Loading...
American Trust & Savings Appeal Planning ServIces Department SO West 13th Street Dubuque, Iowa 52001.4864 Phone (319) 589.4210 Fax (319) 589.4149 D~ ~~~ March 9, 2000 The Honorable Mayor and City Council Members City of Dubuque - 50 W. 13th St Dubuque IA 52001 SUBJECT: Appeal of Historic Preservation Commission Decision Applicant: American Trust and Savings Bank Project: Install Two Illuminated Wall-Mounted Signs and One Illuminated Freestanding Sign 901 Locust Street Jackson Park Location: District: Dear Mayor and City Council Members: This letter transmits the Historic Preservation Commission's record 'concerning a design review request for property located at 901 Locust Street in the Jackson Park Historic District. American Trust and Savings Bank is appealing the Commission's denial of the request to install two internally illuminated wall-mounted signs and one internally illuminated freestanding sign. Application for Certificate of Appropriateness On December 16, 1999, the Historic Preservation Commission reviewed a request for a Certificate of Appropriateness from American Trust and Savings Bank to install two internally illuminated wall-mounted signs and one internally illuminated freestanding sign at 901 Locust Street. Findings Based on the specific information presented at the Public Meeting and contained in the application, and in accordance with the applicable standards in the Historic Preservation Ordinance, the Commission made the following findings: 1) Standards for review set forth in Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa, have not been met; and 2) The proposed signage was not in keeping with the materials and style typical of historic signs. Decision By a vote of 2 to 2, as indicated in the minutes, the Historic Preservation Commission denied the request due to a lack of a majority vote. Seevi,e People Integcity Responsibility Innovation Teamwork VI t¡o :f) Hì1 5Z ~~¡,j 00 03NjJjtJ The Honorable Mayor and City Council Members March 9, 2000 Page 2 After the decision, the Commission requested that staff ask American Trust and Savings Bank to look at externally illuminated signs as an option. Application for Certificate of Appropriateness On February 17, 2000, the Historic Preservation Commission again reviewed a request for a Certificate of Appropriateness from American Trust and Savings Bank to install two internally illuminated wall-mounted signs and one internally illuminated freestanding sign at 901 Locust Street. American Trust and Savings Bank requested the signs be allowed to have internal illumination and have plastic cabinet faces which would be keeping with the design of the signs at their other bank locations. Findings Based on the specific information presented at the Public Meeting and contained in the application, and in accordance with the applicable standards in the Historic Preservation Ordinance, the Commission made the following findings: 1) Standards for review set forth in Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa have not been met; and 2) That the proposed signage, particularly the material and means of lighting, is not appropriate for a historic district because this property is a gateway to the Jackson Park Historic Preservation District; and 3) That the proposed signage is not appropriate according to "The Secretary of the Interior's Guidelines for Historical Structures", which states that alterations, new construction or architectural features protect the historic integrity of the property and its environment. Decision By a vote of 4 to 2, as indicated in the minutes, the Historic Preservation Commission denied the request. Appeal of this Request On March 1, 2000, the applicant submitted a letter of appeal to the City Council. The following items are attached and are the complete records of this project: 1) Letter of Appeal to the City Council; 2) design review applications for Certificate of Appropriateness; 3) minutes of the Historic Preservation Commission meeting of December 16, 1999 and February 17, 2000; 4) Notice of Decisions dated December 22, 1999 and February 18, 2000; 5) Sections 25-8,25-9,25-10, and 25-11 of the Historic Preservation Ordinance, and 6) the Secretary of Interior's Standards for Rehabilitation. Section 25-11 of the Historic Preservation Ordinance states that on appeal, the City Council shall consider only the record of the action before the Commission. No new material may be considered. The City Council must consider whether the Commission The Honorable Mayor and City Council Members March 9, 2000 Page 3 exercised its powers and followed the guidelines established by law in the Historic Preservation Ordinance, and whether the Commission's action was patently arbitrarily or capricious. This section provides that the City Council may affirm or reverse the Commission's decision, or they may refer the matter back to the Commission for such further action as may be appropriate. Respectfully submitted, ~þ1+~ Ken Kringle, Chairperson Historic Preservation Commission Attachments cc: Historic Preservation Commission Laura Carstens, Planning Services Manager James O'Brien, Assistant City Attorney Mark Noble, Assistant Planner CITY OF DUBUQUE MAR 0 1 2000 NOTICE OF APPEAL TO CITY OF DUBUQUE PLANNING SERVICES DEPARTMENT American Trust & Savings Bank, in accordance with Dubuque Ordinance Section 25-11 (A), hereby appeals to the Dubuque City Council the decision of the Dubuque Historic Preservation Commission on the 17th day of February, 2000 which denied American Trust & Savings Bank application for certificate of appropriateness concerning the property located at 901 Locust St. Under the Dubuque Ordinance Section 25-11 (B) the Planning Services Department is to immediately transmit such notice and the record of the action before the Commission to the City Clerk. Dated this , day of Iì1Alt-cl ,2000. AMERICAN TRUST & SAVINGS BANK ACKNOWLEDGMENT By:L).~ d The Planning Services Department hereby acknowledges receipt of a Notice of Appeal. Dated this~day of ...../~ ,2000. B~~ Please type or print legibly in ink. Property owner(s); Å..ær'CQI1 Írt5t J ~úljS ~It k Address; gqtj' M4,'v" City:~ Applicant/agent;f.t¡rr" U)t,'oh- ~j'^- ~1s/~¡'¡J. /", c.. I J Address; City; ~ Site location/address; 9 -It.. ~ [OCú>..J- Sfr..8.e-/::s; Existing zoning; C - 4 Proposed zoning; Historic DiStrict:.-Jð,c.~k.. --Ch r k Landmark: i5~ ~ck~ 0 Variance 0 Conditional Use Pertnit 0 Appeal 0 Special Exception 0 Limited Setback Waiver Planning SetVices Department City Hall, 50 West 13th Street Dubuque, Iowa 5200l.4864 (319) 589-4210 APPLI CATION FORM 0 Rezoning 0 Planned District 0 Preliminary Plat 0 Minor Final Plat 0 Text Amendment ~ Design Review 0 Annexation 0 Temporary Use Permit 0 Simple Site Plan 0 Minor Site Plan 0 Major Site Plan 0 Major Final Plat 0 Simple Subdivision Telephone: Sf? -J. - I ell I State;--111- Zip: S)tJt) / Telephone; 55'(; -5J/t;' State;~ Zip: S,)..«J4-tJ6ð7 Other HPC Review: Legal description (sidwell parcel J.D. number, or lot numberlblock number/subdivision): Total property (lot) area (square feet or acres); Number of lotS; Describe proposal and reason necessary (attach a letter of explanation if needed); W!:!I"- r-€..U,'..e-w ~r f1'~ .øtW.Of' S~~. W-€>€S+c.Y'd,":j If) j Blc6 ",o.....'¡..~g{ I]) Ot~_'cI d,f-eC-¡"O/tCf! /III ,..,I,eýHQ/1 ,/¿'Ht,'"qW Jk;;¡¿:He lirð::Jt Íe/CI ""M-¿k ~¡.,I- I("'ø~re. CERTIFICATION; I/we, the undersigned, do hereby certify that: I) The infortnation submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes a public record 2) Fees are not refundable and payment does not guarantee approval; and 3) All additional required written and graphic materials are attached. Property owners(s); APPlicant/agen~6~'? 1tk.Vz- -§) Date; Date: 1/ - J. 3 - 91 Fee;- Received b 0 Property ownership list 0 Improvement plans - Application submittal checklist Date; 1t(¿3!~'" Docket: 0 Floor plan 0 Plat 0 Conceptual development plan 0 Design review project description 0 Photo 0 Other; DESCRIPTION OF PROPOSED PROJECT PLEASE COMPLETE AND BRING TO YOUR SCHEDULED DESIGN REVIEW ððððððððððððððððððððððððððððððððððððððððððððððððððð ¡:;dl'I&:11d What is your timeline for completion of the proposed project? Itl,t::l f¿J ¡aI--€-. --JqÞt~ý'7 . ¡:::;¿1'¡"1-7 J:s. I1Ót.V O~H. I Will you do the work yourself, or use a contractor? Please provide name of contractor. ~hfýZJr c/or - ¿Ctry-t úk:/-e- ~:!J~ S;~-f-€Ht..S/ .t. ¿'" ~~ Signature ::Þ ýt c¡ F, \ U SERS\J GLEWlMYWPlHI S 11' RES \Fa RMSIPR a POSED. PRJ 5U~~E ~~~ City of Dubuque Planning Services Department 50 West 13th Street Dubuque IA 52001-4864 Phone; 319-589-4210 Fax: 319-589-4149 PLANNING APPLICATION FORM CJ Variance 0 Conditional Use Permit 0 Appeal CJ Special Exception CJ Limited Setback Waiver 0 Rezoning 0 Planned District 0 Preliminary Plat 0 Minor Final Plat 0 Text Amendment 0 Simple Site Plan 0 Minor Site Plan 0 Major Site Plan 0 Major Final Plat 0 Simple Subdivision 0 Annexation 0 Temporary Use Permit )!(Certificate of Appropriateness 0 Certificate of E onomi ardship /J ß{Other: .Q.S k !C-€,¡,,-<¿tJ PLEASE TYPE OR PRINT LEGIBLY IN INK Property owner(s):iÌt.+f.U':CAI\. In..~-I- f ~V¡'~ ~'" k Address 8q£ ~I',^ Q. City: J)¿.b1"e... Phone-Sg;j-I ft'lJ State:~ zip:52o0 I Address: ; tz... s,' '^- BI~ Fax Number: 319-5&:7-. .~L( Mobile/CeliularNumber: Site location/address q -rl-t ~ Lc>C-IA.S+ .s+r-e..e+ Existing zoning: C - q Proposed zoning: Historic district:~"b.. 8~../+e- Phone 5S~-53/6 State: It!::- zip!;;JCo4-0Cx:; ') 3/9 -!:J-C¡O r q /3'7 Fax Number: Landmark: Legal description (Sidwell ParcellD number or lot number/block number/subdivision): Number of lots' CERTIFICATION: I/we, the undersigned. do hereby certify that: 1. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; Fees are not refundable and payment does not guarantee approval; and All additional required written and graphic materials are attached. 2. 3. Date: Date ¡-;;;.g-(")¿j Applicant/Agent: FOR OFFICE USE Fee: Received by' PLICATION SUBMITTAL CHECKLIST Date \! ¿;¡, 10"> Docket: 0 Plat 0 Conceptual development plan 0 Photo [J Other: CJ Property ownership list c Improvement plans ~ DECRIPTION OF PROPOSED PROJECT QQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQ Q2/1~/Y"ûc-f~ ~"Y1 CtlltW1,'~IA.WI. o.l/1.d Qcf¥[I,'c- per ..s/(~~. Will you do the work yourself, or use a contractor? Please provide name of contractor. C~,^krA-tJv-1 1Av-l'r /JÙ:I-t- g<r- ~~/ I",c. ~I~~.-zt+,'o~ 454 Lf 7C - qq QQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQQ kbirkenh \appforms \proposed.prj 01/28/2000 08: 54 31958'30857 AMERICAN TRUST PAGE 02 Paragraph 1 Install three exterior signs at the new American Trust bank office at gth & Locust Street for the purpose of business identification and sales promotion. The property owners request one free standing, internally illuminated, pylon sign; and two building-mounted internally illuminated signs. Paragraph 2, The proposed signs are well under the size limitations set forth by C-4 zoning, At the request of the HPC. the owners and the applicant considered other sign design and illumination options. After thoughtful consideration to both internal and external illumination options, the owner is seeking approval for original internally illuminated design. Paragraph 6. The owners sought and received a City ordinance text amendment to enable them to erect freestanding and internally illuminated signs like similarly located C-4 businesses. The owners have made considerable effort to develop marketing-effective sign options using both internal and external illumination. As a result of this process, the owners maintain that internal illumination is necessary for reasonable business operation and effective marketing management, ~ 11 Larry ~itz ~~~ Sign Systems Inc, 2400 KERPER BLVD. Po. BOX 607 DUBUQUE, IA 52004-0607 (319)556-5316 TOLL FREE NATIONWIDE 600-383-1300 FAX (319)582-8064 HISTORIC DISTRICTS SIGN REGULATIONS FROM VARIOUS MUNICIPALITIES _u_u---------U_UU--n_n_____UU--_--nn__-nuu--__nnuu_u_--__---n_-UU_______n__u_--_-uu---- Many cities and towns throughout the United States and Canada have designated historic districts and/or properties. In many of these municipalities, these historic areas fall within commercial districts where signage is required for normal business operations, All of these districts are regulated by signage ordinances which vary from city to city, Some of these cities have Historic Preservation Commissions or review boards that any proposed historic district signs must be reviewed by, Other cities do not have commissions or boards but have the historic regulations listed as part of their signage ordinances, The following are some of the historic regulations on lighting of signs in historic districts, "Business and industrial signs may be internally lighted or illuminated by a hooded reflector, provided, however, that such lighting shall be arranged to prevent glare and no sign shall be lighted by a lighting of intermittent or varying intensity," The above regulation is the most common one found, Some of the municipalities having this in their signage regulations are Cottage Grove, Wisconsin; Darlington, Wisconsin; Dodgeville, Wisconsin and Mount Horeb, Wisconsin, All of these municipalities listed have historic downtown districts, The Mount Horeb regulation is a little differently worded, "Front wall signs may be gaseous tube type or may be illuminated by interior meàns 01 lighting 01 an intensIty to prevent excessIve glare, or by indIrect lighting desIgned to !lood only the area of the sign with light and to prevent excessive glare, or by indirect lighting designed to flood only the area of the sign with light and to prevent light from being directed on surrounding property," Whitewater, Wisconsin is a city that is very proud of their historic districts, They have a sign illumination regulation that reads: "No illuminated sign shall be permitted unless the illumination of the sign is so designedi:hat the lighting element does not affect adjacent property (maximum five-foot candle power at lot line) , All illuminated signs shall comply with the State Electrical Code, and limited to the hours of customer access," This regulation requires the use of a light meter to engineer the sign and to enforce the regulation, This restriction is most restrictive for indirect illuminated signs as they tend to flood the area with excessive l\ghh It also restricts the hours the sign can be illuminated by the hours of business operation and customer access. The city of Watertown, Wisconsin did not allow for internal illumination in their downtown hIstone dIstrIct untIl they recently adopted a new sign ordinance, The new MEM8EO ê _.~_. !11 - ordinance no longer allows for projecting signage on Main Street but does allow for internal illumination, Watertown does have a historic review committee that regulates signs for compatibility to the surroundings and focuses on materials used and design, Iowa City employs an HPC which regulates all signs in their Historic districts, Whether or not they allow for internal illumination depends on design more than sentiment, Their ordinance states "may be allowed if it is in keeping with the architectural character of the structure and is appropriate to a particular period in the building's history or an integral part of its identity," These are just a few examples of how various cities deal with illuminated signs in their historic zones, In many of these cities, the focus is more on design compatibility than whether or not internal illumination is "historic", One zoning administrator stated that their city would rather allow for internal illumination of the signs in the historic Main Street district than to have signs with hooded reflectors sticking out on every building, The majority of businesses in their Main Street district are "daytime" businesses and are required to shut off the signs after business hours unless there is a need for 24 hour customer access, This city had only allowed indirect lighting of signs and found that all the hooded lightfixtures were far more objectionable than design regulated internally illuminated signs. Design regulations include that only the copy can be lighted, This means a business could not put up a plastic faced sign where the entire background illuminates, MINUTES HISTORIC PRESERVATION COMMISSION REGULAR SESSION Thursday, December 16, 1999 5:00 p,m, Auditorium, Carnegie Stout Library 360 W, 11th Street, Dubuque, Iowa PRESENT: Chairperson Ken Kringle; Commission Members Jim Gibbs, Terry Mozena and Duane Greenfield; Staff Member Mark Noble. ABSENT: Commission Members Pam Bradford and Suzanne Guinn. AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying the meeting was being held in compliance with the Iowa Open Meetings Law, CALL TO ORDER: The meeting was called to order at 5:04 p.m, MINUTES: Motion by Kringle, seconded by Gibbs, to approve the minutes of the November 17, 1999, meeting as submitted, Motion approved by the following vote: Aye: Gibbs, Mozena, Kringle, Nay: None, Abstain: Greenfield, DESIGN REVIEW/AMERICAN TRUST & SAVINGS BANK: Application for Certificate of Appropriateness for American Trust & Savings Bank for property located at 9th & Locust Streets to install a freestanding sign and 2 wall signs in the Jackson Park Historic Preservation District. Jim Hamilton, American Trust & Savings Bank, reviewed the proposal for new signage at the facility at 901 Locust Street. He reviewed the history of this request, noting that a text amendment request was approved by the City Council on November 15, 1999. He reviewed the issues addressed previously by the Historic Preservation Commission pertaining to area, illumination and height of the freestanding sign, Peg Hudson, American Trust and Savings Bank, reviewed the corporate identity established by American Trust. She also addressed the importance of having illuminated signage at this new facility, She noted that they have considered working the sign design into the archway of the building. She also noted that the illuminated channel letters sign does not beam a large amount of light, rather it tends to glow with a more subdued light. She also reviewed the rationale for illuminating the directional signs, The Commission discussed this request, noting the issues they had addressed in the previous review of the text amendment for this signage, They also expressed concern that the signs proposed are not in keeping with historical signage, particularly pertaining to the lighting and the materials used, Motion by Greenfield, seconded by Gibbs, to approve the freestanding sign and two wall signs as proposed, Motion failed due to lack of a majority vote: Aye: Greenfield and Kringle; Nay: Mozena and Gibbs. MINUTES HISTORIC PRESERVATION COMMISSION REGULAR SESSION Thursday, February 17, 2000 5:00 p.m, Auditorium, Carnegie Stout Public Library 360 W, 11th Street, Dubuque, Iowa PRESENT: Chairperson Ken Kringle; Commission Members Pam Bradford, Suzanne Guinn, Jim Gibbs, Terry Mozena, and Duaine Greenfield; Staff Members Mark Noble, Tim O'Brien, Laura Carstens and Melinda Rettenberger. ABSENT: None, AFFIDAVIT OF COMPLIANCE: Staff presented an Affidavit of Compliance verifying the meeting was being held in compliance with the Iowa Open Meetings Law, CALL TO ORDER: The meeting was called to order at 5:06 p.m, MINUTES: Motion by Gibbs, seconded by Kringle, to approve the minutes of the January 20, 2000 meeting, Motion carried by the following vote: Aye: Kringle, Bradford, Guinn, Gibbs, Mozena and Greenfield; Nay: None, DESIGN REVIEWI 623-627 ARLINGTON STREET: Application of Tim WoodNicky Bechen for a Certificate of Economic Hardship to install vinyl siding for property located at 623-627 Arlington Street in the Jackson Park Historic Preservation District. Staff member Mark Noble reported the applicant has requested this application be tabled to the March 16,2000 meeting, Motion by Greenfield, seconded by Bradford, to table this application to the March 16, 2000 meeting, Motion carried by the following vote: Aye: Bradford, Guinn, Gibbs, Greenfield, Kringle, and Mozena; Nay: None, PUBLIC HEARING (TABLED FROM JANUARY 20.2000 MEETINGIIDESIGN REVIEWI 391 W. 12TH STREET: 1240 BLUFF STREET 1201, 1243. 1255-57 & 1299 LOCUST STREET: Application of Boys & Girls Club of Greater Dubuque for Removal from Historic District for property located at 391 W. 12th Street; 1240 Bluff Street; 1201, 1243, 1255-57 & 1299 Locust Street in the Jackson Park Historic Preservation District. Staff Member Noble reported the applicant has requested this item be tabled to the March 16, 2000 meeting. Motion by Greenfield, seconded by Bradford, to table the application to the March 16, 2000 meeting. Motion carried by the following vote: Aye: Bradford, Guinn, Gibbs, Greenfield, Kringle, and Mozena; Nay: None, Minutes - Historic Preservation Commission February 17, 2000 Page 2 DESIGN REVIEW\901 LOCUST STREET: Application of American Trust & Savings Bank for a Certificate of Appropriateness to install two illuminated wall signs and one illuminated freestanding sign for property located at 901 Locust Street in the Jackson Park Historic Preservation District. Jim Hamilton, American Trust & Savings Bank, presented an overview of the project to date, Mr. Hamilton introduced Peg Hudson of American Trust and Dave Schultz of Larry Weitz Sign Systems, Ms, Hudson reported that she has been working closely with Mr, Schultz to develop alternative designs for the two illuminated wall-mounted and one illuminated freestanding signs. Ms, Hudson stated that after considerable research and review, the bank has chosen to proceed with internally illuminated signs for this location, She stated that the internal illumination will provide the sign with a glow, rather than projecting light onto a sign, and the glow would be more appropriate for the bank and the neighborhood, Ms, Hudson discussed that internally lit signs would provide for a consistent application of the bank's logo for their corporate signage, and that internal illumination of signs was the most appropriate because it produced less light glare than external illumination, She noted the site's proximity to the existing internally lit sign at 9th and Locust Streets, and its location in a commercial area adjacent to parking lots, a parking ramp, and the telephone company's building. Mr, Schultz displayed maps of three historic districts in Dubuque that currently have signs with internal illumination, stating that this request does not conflict with other signs in the historic districts and is comparable to signage allowed in historic districts in other cities, He reviewed internal versus external illumination, emphasizing there will be less glare with internally lit signs. Ms, Hudson requested that the same consideration be given to their project as similar signs approved in other historic districts within the city of Dubuque and requested approval of their application. Commissioner Mozena asked for examples of the other signs they were asked to research, Mr. Schultz distributed pictures of other internally illuminated signs in the city of Dubuque Historic Districts, adding that they looked at other types of signs but felt that internal illumination was the best choice. Commissioner Greenfield stated he likes the internally illuminated signs as proposed, Commissioner Bradford asked that of those internally illuminated signs identified in other historic districts, how many were grandfathered. Mr, Schultz replied that he wasn't sure how many had been grandfathered, Staff Member Mark Noble reported that American Trust and Savings Bank is located in a C-4 Downtown Commercial District and that the sign regulations of the C-4 District were recently amended to allow freestanding and illuminated signs, Mr. Noble stated that the Jackson Park Historic District encompasses other zoning districts, some of which have permitted internally illuminated signs for many years. Commissioner Mozena stated he thought the signs presented were attractive, but that he did not think that signs made from plastic were appropriate for a historic district. He felt there were better ways to develop signage for historic districts, He noted that Dempsey's Restaurant, which is located next door to the bank, had recently submitted an application for a new externally lit Minutes - Historic Preservation Commission February 17, 2000 Page 3 aluminum sign which was approved by the Commission, and that they had done a good job with their sign, Ms, Hudson reported that most of the bank's proposed freestanding signage is not plastic and the amount of plastic in the sign can be held to a minimum. Mr. Schultz reported film strips can be added to control the amount of light emanating from the sign, Commissioner Bradford asked for the dimensions of the proposed signs, Mr. Schultz referred the Commission to the sketches included in the packet and reported that the freestanding sign is 8' x 7'3" in size, Commissioner Bradford also noted that in the Jackson Park Historic District, there appears to be three signs located on properties zoned C-4 that are smaller in size. Ms. Hudson reported that there is enough space for the proposed freestanding sign, and that this sign is smaller than the American Trust monument sign located across the street from where this sign is proposed to be located, Motion by Greenfield, seconded by Bradford, to approve the Certificate of Appropriateness for the three signs as submitted, Motion was denied by the following vote: Aye: Guinn and Greenfield; Nay: Gibbs, Bradford, Mozena and Kringle, DESIGN REVIEW\200 MAIN STREET: Application of Iowa Wireless Services for a Certificate of Appropriateness to install 3 pair of communication antennas and 2 two-foot diameter micro dishes on the roof of the Julien Inn, located at 200 Main Street in the Old Main Historic Preservation District. Andy Anderson, representative of Iowa Wireless, reported this project involves installing three sets of antennas and two micro dishes on the roof of the Julien Inn, Mr. Anderson referred to the drawings and explained where the microwave dishes and antennas would be installed, Mr. Anderson stated that they must use microwave dishes because U,S. West cannot provide a fiber optic hookup to this site for at least six months, Commissioner Guinn asked about the size of the antennas. Mr. Anderson reviewed the dimensions of the antennas, as well as the shape and proposed color, Motion by Kringle, seconded by Greenfield, to approve the application, Motion carried by the following vote: Aye: Bradford, Guinn, Gibbs, Greenfield, Kringle, and Mozena; Nay: None, DESIGN REVIEW\1255-57 LOCUST STREET & 1299 LOCUST STREET: Application of Boys and Girls Club of Dubuque for a Certificate of Appropriateness to construct an addition to the south side of the existing facility and construct a connection to the adjacent Mcintyre Building located at 1255-57 Locust Street and 1299 Locust Street in the Jackson Park Historic Preservation District. Planning Services Department 50 West 13th Street Dubuque, Iowa 52001-4864 (319) 589-4210 (319) 589-4149 FAX HISTORIC PRESERVATION COMMISSION CERTIFICATE OF APPROPRIATENESS NOTICE OF DECISION--DENIAl i5~ ~~~ APPLICANT: American Trust & Savings Bank LOCATION: 901 Locust Street DISTRICT: Jackson Park DATE OF PUBLIC MEETING/DECISION: December 16, 1999 The Historic Preservation Commission of the City of Dubuque, Iowa hereby renders and gives notice of its decision whether to grant a certificate of appropriateness on the above-captioned application in conformance with Section 25 of the Historic Preservation Ordinance, APPLICATION: The applicant seeks to install a freestanding sign and two wall signs, PUBLIC MEETING: After notice, as required by law, a Public Meeting was held on December 16, 1999, Minutes of the meeting and copies of materials submitted in evidence are on file in the Office of Planning Services, City Hall, Dubuque, Iowa, FINDINGS: Based on the specific information presented at the Public Meeting and contained in the application, and in accordance with the applicable standards in the Historic Preservation Ordinance, the Commission makes the following findings: 1) Standards for review set forth in Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa have not been met; and 2) The proposed signage was not in keeping with the materials and style typical of historical signs, DECISION: By a vote of 2 to 2, as indicated in the minutes, the Historic Preservation Commission denies the request due to a lack of a majority vote, THEREFORE: Pursuant to Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa, the Commission denies permission to the City of Dubuque and its designated representative(s) to issue the regulated permit(s) required to complete the approved project, APPEAL: Section 25-11 of the Historic Preservation Ordinance states that "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 --------------- Service People Integrity Responsibility Innovation Teamwork Notice of Decision Historic Preservation Commission the date of notice of the Commission's action, 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, On appeal, the City council shall consider only the record of the action before the Commission, No new matter may be considered. The City council shall consider whether the Commission has exercised its powers and followed the guidelines established by law and the Historic Preservation Ordinance (this chapter), and whether the Commission's actions was patently arbitrary or capricious, The City Council may affirm or reverse the Commission's action, or may refer the matter back to the Commission for 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, 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," Filed in the Office of the Planning Services Department on the 22nd day of December, 1999, Planning Services Department 50 West 13th Street Dubuque, Iowa 52001-4864 Phone (319) 589-4210 Fax (319) 589-4149 D~ ~~~ HISTORIC PRESERVATION COMMISSION CERTIFICATE OF APPROPRIATENESS NOTICE OF DECISION APPLICANT: American Trust & Savings Bank LOCATION: 901 Locust Street DISTRICT: Jackson Park DATE OF PUBLIC MEETING/DECISION: February 17, 2000 The Historic Preservation Commission of the City of Dubuque, Iowa hereby renders and gives notice of its decision whether to grant a Certificate of Appropriateness on the above-captioned application in conformance with Section 25 of the Historic Preservation Ordinance. APPLICATION: The applicant seeks to install two illuminated wall signs and one illuminated freestanding sign, PUBLIC MEETING: After notice, as required by law, a Public Meeting was held on February 17, 2000, Minutes of the meeting and copies of materials submitted in evidence are on file in the Office of Planning Services, City Hall, Dubuque, Iowa. FINDINGS: Based on the specific information presented at the Public Meeting and contained in the application, and in accordance with the applicable standards in the Historic Preservation Ordinance, the Commission makes the following findings: 1 ) Standards for review set forth in Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa have not been met; and 2) That the proposed signage, particularly the material and means of lighting, is not appropriate for a historic district because this property is a gateway to the Jackson Park Historic Preservation District; and 3) That the proposed signage is not appropriate according to "The Secretary of the Interior's Guidelines for Historical Structures", which states that alterations, new construction or architectural features protect the historic integrity of the property and its environment, DECISION: By a vote of 4 to 2, as indicated in the minutes, the Historic Preservation Commission denies the request. THEREFORE: Pursuant to Chapter 25 of the Code of Ordinances of the City of Dubuque, Iowa, the Commission denies permission to the City of Dubuque and its Servi,e People Integrity Responsibility Innovation Team work Notice of Decision Historic Preservation Commission designated representative(s) to issue the regulated permit{s) required to complete the approved project, APPEAL: Section 25-11 of the Historic Preservation Ordinance states that "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, 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. On appeal, the City council shall consider only the record of the action before the Commission. No new matter may be considered. The City council shall consider whether the Commission has exercised its powers and followed the guidelines established by law and the Historic Preservation Ordinance (this chapter), and whether the Commission's actions was patently arbitrary or capricious. The City Council may affirm or reverse the Commission's action, or may refer the matter back to the Commission for 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. 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," Filed in the Office of the Planning Services Department on the 18th day of February, 2000. . . . Notice of Decision Historic Preservation Commission designated representative(s) to issue the regulated permit(s) required to complete the approved project, APPEAL: Section 25-11 of the Historic Preservation Ordinance states that "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. 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, On appeal, the City council shall consider only the record of the action before the Commission, No new matter may be considered. The City council shall consider whether the Commission has exercised its powers and followed the guidelines established by law and the Historic Preservation Ordinance (this chapter), and whether the Commission's actions was patently arbitrary or capricious. The City Council may affirm or reverse the Commission's action, or may refer the matter back to the Commission for 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, 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," Filed in the Office of the Planning Services Department on the 18th day of February, 2000, § 25,6.11 DUBUQUE CODE Sec. 25-6.11. Mathias Ham House Landmark. The property hereinafter described is hereby des- ignated as a landmark, according to the provi- sions of this chapter, to wit: The building situated on Lot 1 of Lot 531 Ham's Addition, commonly known as 2241 Lincoln Av- enue, (Ord, No, 22-93. § 1, 5-3-93) Sec. 25-6.12. Shot Tower. The property hereinafter described is hereby des- ignated as a landmark, according to the provi- sions of this chapter, to wit: The Shot Tower structure situated on River Front Sub 1, located at terminus of Commercial Street, (Ord, No, 22-93, § 1, 5-3-93) Sec. 25.7. Demolition of landmarks, land. mark sites or structures in historic districts; certificate of economic hardship. Demolition of landmarks, landmark sites or structures within historic districts is prohibited unless, upon application and after hearing, the commission issues a certificate of economic hard- ship pursuant to section 25-9(h) of this chapter, (Ord, No, 46-90, § 1, 5-21-90) Sec. 25-8. Alteration oflandmarks,landmark sites or structures in .historic dis- tricts; determination of no mate. rial effect; certificate of appropri- ateness; certificate of economic hardship. (a) Mter designation of a landmark, landmark site or historic district by the city council, any proposed alteration or activity which will affect a landmark, landmark site or structure or site within any historic district, and for which a reg- ulated permit is required, shall be reviewed by the historic preservation commission; however, nothing in this chapter shall be construed to pre- vent ordinary maintenance or repair of any land- mark, landmark site or structure or site within a historic district where such maintenance or re- pair does not involve a material change of appear- Supp. No. 15 ance which necessitates issuance of a regulated permit as herein derIDed. (b) No regulated permit may be issued prior to review by the commission, (c) Upon review, the commission shall have the authority to take the following actions: (1) Authorize the proposed project; determina- tion of no material effect. a, If an application submitted to the com- mission demonstrates compliance with the "Secretary of Interior's Standards for Historic Preservation Projects," Washington, D.C., 1979, and the "Sec- retary of the Interior's Standards for Rehabilitation and Guidelines for Re- habilitating Historic Buildings," W ash- ington, D.C, (Revised 1983), established by this chapter and, pursuant to the bylaws adopted by the commission, a determination may be made that such work or activity would: 1. Not result in a material change in appearance; or 2. Not be visible from the public way, b. The city manager or city manager's des- ignee shall make such determination and may issue a determination of no material effect, which shall authorize the proposed work or activity to pro- ceed without commission hearing, (2) Approve the proposed project; certificate of appropriateness. a, The commission shall issue a certifi- cate of appropriateness if, upon appli- cation and after hearing, it fmds: 1. That the property owner or the property owner's representative has established that the proposed alteration or activity complies with the standards for review set forth by this chapter and regulated by the commission and conforms to the purpose and intent of this chapter; and 2, That creating, changing, de- stroying or affecting the exterior 1520 HISTORIC PRESERVATION architectural features of the struc- ture, improvement or site upon which the work is to be done will not have a substantial adverse ef- fect on the aesthetic, historic or ar- chitectural significance and value of either the property itself or of the neighboring improvements in a district. b, The issuance of a certificate of appro- priateness shall enable the applicant to obtain a regulated permit and to pro- ceed with the proposed alteration or ac- tivity, (3) Disapprove the proposed project; certificate of economic hardship, The commission shall issue a certificate of economic hardship, upon application or upon its own motion, if: a. A certificate of appropriateness has been denied; and b,_. The commission determines that disap- proval of the proposed work or activity would prevent the property owner from earIÚng any reasonable economic re- turn from the property, (d) The building official, city engineer or other local authorities shall not issue a regulated permit until there has been a determination of no mate- rial effect or a certificate of appropriateness or a certificate of economic hardship issued. (e) The transfer of a determination of no mate- rial effect, certificate of appropriateness or certif- icate of economic hardship from one structure, im- provement or site to another structure, improvement or site or from one person to an- other is prohibited, (f) Each determination of no material effect, cer- tificate of appropriateness or certificate of eco- nomic hardship issued under the provisions of this article shall expire and become null and void if the alteration, construction, repair, removal, dem- olition or excavation for which the determination of no material effect, certificate of appropriate- ness or certificate of economic hardship was is- sued is not initiated within one (1) year of its is- suance, (Ord. No. 46-90, § 1,5-21-90; Ord. No, 98-92, § 1, 12-7-92) Supp. No. 15 § 25,9 Sec. 25-9, Procedure for the review of plans; application for certificate of appro- priateness; application for certifi- cate of economic hardship. (a) Application for regulated permit shall be made to the appropriate city official. The applica- tion shall state or the appropriate city official shall determine that the proposed alteration, activity or demolition is to be done on a landmark, land- mark site or on a structure within a historic dis- trict, (b) Upon the fIling of such application, the ap- propriate city official shall notify the applicant that the matter must be reviewed by the historic preservation commission before a regulated permit can be issued. (c) A request for review by the commission of the proposed work, activity or demolition must be made by the applicant. Application for commis- sion review shall be fIled in the community and economic development department, (d) Unless otherwise mutually agreed upon by the applicant and the commission, the commis- sion shall meet within twenty-one (21) days after the filing of the application for commission re- view, The commission shall review the proposed project according to the duties and powers speci- fied in this chapter, In reviewing the proposed project, the commission may confer with the ap- plicant or the applicant's authorized representa- tive, The commission may require submission of such additional drawings, sketches, photographs or other exhibits as it deems reasonably neces- sary for consideration of the application. 1520,1 HISTORIC PRESERVATION (e) The commission shall approve or disapprove such plan, (0 If the proposed project is approved, the com- mission shall issue a certificate of appropriate- ness, (g) If the commission disapproves such proposed project, it shall state its reasons and shall transmit to the applicant a written record of its disap- proval. The commission may propose appropriate revisions of the applicant's proposal which, if adopted, would cause the commission to recon- sider 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) If the commission disapproves a proposed project, it may, upon application or on its own motion, consider issuing a certificate of economic hardship. (1) Upon application or motion for a certificate of economic hardship, the commission shall schedule a public meeting on that applica- tion or motion, (2) Data to be provided by the applicant, The commission may solicit expert testimony or require that the applicant for a certificate of economic hardship make submissions con- cerning any or all of the following informa- tion before rendering its decision: a. Estimate of the cost of the proposed con- struction, alteration, demolition or re- moval and an estimate of any addi- tional 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; b. A report from a licensed engineer or architect with experience in rehabili- tation as to the structural soundness of any structures and their suitability for rehabilitation; . c. Estimated market value of the prop- erty in its current condition; after com- pletion of the proposed construction, al- teration, demolition or removal; after any changes recommended by the com- Supp. No.4 1521 § 25-9 d. mission; and, in the case of a proposed demolition, after renovation of the ex- isting property for continued use; In the case of a proposed demolition, an estimate from an architect, devel- oper, real estate consultant, appraiser or other real estate professional expe- rienced in rehabilitation, as to the eco- nomic feasibility of rehabilitation or reuse of the ex.isting structure on the property; The amount paid for the property, the date of purchase and the person from whom purchased, including a descrip- tion of the relationship, if any, between the owner of record or the applicant and the person from whom the prop- erty was purchased, and any terms of fmanclng between the seller and buyer; If the property is income-producing, the annual gross income from the property for the previous two (2) years; 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; The remaining balance on any mort- gage or other fmanclng secured by the property and annual debt service, if any, for the previous two (2) years; All appraisals obtained within the pre- vious two (2) years by the owner or ap- plicant in connection with the pur- chase, fInancing or ownership of the property; Any listing of the property for sale or rent, price asked and offers received, if any, within the previous two (2) years; The assessed value of the property ac- cording to the two (2) most recent as- sessments; The amount of real estate taxes for the previous two (2) years and whether or not they have been paid; The form of ownership or operation of the property, whether sole proprietor- ship, for-profit or not-for-profit corpora- tion, limited partnership,joint venture or other; e. f, g, h. i. j, k. 1. m. § 25,9 DUBUQUE CODE n. Any other information considered nee. essary by the commission to make a determination as to whether the prop. erty does yield or may yield any rea- sonable economic return to the prop- erty owner(s), including but not limited to the income tax bracket of the own. er(s) or applicant(s) or of the principal investor(s) in the property, (3) Determination of economic hardship, The commission shall review all of the evidence and information required of an applicant for a certificate of economic hardship; and a, If the commission finds that disap- proval of the proposed work would pre- vent the property owner from earning any reasonable economic return from the property, the commission shall: 1. Immediately issue a certificate of economic hardship; or . 2. At its discretion, postpone, for a period not to exceed one hundred eighty (180) days, the issuance of a certificate of economic hardship, During this time, the commission shall investigate strategies which would allow the property owner to earn a reasonable economic return from the property, No regulated permit shall be issued during this time unless a certificate of appro- priateness has been secured, If, at the end of the one hundred eighty-day period, the commission, after a public meeting, finds that the property owner still cannot earn any reasonable economic re- turn from the property, it shall issue a certificate of economic hard- ship, If the commission finds, after initial re- view or after the one hundred eighty.day period of postponement, that the property owner has, in fact, earned or is able to earn a reasonable eco- nomic return from the property, then the commission shall deny the applica. Supp. No.4 b, tion for a certificate of economic hard- ship, (i) No regulated permit shall be issued autho- rizing a material change in appearance of a land. mark, landmark site or of a structure or site within a historic district until there is a determination of no material effect or a certificate of appropriate- ness or a certificate of economic hardship filed with the building official or the city official au- thorized to issue the necessary regulated permit. (j) In the event the commission disapproves of a proposed project, the notice of disapproval shall be binding upon the building official, city engi- neer or other local authority, and no permit shall be issued in such a case, (k) The failure of the commission to approve or disapprove an application for a certificate of ap- propriateness within sixty (60) days from the date of the filing of an application, unless an extension is agreed upon mutually by the applicant and the commission, shall be deemed to constitute ap- proval, unless within such sixty (60) days the com. mission has made a determination of economic hardship and has suspended its decision regarding a certificate of economic hardship pursuant to sub. section (h)(3)a,2, (Ord, No, 46-90, § 1, 5-21.90) Sec. 25-10. 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 signifi. cance, extent of previous alteration, use of orig- inal materials and quality of design of the ex- isting structure or site, Commission approval of a particular type of alteration or activity shall not establish a binding precedent for future commis. sion action, but may constitute an additional factor to be considered in subsequent design reviews in- volving the same type of alteration or activity, (b) "The Secretary of Interior's Standards for Historic Preservation Projects," Washington, D, C" 1979, and "The Secretary of the Interior's Stan- dards for Rehabilitation and Guidelines for Reha- bilitating Historic Buildings," Washington, D,C" 1522 HISTORIC PRESERVATION (Revised 1983), shall provide the guidelines by which the commission shall review an application for a certificate of appropriateness or certificate of economic hardship, and any subsequent revisions of these guidelines by the Secretary of the Inte- rior may be adopted by the commission, (c) The commission shall also be guided by any design standards specified in the ordinance or amendment designating the landmark, landmark site or historic district, (Ord. No, 46.90, § 1, 5-21.90) Sec. 25.11. Appeals from commission action. (a) An aggrieved party may appeal the commis- sion's action to the city council by filing a notice of appeal with the community and economic de. velopment department within thirty (30) days from the date of notice of the commission's action, (h) Upon filing of a notice of appeal, the com- munity and economic development 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 commis. sion, 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 the historic preservation ordinance [this chapter], and whether the commission's action was patently arbitrary or capricious, (e) The city council may aff'= 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 com. mission, (0 An Appellant who is not satisfied by the de- cision of tbe city council may appeal within sixty (60) days of the city council's decision to the Dis. trict Court for Dubuque County, pursuant to Iowa Code Section 303,34, (Ord, No, 46-90, § 1, 5.21-90) Supp, No.4 § 25,13 Sec. 25.12. Inspection. (a) Mter a certificate of appropriateness or cer. tificate of economic hardship has been issued and a regulated permit granted to the applicant, the building official, city engineer or other local au- thority may from time to time inspect the work authorized and shall take such action as is neces. sary 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 neces. sary to enforce compliance with the approved plans. (Ord, No, 46.90, § 1, 5.21-90) Sec. 25.13. Violations; penalties. It shall be unlawful for any person to disobey, omit, neglect or refuse to comply with any provi- sion of this chapter, and such person shall be sub- ject to the provisions of section 1.8 and sections 1.15 through 1-17 of the City of Dubuque, Code of Ordinances. (Ord. No, 46-90, § 1, 5.21.90) [The next page i. 15691 1523 THE SECRETARY OFTHE INTERIOR'S STANDARDS FOR REHABILITATION The (allowing Sinfilbrds nre 10 be npplied 10 spednc ,,'hn!>ililnlion projecls in 0 reosonable monner, Inking into considemlion economic and lechnical (eosibilily. (1) ^ property shall be used for its hisloric purpose or be ploced in a new use Ihat requires minimal change to the defining characteristics o( the building and its site and environment. (2) The hisloric character of a property shall be rd"i,..-d and preserved, The removal o( historic malerials or alteralion of features and spaces that characterize a property shall be avoided, 0) Each property shall be recognized as a physical rewrd of its lime, place, and use. Changes that creale a false sense of historical developmenl, such as adding conjectural fealures or architectural elements (rom olher buildings, shall nol be undertaken. (4) Most properties change over lime; Ihose changes Ihat have acquired hisloric significance in their own righl shall be retained and preserved. (5) Distinctive features, finishes, and construction lechniques or examples of craftsmanship that characterize a historic property shall be preserved. (6) Deteriorated hisloric feolures sholl be repaired rather than replaced, Where the severity of deterioration requires replacemenl of a distinctive fealore, Ihe new feature shall malch Ihe old in design, color, lexture, and olher visual qualities and, where possible, malerials. Replacement. of missing features sholl be subslantiated by documentary. physicol, or pictorial evidence. (7) Chemical or physical treatmenls, such as sandblasting, that cause damage 10 historic materials shall not be used. The surface cleaning of struc- tures, if appropriale, shall be undertaken using the genllesl means possible. (8) Significanl archeological resources affected by a project shall be protected and preserved, If such resources must be dislurbed, mitigation meas- ores shall be undertaken. (9) New additions, exterior alterations, or related new construction shall nol deslroy historic malerials Ihat characterize the property, The new work shall be differentiated from Ihe old and shall be compatible with the massing, size, scale, and architectural fealures 10 protect the historic integrity of Ihe property and ils 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 inlegrity of the hisloric property and its environment would be unimpaired. GUIDELINES FOR REHABILITATING HISTORIC BUILDINGS The Guidelines were inilially developed in 197710 help property owners, developers, and Federal managers apply the Secret"ry of the In- terior's "Standards for Rehabilitation" during the project planning stage by providing general design and technical recommendations. Unlike the Standards, the Guidelines are not codified as program requirements, Together with the "Standards for Rehabilitation" they provide a model process for owners, developers, and Federal agency managers to follow. It should be noted at the outset that the Guiddines are intended to assist in applying the Standards to projects generally; consequently, they are not meant to give case-specific advice or address exceptions or rare instances, For example, they cannot tell an owner or developer which features of their own historic building are important in defining the historic character and must be preserved-although examples are provid- ed in each section-or which features could be altered, if necessary, for the new use, This kind of careful case-by-case decisionmaking is best accomplished by seeking assistance from qualified historic preservation professionals in the planning stage of the project. Such professionals include architects, architectural historians, historians, archeologists, and others who are skilled in the preservation, rehaþilitation, and restoration of historic properties. The Guidelines pertain to historic buildings of all sizes, materiills. occupancy, and construction types; and apply to interior and exterior work as well as new exterior additions. Those approaches, treatments. and techniques that are consistent with the Secretary of the Interior's "Standards for Rehabilitation" are listed in the "Recommended" column on the left; those approaches, treatments. and techniques which could adversely affect a building's historic character are listed in the "Not Recommended" column on the right. To provide clear and consistent guidance for owners, developers, and federal agency managers to follow, the "Recommended" courses of ac- tion in each section are listed in order of historic preservation concerns so that a rehabilitation project may be successfully planned and com- pleted-one that, first, assures the preservation of a building's important or "character-defining" architectural materials and features and, second, makes possible an efficient contemporary use, Rehabilitation guidance in each section begins'with protection and maintenance, that work which should be maximized in every project to enhance overall preservation goals. Next, where some deterioration is present, repair of the building's historic materials and features is recommended, Finally, when deterioration is so extensive that repair is not possible, the most problematic area of work is considered: replacement of historic materials and features with new materials, To further guide the owner and developer in planning a successful rehabilitation project, those complex design issues dealing with new use re- quirements such as alterations and additions are highlighted at the end of each section to underscore the need for particular sensitivity in these areas, Identify, Retain, and Preserve The guidance that is basic to the treatment of all hisloric buildings-IdentIfyIng, retaInIng. and pre.ervlng the form and detailing of those architectural materials and features that are important in defining tile Iristorie character-is always listed first in the "Recommended" column. The parallel "Not Recommended" column lists the types of actions that are most apt to cause the diminution or even loss of the building's historic character. 11 should be remembered, however. that such loss of character is just as often caused by the cumulative effect of a series of actions that would seem to be minor interventions, Thus, the guidance in all of the "Not Recommended" columns must be viewed in that larger context, e,g" for the total impact on a historic building, Protect and Maintain After identifying those materials and features that are important and must be retained in the process of rehabilitation work, then protecting and maintaining them are addressed, Protection generally involves the least degree of intervention and is preparatory to other work, For example, protection includes the maintenance of historic material through treatments such as rust removal, caulking, limited paint removal. and re-application of protective coatings; the cyclical cleaning of roof gutter systems; or installation of fencing, protective plywood, alarm systems and other temporary protective measures. Although a historic building will usually require more extensive work, an overall evalua- tion of its physical condition should always begin at this level. Repair Next, when the physical condition of character-defining materials and features warrants additional work repairing is recommended, Guidance for the repair of historic materials such as masonry, wood, and architectural metals again begins with the least degree of interven- tion possible such as patching, piecing-in, splicing, consolidating, or otherwise reinforcing or upgrading them according to recognized preser- vation methods, Repairing also includes the limited replacement in kind-or with compatible substitute material-of extensively deteriorated or missing parIs of features when there are surviving prototypes (for example, brackets, dentils, steps, plaster, or portions of slate or tile roof- ing). Although using the same kind of material is always the preferred option, substitute material is acceptable il the form and design as well as the substitute material itself convey the visual appearance of the remaining parts of the feature and finish, Replace Following repair in the hierarchy, guidance is provided for replacing an entire character-defining feature with new material because the level of deterioration or damage of materials precludes repair (for example, an exterior cornice; an interior staircase; or a complete porch or storefront). If the essential form and detailing are still evident so that the physical evidence can be used to re-establish the feature as an in- tegral part of the rehabilitation project, then its replacement is appropriate. Like the guidance for repair, the preferred option is always replacement of the entire feature in kind, that is, with the same material..Because this approach may not always be technically or economical- ly feasible, provisions are made to consider the use of a compatible substitute material. It should be noted that, while the National Park Service guidelines recommend the replacement of an entire character-defining feature under certain well-defined circumstances, they I/el'er recommend removal and replacement with new material of a feature that-although damaged or deteriorated-could reasonably be repaired and thus preserved, Design for Missing Historic Features When an entire interior or exterior feature is missing (for example, an entrance, or cast iron facade; or a principal staircase), it no longer plays a role in physically defining the historic character of the building unless it can be accurately recovered in form and detailing through the proc- a series of actions that would seem to be minnr interventions, Thus, the guidance in nil of the "Not Recommended" columns must be viewed in that larger context, e.g" for the total impact on a historic building. Protect and Maintain After identifying those materials and features that are important and must be retained in the process of rehabilitation work, then protecllng and maintaining them are addressed. Protection generally involves the least degree of intervention and is preparatory to other work, For example, protection includes the maintenance of historic material through treatments such as rust removal, caulking, limited paint removal, and re-application of protective coatings; the cyclical cleaning of roof guller systems; or instaJlation of fencing, protective plywood, alarm systems and other temporary protective measures, Although a historic building will usually require more extensive work, an overall evalua- tion of its physical condition should always begin at this level. Repair Next, when the physical condition of character-defining materials and features warrants additional work repairing is recommended. Guidance for the repair of historic materials such as masonry, wood, and architectural metals again begins with the least degree of interven- tion possible such as patching, piecing-in, splicing, consolidating, or otherwise reinforcing or upgrading them according to recognized preser- vation methods. Repairing also includes the limited replacement in kind-or with compatible substitute material-of extensively deteriorated or missing paris of features when there are surviving prototypes (for example, brackets, dentils, steps, plaster, or portions of slate or tile roof- ing). Although using the same kind of material is always the preferred option, substitute material is acceptable if the form and design as well as the substitute material itself convey the visual appearance of the remaining parts of the feature and finish, Replace Following repair in the hierarchy, guidance is provided for replacing an entire character-defining feature with new material because the level of deterioration or damage of materials precludes repair (for example, an exterior cornice; an interior staircase; or a complete porch or storefront). If the essential form and detailing are still evident so that the physical evidence can be used to re-establish the feature as an in- tegral part of the rehabilitation project, then its replacement is appropriate, Like the guidance for repair, the preferred option is always replacement of the entire feature in kind, that is, with the same material. Because this approach may not always be technically or economical- ly feasible, provisions are made to consider the use of a compatible substitute material. It should be noted that, while the NationalPMk SNvice guidelines recommend the replacement of an entire character-defining feature under certain well-defined circumstances, they /lcpcr recommend removal and replocement with new material of a feature that-although damaged or deteriorated-could reasonably be repaired and thus preserved. Design for Missing Historic Features When an entire interior or exterior feature is missing (for example, an entrance, or cast iron facade; or a principal staircase), it no longer plays a role in physically defining the historic character of the building unless it can be accurately recovered in form and detailing through the proc- ess of carefully documenting the historical appearance. Where an important architectural feature is missing, its recovery is always recom- mended in the guidelines as the first or preferred, course of action. Thus, if adequate historical, pictorial. and physical documentation exists so that the feature may be accurately reproduced, and if it is desireable to re-establish the feature as part of the building's historical ap- pearance. then designing and constructing a new feature based on such information is appropriate, However, a second acceptable option for the replacement feature is a new design that is compatible with the remaining character-defining features of the historic building, The new design should always take into account the size, scale, and material of the historic building itself and, most importantly, should be clearly diF- Ferentiated so that a false historical appearance is not created, Alterations/ Additions to Historic Buildings Some exterior and interior alterations to the historic building are generally needed to assure its continued use, but it is most important that such alterations do not radically change, obscure, or destroy character-defining spaces, materials, features, or finishes. Alterations may in- clude providing additional parking space on an existing historic building site; culling new entrances or windows on seconda'ry elevations; in- serting an additional floor; installing an entirely new mechanical system; or creating an atrium or light well, Alteration may also include the selective removal of buildings or other Features of the environment or building site that are intrusive and therefore detract From the overall historic character, The construction of an exterior addition to a historic building may seem to be essential for the new use, but it is emphasized in the guidelines that such new additions should be avoided, if possible, and considered only after it is determined that those needs cannot be met by altering secondary, Le" non character-defining interior spaces, If, after a thorough evaluation of interior solutions, an exterior addition is still judged to be the only viable alternative, it should be desiRned and constructed to be clearly differentiated from the historic building and so that the character-defining features are not radically changed, obscured, damaged, or destroyed, Additions to historic buildings are referenced within specific sections of the guidelines such as Site, Roof, Structural Systems, etc., but are also considered in more detail in a separate section, NEW ADDITIONS TO HISTORIC BUILDINGS. Health and Safety Code Requirements; Energy Retrofitting These sections of the rehabilitation guidance address work done to meet health and saFety code requirements (for example, providing barrier- free access to historic buildings); or retrofilling measures to conserve energy (for example, installing solar collectors in an unobtrusive loca- tion on the site). Although this work is quite oflen an important aspect of rehabilitation projects, it is usually not part of the overall process of protecting or repairing character-defining features; rather, such work is assessed for its potential negative impact on the building's historic character, For this reason, particular care must be taken not to radically change, obscure, damage, or destroy character-defining malerials or features in the process of rehabilitation work to meet code and energy requirements, ,,~-.9 "Œ-Z "g II .., ~ Q; 8 1- '> "" " ~ ] ~, -,¡ :, ~': " , ~ i c ø.. .- en "':3 CI)~ Er- e +- ,,2-.£ "G-.v I -+ "G-.v ,,¡-,L E ~ " 'Š ~ -; 1 'c .to ~ '" ~ :;: .' 9"~' ._-~~~.'].. ~..........--......~,f;~7::.f" '" ....'~'.'..-..'...'...'-.-.-.'.--...'.....~...'..'.'....'..-.'..".'..-...' ~'~-' C'~',--~:'-::~ I"G-,L I ..9-,9 -L :g F: §5' 0\ .-"'" ol";è ~ II 012 Jj~~~~ ..... '" ~ '-'.. ..ë~'" ¡J,,¡¡~6'" '" 11 Íii J¡j'" .. U",A",'::¡.ð' ~ ~ Í!<!,j' 1'-"~'11 j~~&t'¡Ü! mW1Hi' ,«"h"A" j'¡-3i-"~~'l " 'î]:n!Ü!h 8 Î-¡-'i I "'" 0 [..¡-n~ ¡H~: N -','¡". 8-1 ,'HmiH."t ~m.~!nh "n;' "I ,- Iw!nþ~ ,- H§,i'I. <~ ,h t " v; .£j~~~ >~.~ ~ h~D "",~g d'~- Vj ,,¡¡;;;~ f:'~ 1;~i ~, ~ ~~.] ~~ b;;;~ r;3 ~~~~ !!iu §~~ ;b ~ "'~] "0.;615 H~~ ~ ~ ~.~ ~¡1n" ;:, ~..E' ~ .~ "g ¡; ". ~ ~ 'J: "0 eX.::: 9 I! ~ ~ "" g So <i,.g E " ,,:=: ~ .gf~ .~ ;: ~ ~ .~.~ Ed ~ J¡" ~§6," ¡;-;;5~ -"'" c..- jj¿~ ¡;::, ~ 11 g g, >. 0 :.Q~':; ~~ [!§ v ~ ~ '" C~-'" -"" .= ..... " ~ -~.D '?1 ~ §¡" !~ ,~;:. olE "119" .. E&,~~,,*, <~, " g::-§gB; ð]ã¿j~~ i~ ¡i>Ï>'~ U¡H"I'-j! ird~"'J h,' .' ~ i." #"~ ",~.,~ !HmH. !h ~ lid1i',~!' g: ~1W{¡W! ~ .",¡,."g, ~ ¡H!~.!"'~' " PPdt~~.. ('; ~1,~<~,id~ 0 ,~n. ~."><' (I t'PdH~1 11 ~ih!it "11-' ~' " .~ 2 ~ ~ ~~~~ o~:eo~ 0;8"'" n :~~2 !::: ];S"'-~ ~ H~~ ¡.~ . ,~= r;3 ~~~Ë t::= 0 . ,..... -+-I ~ > (],) - ~ -C -+-I $-¡ 0 Z t::= 0 .,..... -+-I ~ > (],) - ~ -C -+-I ~ 0 Cf'J ) 00 ? Zoning Districts p:;1 R ~ -4 § OR ~ OS ~ C-4 !l N 0 , 400 Feet 200 - \- ~ Si "...", --> Lower Main District D' A' G' I ' 9 ~() ~L:: () "',',,'~ IJ """""",~.;'.~~:"""" Úlv~ <J O~1v "Si .'"~ 0 m z - ~ r ~ m 0 c z ^ z 0 :E z \ ::3 - p' - - - 'II - - .< .". . .' '\ >: -- ::::::' ; '::H\: \: >;:;.' ~ ,'"" \..... Zoning Districts ~ g:~ fj, N 0 I 100 200 Feet I ¿() ¿¡ ~ "..0" B . . :~ning Districts W R-3 ~ OR om OC ~ OS . C-3 ~ C-4 c:/D \3 ~ N I : ; : ¡ . 1 : ; ; 0 I 200 400 Feet I ~ ~ST --