristics are vitally important to the Main Street Historic District and in areas abutting the district where a street wall is a prominent feature. Guidelines: 2.1 Reflect the traditional setbacks seen within the block. • Place the facade of the building at the property line. This should only vary in very special circumstances. • Locating entire building fronts behind the established storefront line is inappropriate. B. Mass and Scale Policy: Building massing should fit with existing patterns, but need not directly copy them. Existing patterns and traditions in building massing include varied heights, articulated masses, visually interesting skylines and pedestrian- scaled street fronts. Building massing should continue to provide a variety of pedestrian- friendly scales and visually appealing masses. Buildings should not be monolithic in scale or greatly contrast with the existing scale in the area. A sense of human scale is achieved when one can reasonably interpret the size of a building by comparing features of its design to comparable elements in one's experience. Using building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development it is important to focus design attention on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural details at the street level. For example, providing a storefront and a band of smaller upper story windows creates a human scale. These features are some of the important characteristics of commercial building types and should be respected in all new construction. A `retiti` ti u flding should incorporate a base (1), middle (2) end cap (3). Guidelines: 2.2 Maintain the average perceived size of buildings at the sidewalk. • Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. • Floor -to -floor heights should appear similar to those of traditional buildings in the area. 2.3Traditional spacing patterns created by the repetition of uniform building widths along streets should be maintained. 7 • New facade widths should reflect the established range of the building widths seen on the block. • Where a building must exceed this width, use a change in design features to suggest the traditional building widths. Changes in facade material, window design, facade height or decorative details are examples of techniques that may be considered. These variations should be expressed through the structure such that the composition appears to be a collection of smaller building modules. 2.4 A new building should incorporate a base, middle and a cap. • Traditionally, buildings were composed of these three basic elements. Interpreting this tradition in new buildings will help reinforce the visual continuity of the area. 2.5 Position taller portions of a structure away from neighboring buildings of lower scale. • Where permitted by the base zoning, towers and other taller structures should be located to minimize looming effects and shading of lower scaled neighbors. Buildings should step down towards lower scaled neighbors, including adjacent historic properties and districts. 2.6 Establish a sense of human scale in building designs. • Use vertical and horizontal articulation to break up large facades. • Incorporate changes in color, texture and materials in building designs to help define human scale. • Use architectural details that create visual interest and convey a three - dimensional facade. • Use materials which help to convey scale through their proportions, detailing and form. • Size and locate signs to engage pedestrians and help define building entries. C. Horizontal Alignment Policy: A strong alignment of horizontal elements exists along the street. Alignment is seen at the first floor level with moldings that are found at the top of display windows; at upper floor levels, alignment is found among cornices, window sills and headers. This alignment of horizontal features on building facades is one of the strongest characteristics of the street and should be preserved. It is important to note, however, that slight variations do occur, which add visual interest. Major deviations from these relationships, however, disrupt the visual continuity of the street and are to be avoided. Guidelines: 2.7 The general alignment of horizontal features on building fronts must be maintained. • Typical elements that align include: window moldings, tops of display windows, cornices, copings and parapets at the tops of buildings. • When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the horizontal facade elements. 2.8 Define the first and second floors of commercial type buildings with clearly distinguishable details. • Changes in horizontal details and architectural panels may be used to help define the first and second floors. 8 • Changes in material, color, texture, pattern or wall plane may be used to help define the first and second floors. 3. Design Guidelines for New Multi - Family Residential Building Types This chapter provides design guidelines for new residential buildings including both single - family and urban residential types. Urban residential building types include multifamily structures such as apartment buildings and townhomes. These new infill buildings would reflect many of the design features found within traditional residential building types. The guidelines also apply to new additions to non - historic residential buildings. New residential style buildings could occur in a few locations where an existing enclave of these building types occurs as well as transition areas. This chapter would also apply to the residential portion of a transitional building type. A. Building Setbacks Policy: Building setback within a typical residential context reflects a hierarchy of public and private space. It is a progression that begins at the street, which is the most public space, then proceeds through the front yard, which appears semi - private, and ends at the front door, which is the "private" space. This sequence enhances the pedestrian environment and contributes to the character of a residential neighborhood; it should be maintained where it dominates the block. Where the majority of the buildings align at the sidewalk edge, new infill buildings should maintain this alignment. Guidelines: 3.1 Maintain the traditional neighborhood setback. • In a traditional residential neighborhood, the front yard should be maintained with planting material and not covered with paving or large outdoor decks. • Align buildings at the sidewalk in traditional urban settings. 3.2 Provide a walkway from the street to the building in residential settings. • A walkway running from the street to the front porch provides unity to the streetscape. Where a walkway has been an element of the hierarchy, this should continue. 3.3 Clearly define the primary entrance by using a defined entry or a front porch in townhomes and single - family residential buildings. • The porch shoull,d be "functional," in that it is used as a means of access to the entry. 3.4 Orient a front porch or covered landing to the street. • While the porch serves as a transition area from the street to the building, it is also an essential element of the streetscape. It provides human scale to the building; it offers interest to pedestrians; and it is a catalyst for personal interaction. • This should not be interpreted to exclude side porches. B. Mass and Scale Policy: Building massing should fit with existing patterns, but need not directly copy them. Existing patterns and traditions in building massing include varied heights, articulated masses, and pedestrian - scaled entryways. Building massing should continue to provide a variety of pedestrian - friendly scales and visually appealing masses. Buildings should not be monolithic in 9 scale or greatly contrast with the existing scale in the area. A sense of human scale is achieved when one can reasonably interpret the size of a building by comparing features of its design to comparable elements in one's experience. Using a building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development, it is important to focus design attention on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural details at the street level. For example, providing a front porch creates a human scale, especially in a residential setting. These features should be respected in all new construction. Guidelines: 3.5 Construct a new building to be similar in mass and scale to traditional buildings in the neighborhood. • Traditional features that convey a human scale should be used. • Use building materials that are of traditional dimensions. The use of brick is encouraged. • Include horizontal elements in the design of residential buildings. For example, porches, balconies and eaves should be used to reflect the articulation of buildings in areas that are predominantly residential. • Use architectural details that create visual interest and convey a three dimensional facade. 3.6 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to traditional buildings in the neighborhood. • Other subordinate modules may be attached to the primary building form. 3.7 The front wall of a new structure should be similar in height to traditional buildings in the neighborhood. • The primary plane of the front should not appear taller than those in the neighborhood. 3.8 A facade should appear similar in dimension to traditional buildings in the neighborhood. • Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. • Floor -to -floor heights should appear similar to those of traditional buildings in the area. 3.9 Position taller portions of a structure away from neighboring buildings of lower scale. • Where permitted by the base zoning, taller structures should be located to minimize looming effects and shading of lower scaled neighbors. • Buildings should step down towards lower scaled neighbors, including adjacent historic properties and districts. C. Secondary Structures Policy: Secondary structures are traditionally subordinate in scale and character to a primary structure and are typically located to the rear of the lot, they are primarily used for parking garages and storage. While structures in the rear generally have little impact on the character of the street, they do have an impact on the character of the alley and the neighbors to the rear. This character should be maintained. 10 Guidelines: 3.10 A new secondary structure should be subordinate in height to those buildings seen traditionally along the street front. • Secondary structures that are no more than one - and - one -half stories in height are preferred. 3.11 Locate secondary buildings to the rear of the lot. • Locating a secondary structure to the side of the primary structure, but set back significantly from the front wall plane is also appropriate • A secondary structure should be oriented similar to those seen traditionally along the alley, where they are available. 3.12 Locate a garage such that its visual impacts will be minimized. • Garages should be located off an alley where possible. • On through lots where a garage must be accessed from the street, set it back from the front wall plane when feasible. 4. Des! • n Guidelines for New Transitional Buildin • T . es This chapter discusses the guidelines for new transitional building types. A transitional building type is defined as a building that combines residential and commercial building types. This building type would be an appropriate infill in areas where a neighborhood context transitions from commercial to residential buildings. When providing these types of structures one should also follow the residential and commercial building type design guidelines to address specific elements such as storefronts, window patterns and porches. A. Building Setback Policy: When designing for a residential context, set the building back to align with others on the street. When designing in a commercial context, align the building at the sidewalk edge. (See also Chapter 3 and Chapter 4). Guideline: 4.1 Reflect the traditional setbacks block. • Locate a buildings face within the range of setbacks seen within the block. In mixed -use areas, commercial larger - scaled buildings typically anchored the corners. B. Mass and Scale 1 1 seen within the Policy: The mass and scale of a mixed- use building is an important design issue to consider. Mixed -use buildings can enhance the pedestrian experience by reinforcing the established building's context. New construction should not be so dramatically greater in scale than the established context that the visual continuity of the neighborhood would be compromised. A sense of human scale is achieved when one can reasonably interpret the size of a building by comparing features of its design to comparable elements in one's experience. Using a building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development it is important to focus design attention on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural details at the street level. Guidelines: 4.2 Construct a new building to be similar in mass and scale to traditional buildings in the neighborhood. • Traditional features that convey a human scale should also be used. Consider these techniques: - Use building materials that are of traditional dimensions. - Use vertical and horizontal elements - On residential portions provide a one -story porch that is similar to those seen traditionally. 4.3 On larger structures, subdivide larger masses into smaller "modules" that are similar in size to traditional buildings in the neighborhood. • Other subordinate modules may be attached to the primary building form. 4.4 The front wall of a new structure should be similar in height to traditional buildings in the neighborhood. • The primary plane of the front should not appear taller than those of typical historic structures on the block. 4.5 A facade should appear similar in dimension to traditional buildings in the neighborhood. • An established range of commercial and residential building front widths exists. Where additional width is desired it may be achieved with a setback or change in building plane. 5. Design Guidelines #or New Industrial Building Types This chapter provides design guidelines to develop new industrial building types. These new infill buildings would reflect many of the design features found within traditional industrial buildings. The guidelines also apply to additions to non - historic industrial building types. A. Building Setbacks When new buildings are to be constructed, they should reflect historic siting patterns in the area. This does not mean that a new structure should literally fit within the footprint of an earlier building, but that the general spirit of the relationship of buildings to streets and open spaces should be conveyed. In many cases, warehouse buildings are aligned along their front sides. Reflecting this siting pattern is encouraged. Policy: Industrial buildings create a strong edge to the street because they traditionally aligned on the front lot line and were usually built out to the full width of the parcel. Guidelines: 5.1 Maintain the uniform alignment of the facade. 12 • Align the building front at the street edge. • Locating entire building fronts behind the established building line is inappropriate. B. Mass and Scale Policy: A new building should reflect the traditional massing of traditional industrial buildings. Because of the diversity of building sizes exhibited throughout the OTND overlay areas, a wide variety of building sizes will be suitable for development. A sense of human scale is, achieved when one can reasonably interpret the size of a building by comparing features of its design to comparable elements in one's experience. Using a building material of a familiar dimension such as traditional brick is an example, as is using windows of similar dimensions. To ensure that human scale is achieved in new development it is important to focus design attention on aspects most directly experienced by pedestrians, such as the scale of buildings and architectural details at the street level. For example, providing a series of vertical pilasters and a band of windows creates a human scale. Some of the largest traditional industrial buildings included interesting fenestration which created visual interest, and is partially why the older industrial buildings are so visually appealing. These features are some of the important characteristics of the historic industrial building and should be respected in all new construction. Guidelines: 5.2 Maintain the average perceived size of buildings at the sidewalk. • Facade heights of new buildings should fall within the established range of the block, and respect the traditional proportions of height to width. • Floor -to -floor heights should appear similar to those of traditional buildings in the area. 5.3 A new building should incorporate a base, middle and a cap. • Traditionally, buildings were composed of these three basic elements. Interpreting this tradition in new buildings will help reinforce the visual continuity of the area. 5.4 Establish a sense of human scale in building designs. • Use vertical and horizontal articulation to break up large facades. • Incorporate changes in color, texture and materials in building designs to help define human scale. • Use architectural details that create visual interest and convey a three - dimensional facade. • Use materials which help to convey scale through their proportions, detailing and form. 13 � - 1 Legend I Historic Preservation Districts Old Town Neighborhood Overlay prodLCI el DUBUQUEAP.EA GEOGRAPHIC INFGRFIAM OH SYSTEM Dubuque Morin env 2007 N If yes, which ?` 'Select One Signature:' 'Peggy Stover Date:* (12/31/2008 * indicates required fields. Page 2 of 3 The following form was submitted via your website: Board/Commission Application Form Select the Board, Commission, or Committee applying for:: Historic Preservation Commission Name:: Peggy Stover �d Home Address:: 1145 Locust Street, PO Box 763, Dubuque, Iowa 52001 Home Phone Number:: 563 -580 -9996 or 641- 330 -7528 Business Name and Address:: Fannie Stout, LLC 1145 Locust Street, PO Box 763 Dubuque, Iowa 52001 Business Phone Number:: 563 -580 -9996 Occupation:: Owner Email Address:: perstover @yahoo.com Experience or education which qualifies you for this board or commission:: My husband and I have been doing historical building preservation projects in Dubuque for over 10 years. I am currently the Director of Marketing for Soy Basics, the largest manufacture of candles in the USA. I have managed P &L for business between $20 milion - $300 million. In addition, I have served in various executive positions with Fortune 500 companies such as Kraft, Coors, and SC Johnson Wax. What contributions can you make or state reason for applying ?: I would like to continue the efforts to improve and educate the public on the importance of preserving historical landmarks in Dubuque. It's vit that we not only educate the public about the significant these building and landmarks have played in the history of Dubuque but also make efforts to protect and preserve them for future generations to enjoy. List two reference with names and addresses:: Jim Gross 563 -590 -9543 2345 Clarke Crest Estates Dubuque, Iowa file: / /C: \Documents and Settings\kfimsta\Local Settings \Temp\XPgrpwise \495BE8C8DBQ... 1/2/2009 Greg Stover 563 -580 -9996 1145 Locust Street, PO Box 763 Dubuque, Iowa 52001 Are you currently serving on other Boards, Commissions, or Committees ?: No If yes, which ?: Select One Have you served on a Board, Commission, or Committee before ?: No If yes, which ?: Select One Signature:: Peggy Stover Date:: 12/31/2008 Additional Information: Form submitted on: 12/31/2008 3:56:52 PM Submitted from IP Address: 67.224.62.155 Form Address: http:// www. cityofdubuque .org /forms.asp ?FID =75 Page 3 of 3 file: //C :\Documents and Settings\kfirnsta\Local Settings \Temp\XPgrpwise \495BE8C8DBQ... 1/2/2009 (9/8/2009) Kevin Firnstahl - Online Form Submittal: Board /Commission Application Form Page 1 From: <support@civicplus.com> To: <kfimsta @cityofdubuque.org >, <djohnson @cityofdubuque.org >, <Mrettenb @cl... Date: 9/4/2009 5:43 PM Subject: Online Form Submittal: Board /Commission Application Form The following form was submitted via your website: Board /Commission Application Form Select the Board, Commission, or Committee applying for:: Historic Preservation Commission Name:: David Klavitter Home Address 1090 West Third St Home Phone Number:: 563 - 556 -5945 Business Name and Address:: Dupaco Community Credit Union 5865 Saratoga Road, Asbury, Iowa Dubuque, IA 52002 Business Phone Number:: 563 - 557 -7600, ext. 2266 Occupation:: Senior Vice President, Marketing & Public Relations t Email Address:: kavitter@gmail.com Experience or education which qualifies you for this board or commission:: I reside in a home my family owns in the Langworthy Historic District. We purchased the home in February 2009 and have done extensive improvements within the spirit and letter of the Dubuque city code. I've become familiar with the history and homes within the Langworthy Historic District. My family and I have enjoyed becoming part of the community and understand the interests of the residents living in and subject to provisions of Dubuque's historic code. What contributions can you make or state reason for applying ?: In addition to its people, geography, and vibrant culture, Dubuque's historic structures greatly contribute to its uniqueness. It's important to leverage the city's unique advantage as a factor in quality of life to retain and attract members to the community. As an owner of a historic home, I also am empathetic to the concerns shared by other historic property owners. In additiona, I believe residents of the Langworthy Historic District deserve a voice on the Dubuque Historic Preservation Commission. List two reference with names and addresses:: Terry Mozena 900 W Third St Dubuque, IA 52001 David Resnick 375 Alpine St. Dubuque, IA 52001 Are you currently serving on other Boards, Commissions, or Committees ?: No If yes, which ?: Select One Have you served on a Board, Commission, or Committee before?: No If yes, which ?: Select One (9/8/2009) Kevin Firnstahl - Online Form Submittal: Board /Commission Application Form Page 2 Signature:: David T. Kiavitter Date:: 09/04/2009 Additional Information: Form submitted on: 9/4/2009 5:42:39 PM Submitted from IP Address: 74.84.126.17 Form Address: http: / /wvw. cityofdubuque .org /forms.aspx ?FID =75 0