Landmarks Board City of Springfield – Historic City Hall, Council Chambers, 3Rd Floor 830 Boonville Avenue

Landmarks Board City of Springfield – Historic City Hall, Council Chambers, 3rd Floor 830 Boonville Avenue

February 26, 2020 5:30 p.m. I Roll Call

II Minutes February 12, 2020

Paden Chambers (Chair) III Unfinished Business Commercial Street Representative A. Certificate of Appropriateness (none) B. Certified Local Government Review (none) Richard Crabtree (Vice-Chair) C. Pre-Application Review (none) Real Estate Representative IV New Business Layne Hunton A. Certificates of Appropriateness (none) Architect Representative B. Certified Local Government Review (none)

C. Pre-Application Review (none) Paul Lewis D. Local Historic Site Nomination Review (none) Historian Representative

Kent Brown V Communications Mid-Town Representative VI Reports Vacant A. Report on committees (none) Walnut Street Representative B. Application (none) C. Demolition Kaitlyn McConnell a. Investigate demolition review for private structures of 50+ years At-Large Representative D. Historic Sites and Districts Randall Allen a. Jefferson Avenue Footbridge At-Large Representative b. Potential Local Nominations E. Communications (none) Adam Letterman F. Awards and Recognition At-Large Representative G. Design Guidelines a. Commercial Street Design Guidelines update/adoption

H. Administrative approval of C of A’s

VII Any other matters that fall under the jurisdiction of the Board

VIII Adjournment

Note: In accordance with ADA guidelines, if you need special accommodations when attending any City meeting, please notify the City Clerk’s office at 864-1443 at least 3 days prior to the scheduled meeting.

Development Review Staff Report

LANDMARKS BOARD HEARING: FEBRUARY 26, 2020

CASE: Commercial Street Historic District Design Guidelines

STAFF: Michael Sparlin, 864-1091

STAFF RECOMMENDATIONS: Approve

PROPOSED MOTION: Move to approve the Commercial Street Historic District Design Guidelines with amendment to remove “5.3.2 Guideline as written.”

SUMMARY OF REQUEST:

Staff is requesting that the Landmarks Board recommend adoption the updated Commercial Street Historic District Design Guidelines to City Council. BACKGROUND:

The Commercial Street Historic District is located in the 400 block of West Commercial Street to the 500 block of East Commercial Street, between Lyon Avenue and Washington Avenue.

The Commercial Street Historic District Development Plan was adopted in July 1982 which contained the original Design Guidelines.

The Design Guidelines, along with the Secretary of Interior’s Standards, provide the basis for decisions by the Landmarks Board regarding exterior alterations to historic properties located within the District. The guidelines are used by applicants and their architects and contractors to submit project proposals for evaluation and approval. The guidelines serve to both preserve the historic significance and character of the District and to facilitate economic revitalization.

In the Fall of 2016, the Landmarks Board initiated updating the Commercial Street Design Guidelines and identified a Historic Preservation Fund (HPF) Grant administered by the Missouri State Historic Preservation Office that would fund the work of an Historic Architect to assist in drafting the update, at a forty (40) percent local and sixty (60) percent match. Commercial Club sent a letter to City Council members that outlined the need and their support of updating the Design Guidelines. City Council allocated funds for the HFP grant in the Fiscal Year 2018 and authorized the application and acceptance of the grant in August 2017. The Landmarks Board applied for the HPF Grant in August 2017 and was awarded the grant. The City entered into a Financial Assistance Agreement with Missouri Department of Natural Resources in September 2018.

In March 2019, H3 Studio, Inc. was hired to assist the City and the Landmarks Board with drafting updated design guidelines. As part of the grant requirement, city staff and the Landmarks Board selected members to form a “workgroup” to inform the consultant’s work in updating the design guidelines. The workgroup included eight (8) members from Commercial Club, district merchants/business owners, Landmarks Board members and city staff.

In the Summer of 2019, H3 Studio, Inc. conducted three (3) workgroup meetings and three (3) Landmarks Board public hearing meetings to show the progress of the updated design guidelines and allow for public comment. A webpage was also created for the public to give updates, review drafts of the with the progress of the document and post the public Development Review Staff Report meeting schedule. Postcards were sent to the historic district property owners and physical addresses and news releases published on the City’s website were published. ANALYSIS:

The updated Design Guidelines retain many of the same recommendations as the 1983 guidelines. However, a few areas to key additions and revisions have been made:

• A web-based document for easy viewing online, the most common the guidelines are viewed. • The addition of a “Review Process Overview” and “Project Approval Matrix” which is intended to explain the approval process for the specific alteration being proposed. • The addition of “Commercial Street Overview”, “History of Commercial Street”, and the “Periods of Historic Significance” that exist in the historic district with color photographs of each period. • Addition a new section titled, “District Urban Design Principles” which provides recommendations to reinforce and further the overall character and sense of place of the District. • Updated guidelines to the individual building with color photographs to illustrate the guideline. • Updated guidelines to windows, which addresses the use of aluminum exterior cladded window, a new building product that is widely used. • Addition a new section titled, “New Construction Guidelines” which provides guidance on in-fill construction as there are a few vacant lots within the district. • Addition of a new section titled, “Glossary of Terms” which defines commonly use terms in the document and in historic preservation and rehabilitation. • Addition of a new section titled, “List of Contributing & Non-Contributing Structures.”

Staff is recommending to amendment the updated design guidelines to remove “5.3.2 Guideline - For all new buildings and/or additions greater than one (1) story in height, the upper floor(s) shall be private or semi-private with office or residential uses.” This guideline is a land use regulation that the Landmarks Board does not have authority to regulate. The zoning district regulates land use and permitted uses.

STAFF COMMENTS: 1. Staff recommends adoption of the updated Commercial Street Historic District Design Guidelines with an amendment to remove “5.3.2 Guideline - For all new buildings and/or additions greater than one (1) story in height, the upper floor(s) shall be private or semi-private with office or residential uses.”

Commercial Street Historic District Design Guidlines

City of Springfield, MISSOURI JULY 2019 Mary Collette Holland Wilson William Angle Erin Hudson Kent Brown Justin Stanek Chambers Paden Michael Sparlin Kaitlyn McConnell Justin Stanek Kent Brown Paden Nancy Crandall Paul Lewis Layne Hunton Gary Bishop Richard Crabtree Acknowledgments Guide Landmarks Board Chambers

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District business&propertyowner District professional District business&propertyowner Environmental Solutions&Innovations,Inc. Cultural ResourceManager Landmarks Board Landmarks Board Landmarks Board,CommercialStreetRepresentative Senior CityPlanner At-Large Representative At-Large Representative Mid-T Commercial StreetRepresentative At-Large Representative Historian Representative Architect Representative W Real EstateRepresentative alnut StreetRepresentative g own Representative Group , CityofSpringfield , Equal Opportunity, U.S.DepartmentoftheInterior, Washington D.C.20240. religion, sex,age,handicap,orethnicity. For moreinformation,writetotheOfficeof contents bythegrantor. Federallawsprohibitdiscriminationonthebasisofrace, the Interior, NationalParkService.Grantawardsdonotimplyanendorsement of Natural Resources,StateHistoricPreservationOfficeand the U.S.Departmentof This publicationispartiallyfundedbyagrantfromtheMissouri Departmentof Board onJune19,2019. The SavoyBallroom,forhostingtheGuidelinesWorking GroupandLandmarks Julia Pancoast Breihan, A.AIA Timothy SPE H3 S C tudio IA L T

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Acknowledgments ii Table ofContents 07 06 05 04 03 02 01 List of Contributing & Non-Contributing Structures...... 89 & Non-Contributing List ofContributing of Terms...... 79Glossary New ConstructionGuidelines...... 65 Guidelines...... 43 Building Individual Principles...... 33 Design Urban District District History&Character...... 21 Preamble &Introduction...... 7

T able of Contents iii 2.4. 2.3. trict History &Character...... 21 2.2. 2.1. 2.0. 1.9. 1.8. 1.7. 1.6. 1.5. 1.4. 1.3. eamble &Introduction...... 7 1.2. 1.1. 1.0. Detailed Section Listing

Periods Statement History Commercial Dis References...... 18 Limitations to Public RealmImprovements...... 17 Ongoing Historic Preservation Commercial Purpose andOverviewofthe Approval W Purpose Pr orking with the Landmarks Board...... 8 orking withtheLandmarks of Commercial Street...... 24 Commercial of of Historic Significance...... 28 Historic of and Overview of the Landmarks Board...... 8 Overview oftheLandmarks and Review and Update of Design Guidelines...... 17 Matrix...... 8 of Historic Significance...... 25 Historic of Street Design Guidelines...... 14 Design Street Street Overview...... 22 the Guidelines...... 17 Tax Credits...... 17 4.3. 4.2. 4.1. 4.0. 3.14. 3.13. 3.12. 3.11. 3.10. 3.9. 3.8. 3.7. 3.5. 3.4. 3.3. trict Urban Design Principles...... 33 3.2. 3.1. 3.0. 3.6.

W Additions Rehabilit Individual BuildingGuidelines...... 43 Color Streetscape Blaine Building P T Building W Corner Building Alignment...... Building Unity Periods Dis reatment of Open Lots...... 38 Open of reatment arking...... 39 indows...... 46 indows...... 37 ...... 35 ...... 41 Street Frontage...... 40 Street Sites...... 37 of Significance...... 34 of Widths and Spaces Between Buildings...... 37 Heights...... 36 ations...... 44 Loading and Service Areas...... 39 Service and Loading Materials...... 38 (Not PartofthePrimaryFaçade) and Public Realm...... 40 Public and ...... 45 ...... 36

Table of Contents iv 5.4. 5.3. w Construction Guidelines...... 65 5.2. 5.1. 5.0. 4.16. 4.15. 4.14. 4.13. 4.12. 4.11. 4.10. 4.9. 4.8. 4.7. torefronts...... 484.6. 4.5. 4.4. Detailed Section Listing (Continued)

Building Ground-floor Building Building Ne Exterior Signage. Periods Sustainability Building Maintenance Details A Building Secondary Primary Parapets S wnings & Marquees...... 55 & wnings and Decorative Elements...... 56 Decorative and of Significance...... 58 of Doors...... 53 Building Lighting...... 62 Building Height, Scale,andMassing...... 66 Siting...... 66 ...... 60 Materials...... 67 Materials...... 57 Rears...... 54 and Cornices...... 52 and Doors...... 53 and Upper-floor Configuration...... 67 Upper-floor and / Management...... 57 / and Energy...... 58 and ossary ofTerms...... 79 8.0. 7.0. 5.16. 5.14. 5.13. 5.12. 5.11. 5.10. 5.9. 5.8. 5.7. 5.6. 5.5. 5.15.

Non-Contributing Lis Gl Exterior Building Signage...... 75 Parking Details Decks A Building Secondary Doors...... 71 Primary Doors...... 70 Parapets andCornices...... 70 Storefronts...... 69 Windows...... 68 wnings & Marquees...... 72 wnings t ofContributing& and Exterior Staircases...... 73 Exterior and and Decorative Elements...... 74 Decorative and Rears...... 71 Structures...... 74 Lighting...... 77 Structures...... 89

Table of Contents v

01 Preamble & Introduction to historicpreservation;recommendingtheCityCouncil theadoptionof ally-significant properties;recommendingplansand policies withregard Board istaskedwithsurveyingandidentifyinghistorically- andarchitectur- protection, andpreservationofhistoricsitesintheCity ofSpringfield. Commission, ParkBoard,andCityManagerrelating to theidentification, The BoardprovidesadvicetotheCityCouncil,Planning andZoning with thepassageofZoningOrdinance. Board andtheHistoricSitesBoard,whichweremerged onJune14,1993 Board isthesuccessortotwopreviousBoards,Historic DistrictReview public throughpreservation,protection,andregulation. The Landmarks districts fortheeducational,cultural,economic,andgeneralwelfareof the creationanduseofhistoricsites,landmarks, The CityofSpringfieldLandmarksBoard’s purposeistohelppromote historic districts, andhistoric sites in the Commercial demolition ofbuildingsorstructures located within reconstruction, alterations, restoration, or A permits—through theissuance ofaCertificate of R Landmarks Boar I 1.1. n 1979,theCityof ppropriateness (or“Cof eview Board) withpowers to approve ordeny

Board Purpose andOv S d (formerly theHistoric treet Historic S pringfield created the erview oftheLandmarks A ”)—f D or theerection, istrict, other S pringfield. D istrict The COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES responsible forreviewingandapprovingproposedprojects anddemolitions. oval Matrix required fromtheLandmarksBoard.Inthiscapacity, theLandmarksBoardis cluding theconstructionofnewbuildings),aCertificate of Appropriatenessis exterior workperformedonanexistingbuilding,orany exteriorsitework(in- For buildingslocatedwithintheCommercialStreetHistoric District,any 1.3. successful realization! on bestpracticesandthewaytomoveyourprojectthrougha Board, letusknowwhatyouarethinking,andwecanhaveaconversation plans arecomplete!SubmityoursketchesandideastotheLandmarks begin earlyinthedevelopmentofyourproject.Don’tjustwaituntil Consider yourrelationshipwiththeLandmarksBoardasaconversationto work withpropertyownerstoshepherdprojectsthroughcompletion. only anextrastepthatneedstocompleted,theLandmarksBoarddesires orking with theLandmarksBoard hesitate workingwiththeBoardorconsiderapprovalofprojectstobe opers workinginSpringfield’s historicdistrict.Whilepropertyownersoften The LandmarksBoardisagreatresourcetopropertyownersanddevel- 1.2. identity ofthehistoricdistrict. Design Guidelinesandcontributepositivelytotheoverallcharacter with propertyownersinhistoricdistrictstoensurethatprojectsmeetthe ordinances designatinghistoricsites,landmarks,anddistricts;working

Appr W

Preamble & Introduction 8 Figure 1.1.Review Process Overview Is thebuilding... REVIEW PROCESS OVERVIEW Contributing Contributing Non- doing? project are you What typeof Project Type Project Type Identify the Identify the (following (following pages) pages) required? Appropriateness Is aCertiﬁcate of Yes Yes No No permitted? Approval Is Administrative COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Yes Yes No No Board Hearing Landmarks • • • • prior to hearing building 10days Post notice on prior to hearing tion 15days Submit applica- the Board meeting with pre-application Schedule a Development Planning and Director of A from the Apply for aCof Appropriatness Certiﬁcate of available options. 36-353) for tions (Section Recommenda- III. Zoning Refer to Article Approved Denied Permit Demolition Building / Apply for abuilding permit from the Department of or demolition Development Services Building

Preamble & Introduction 9 Figure 1.2.Project Approval Matrix Decks Additions, Accessory Accessory Additions, Demolitions, Doors, not Awnings, color/material etc.) not Cornices, replacement and etc.) visible Awnings, newinstallation Cornices, newmaterials visible exterior no structures(sheds,garages, structures(sheds,garages, Cornices, repair primaryfaçadefrontage visible visible primaryfaçadefrontage fromthestreet structure partorall Action fromthestreet staircases, fromthestreet fromthestreet ofbuilding in change visible/not ‐kind

No Approval XX Administrative (Conditional) Contributing XX XX XX XX XX

Structures Landmarks X X X XX X X Board COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Application Recommended X X X X X Meeting Pre ‐ No Approval Non Administrative (Conditional) ‐Contributing X

Landmarks Structures X X X X Board Application Recommended X X X Meeting Pre ‐

Preamble & Introduction 10 Figure 1.2.Project Approval Matrix(continued) Gutters and Driveways/parking, Equipment/appurtenances Gutters and Exterior siding Exterior siding replacement Gutters and Doors, visible Fences and Driveways/parking, Driveways/parking, with materials/location Foundation downspouts, condensers, etc.) downspouts, kind newmaterials (brick,stucco,etc.),in downspouts, Action with (brick,stucco,etc.), kind landsape fromthestreet repair in newmaterials ‐kind repair replacement replacement repair replacement (antennnas, new walls repair ‐ in

‐ No Approval XX XX XX XX Administrative (Conditional) Contributing XX XX

Structures Landmarks X X X X XX XX Board COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Application Recommended X X X X Meeting Pre ‐ No Approval Non Administrative (Conditional) ‐Contributing X

Landmarks Structures X X X Board Application Recommended X X X Meeting Pre ‐

Preamble & Introduction 11 Figure 1.2.Project Approval Matrix(continued) Roof, replacementwith Roof, replacementwith Mechanical, electrical,and Paint, previously Lighting, Relocation not Roof, replacementin New visible visible Paint, color Repointing, exterior Construction repair/retrofit ofabuilding/structure Roof, repair fromthestreet Signage Action fromthestreet unpainted building change repair newmaterials newmaterials (Infill) ‐kind plumbing and masonry site

No Approval XX XX XX XX Administrative (Conditional) Contributing XX XX XX XX

Structures Landmarks XX X X X Board COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Application Recommended X X X Meeting Pre ‐ No Approval Non Administrative (Conditional) ‐Contributing X

Landmarks Structures X X Board Application Recommended X X Meeting Pre ‐

Preamble & Introduction 12 Figure 1.2.Project Approval Matrix(continued) Windows, Windows, Windows, Trim (Scrollwork,fascia,brickmould, Trim (Scrollwork,fascia,brickmould, Storm windows, etc.), repair/replacement Storefronts, replacement Storm windows, street, Storefronts, newmaterials street, etc.), newmaterials Storefronts, repair visible/not visible/not visible/not replacement street, newmaterials Action replacement repair newmaterials visible visible visible in ‐kind in in fromthe fromthe fromthe in ‐kind ‐kind ‐kind

No Approval XX Administrative (Conditional) Contributing XX XX XX XX

Structures Landmarks X X X X X Board COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Application Recommended X X X X X Meeting Pre ‐ No Approval Non Administrative (Conditional) ‐Contributing

Landmarks Structures X X X X X Board Application Recommended X X X X X Meeting Pre ‐

Preamble & Introduction 13 S36-353LABO) deId=VOLIILADECO_ ARTIIIZORE_DIV3ADENRE_ SDIICOBO_ municode.com/mo/ springfield/codes/land_development_code?no Springfield MunicipalCodeforadditionalinformation(https://library Refer to Article III.ZoningRegulations(Section36-353)oftheCity • • • may takethefollowingactions: In theeventthataCertificationof Appropriatenessisdenied,theapplicant different projecttypes. Approval Matrixforguidanceintheparticularapprovalprocess Refer toFigure1.1.ReviewProcessOverviewand1.2.Project

the LandmarksBoard. File anappealtotheBoardof Apply foraCertificateofEconomicHardship;or Landmarks Board; Change theapplicationandsubmitwith15daysofdenialby Adjustment within15daysofdenial - . COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES the desiretopreventcommonerrorsmadeinpreservationwork. Standardsforthe Treatmenttary oftheInterior’s ofHistoricPropertyand These guidelinesaredevelopedfromtwo(2)generalpremises:theSecre- decision. evaluated, andifdenied,theycanbegivenclearreasonsfortheBoard’ They canobservethestandardsbywhichtheirproposedactionswillbe and contractorscanidentifyrequirementsworktowardsmeetingthem. tion. Withguidelinesfordesignmadeclear, applicantsandtheirarchitects nificance andcharacteroftheDistricttofacilitateeconomicrevitaliza the LandmarksBoard. They areintendedbothtopreservethehistoricsig- These guidelinesareintendedtoprovidethebasisfordecisionmakingby 1.4.

Commercial Street DesignGuidelines Purpose andOv erview ofthe s -

Preamble & Introduction 14 3. 2. 1. 68.3 orthewebsiteofNationalParkService.) the standardsrelevanttootherthreecategories,see36CFR,Section rehabilitation projectsshouldcomplywiththefollowingtenstandards.(For convey itshistorical,cultural,orarchitecturalvalues.”Personsundertaking alterations, andadditionswhilepreservingthoseportionsorfeatureswhich process ofmakingpossibleacompatibleuseforpropertythroughrepair, rehabilitation. Rehabilitationisdefinedbythefederalgovernmentas“the majority ofprojectsdoneinSpringfieldhavefallenintothecategory tation available,andinterpretivegoals.”(36CFR,Section68.3) property’s significance,existingphysicalcondition,theextentofdocumen The categorydeemedappropriateforanygivenprojectsdependson“the categories -preservation,rehabilitation,restoration,andreconstruction of historicproperties,includingstructures. They aredividedintofour The federalgovernmenthaspromulgated34standardsforthetreatment t Th h

e e properties, willnotbeundertaken. such asaddingconjecturalfeaturesorelementsfrom otherhistoric and use.Changesthatcreateafalsesenseofhistorical development, Each propertywillberecognizedasaphysicalrecord ofitstime,place, spatial relationshipsthatcharacterizeapropertywillbe avoided. removal ofdistinctivematerialsoralterationfeatures, spaces,and The historiccharacterofapropertywillberetainedand preserved. and spatialrelationships. requires minimalchangetoitsdistinctivematerials,features,spaces, A propertywillbeusedasitwashistoricallyorgivenanewusethat S T reatment of Histori e c retary of t h e I nterior’s c

P roperties S tandards for The vast COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES The - 7. 6. 5. 4. 9. 10. 8.

be substantiatedbydocumentaryandphysicalevidence. and, wherepossible,materials.Replacementofmissingfeatureswill preserved. or examplesofcraftsmanshipthatcharacterizeapropertywillbe Distinctive materials,features,finishes,andconstructiontechniques own rightwillberetainedandpreserved. Changes toapropertythathaveacquiredhistoricsignificanceintheir unimpaired. form andintegrityofthehistoricpropertyitsenvironment wouldbe dertaken insuchamannerthat,ifremovedthefuture, theessential New additionsandadjacentorrelatednewconstruction willbeun- acterize theproperty destroy historicmaterials,features,andspatialrelationships thatchar- New additions,exterioralterations,orrelatednewconstructionwillnot Archeological resourceswillbeprotectedandpreservedinplace.Ifsuch using thegentlestmeanspossible. Chemical orphysicaltreatments,ifappropriate,willbeundertaken tive feature,thenewfeaturewillmatcholdindesign,color Where theseverityofdeteriorationrequiresreplacementadistinc- Deteriorated historicfeatureswillberepairedratherthanreplaced. resources mustbedisturbed,mitigationmeasureswillundertaken. its environment. and proportion,massingtoprotecttheintegrityof thepropertyand and willbecompatiblewiththehistoricmaterials,features, size,scale, historic materialswillnotbeused. . The newworkshallbedifferentiated fromtheold Treatments thatcausedamageto , texture,

Preamble & Introduction 15 4. 3. 2. 1. tion work: These Guidelinesseektopreventcommonerrorsthatoccurinpreserva- P P

reventin reservation Work—W because agingyellowsearlierpaints. Older colorsmayhavebeenbrighterthanwerealize, writesPhillips, result inmisleadingtonesbecauseoftheearlierpaint’ Scraping. Scrapingpaintsamplestothendevelopmatching colorsmay never was. replicas ofearlierperioddetails,andthebuildingbecomessomethingit earlier periodisnotrecommended. This resultsinthecreationofnew Removal ofelementsonehistoricperiodtocompletelyrestorean Making abuildingthatneverwas—creatingfalsesenseofhistory building elementsbeforedecidingwhatshouldbeeliminated. or anotherperiodisregardedasover-restoration.Studycarefullythe Stripping laterperiodadditionsofhistoricvaluetorestorepurelyone old, used,rough,orbumpyisnotreasonenoughforitsreplacement. Over-restoration oftrimmaterials.Becauseabuildingelementlooks material, shape.Beadetective. window openings,etc.,canallrevealinformationaboutsize,scale, its formercharacter. Paintlayers,remnantsoftrim,formerdoorand building’ Ignoring theevidenceinandaroundsiteindicatingaspectsof s formercharacter. The siteitselfmaytellyoumuchabout g Common

E rrors in h at N ot to

D o s agingprocess. . COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES 10. 9. 8. 7. 5. 6.

hard exteriorskin,acceleratingitsdeterioration. Sandblasting anddestructiverepointing.removesbrick’ spent fortheirtimecanimprove thevalueofoverallproject. researchers, andcontractorswhounderstandwhatis required;funds Not engagingprofessionals.Goodrestorationrequires designers, proposed renovationscopebeforemakingjudgments aboutactions. Not takingthetime.Developdataandunderstand structureand the beststudyandcare. tion candestroykeyhistoricaldata;oldbuildingsofany qualitydeserve Undertaking demolitionbeforegettingprofessionalhelp. Earlydemoli dies” aretobeavoided. document theconstructionofpiecetobereplicated;“poorparo required, thenewpieceshouldcloselyfolloworiginal.Carefully Designing poorreplicas.Wherematchingofamissingdetailis replaced. terials canbereconditionedthatinyearspastwouldhavehadto Assuming itcan’tbefixed.Duetotechnologicadvances,manyma Joints inHistoricBrickBuildings. Guidelines arecontainedinPreservationBrief#2,RepointingMortar Portland cementmortarisverydamagingtosofthistoricbrick.Mortar and sandmixturesworkwellwithsoftbricksstones.Modern than thebricksorstoneswhichareimbeddedinit: Thus theoldlime A basicprincipleinmasonryisthatmortarshouldalwaysbeweaker without damagingbrick. to leavemasonrypainted),thereexistchemicalswhichareeffective freezing andthawing.Ifitisdesirabletoremovepaint(itmaybefine can penetratethebrick,causingittobreakupincoldweatherdue This canallowwater - - - s

Preamble & Introduction 16 every ten(10)years,atminimum. ery five(5)years;andthattheBoardconductanupdate oftheGuidelines and auditoftheCommercialStreetHistoricDistrictDesign Guidelinesev- forward. ItisrecommendedthattheLandmarksBoard conductareview undertake regularreviewandongoingupdatestothe Guidelinesmoving years aftertheywereoriginallyestablished,theLandmarks Boardshould In thesamewaythatGuidelinesarenowbeingreviewedandrevised,37 all conditionoftheCommercialStreetHistoricDistrictevolvesovertime. their application,means,andmethodswillnecessarilychangeastheover- The intentandpurposeoftheDesignGuidelinesaretimeless;however 1.6. website athttps://ded.mo.gov/programs/business/historic-preservation. Credits, pleasevisittheMissouriDepartmentofEconomicDevelopment htm. ForfurtherinformationaboutMissouriStateHistoricPreservation Tax National ParksServicewebsiteathttps://www.nps.gov/tps/tax-incentives. information about Federal HistoricPreservation Tax Credits, please visitthe to explorethepossibilitiesofHistoricPreservation Tax Credits.Forfurther toric Preservation Tax Credits restorations withintheCommercialStreetHistoricDistrictareencouraged the rehabilitationofhistoricbuildings.Propertyownersperformingeligible Historic Preservation Tax Creditsprovideanimportantfinancialincentivein 1.5.

Design Guidelines Ongoing Re His view andUpdate of COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES , the functionandcharacterofCommercialStreetHistoricDistrict. departments andagenciestoensureaconsistentapproachenhancing the CityofSpringfieldPlanningDepartmenttocoordinatewithother Guidelines. As such,itistheresponsibilityofLandmarksBoardand er projectswithinthepublicrealm—donotconflictwithorcontradictthese sidewalks, crosswalks,streetscapeenhancements,trafficcontrol,andoth Street. Careshouldbetakenwithpublicworksimprovements—including public realmiscriticaltotheoverallcharacterandidentityofCommercial The relationshipandinterfacebetweentheprivatebuildingorlot 1.7. PublicRealmImprovements developers involved. decisions. Finalresultsdependonthesensitivityof designersandthe with ahistoricsetting. They merelyprovideaframeofreferencefordesign The guidelinesarenotaguaranteethatallconstruction willbecompatible economic development. balance ofactivities,etc.,mustbecarriedouttoaccomplishsuccessful availability, carefulmarketanalysis,programmingandadvertising,correct are onlyatooltowardsthatend;muchmoreworkintheareasofcapital subject todesigncontrol,willautomaticallyrevitalizeitself. The guidelines Guidelines themselvesdonotensurethatahistoricdistrict,oranydistrict 1.8. Limitations to theGuidelines -

Preamble & Introduction 17 tent&view=article&id=745 Association website:http://www.darksky.org/index.php?option=com_con Simple GuidelinesforLightingRegulations.Source:InternationalDark-Sky 5. 4. 3. 2. 1. found onlineat:http://www.nps.gov/history/hps/tps/briefs/presbhom.htm. references tothisHistoricDesignGuidelines.CopiesoftheBriefscanbe The followingPreservationBriefsandlightingguidelinesareprovidedas 1.9. References

Stucco Preservation Brief#22, Preservation Brief#1 Preservation Brief#9, Buildings Preservation Brief#2,RepointingMortarJointsinHistoricMasonry Treatments forHistoricMasonryBuildings Preservation Brief#1, 1, RehabilitatingHistoricStorefronts Assessing, Cleaning,andWater-Repellent The RepairofHistoricWood Windows The PreservationandRepairofHistoric - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES

Preamble & Introduction 18 This Page I s I n t COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES en t ionally L ef t Blank

Preamble & Introduction 19

02 District History & Character 400-Block dis and abygoneeraofsteam railtravel. which enablestheobservertocreateamentallinkbetween thepresent open spacearounditcreateavisualtiebetweenthe street andtherailroad pedestrian bridgeoverthetracksatJefferson Avenue. This bridgeandthe The connectionofthestreettorailroadisfurther enhanced bythe adjacent toCommercialonthesouth. parallels, asopposedtothestraightforward,north-south grid,ofthestreets exists. CommercialStreetdevelopedasaresponseto therailroad,whichit field whereaconcentrationofhistoric Victorian-era commercialbuildings Avenue toLyon Avenue. This six-blocksectionistheonlyplaceinSpring- The historicportionofthestreetextendssixblocksfromWashington sets oftracks. Jefferson underpasses atLyon andWashington andthe and to thenorthernportion,ofCitybyrailroad surrounds the and, specifically, to the commercial district which district islinked to thesouthernportionofCity uniform, modifiedgridsystem of streets. they transverse atanobliqueangle theotherwise N A 2.1. s theCommercial orth trict developed asanadjunctto therailroad in

E Commer ast Commercial Street ( S pringfield, itwaslaidoutalong thetracks; A v enue P cial Street Overview ublic F ootbridge whichspansthetw S treet retail andwholesale S quare byseven cross streets N orth Side) T he elve COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES reflect theirhistoricdevelopment. intact, thestructuresretainsufficientamountsofhistoric integritytoclearly whole. However, because mostoftheupperfloorsremainintactorlargely that detractsfromtheintegrityofindividualpropertiesanddistrictasa alterations, virtuallyubiquitousinthedistrict,constituteprincipalfeature erences andconstructiontechnologyfromc.1910toc.1935.Storefront of diversitytotheretailandwholesalestripastheyreflectaestheticpref quent significantperiodsinthedistrict’s developmentcontributeelements conveys asenseofvisualcohesiveness.Structuresdatingfromsubse- properties fromthisperiodandtheirinherentdesignsimilarities,thedistrict forty-year periodfrom1870toc.1910and,becauseoftheprevalence characteristic totheSpringfieldvicinityandsmallMissouritownsduring 1910. These structuresreflectcommercialdesignandbuildingtechnology tion periodsoccurringbetween1884and18911902 portions ofcommercialrowswerebuiltbefore1910,withpeakconstruc- and includingLot24,CityBlock27onthesouthside.Sixtybuildingsor corner ofRobbersonandCommercialonthenorthside,fromLyon to tween thenorthwestcornerofCampbellandCommercialnortheast four-story masonrycommercialbuildingsfrontingonCommercialStreetbe- The CommercialStreetHistoricDistrictcontainsseventy-oneone-to of buildingages. cial Streetisuniqueinitscoherenceofbuildingdetailsandthesimilarity historic continuityandonethathasadistinctidentity. This areaatCommer- The resultofthisrailroadresponsivedevelopmentisadistrictstrongin -

District Character & History 22 work, tobrickwallconstruction;pressedmetalwindow headsandmetal structural cast-ironstorefrontelementsor, inregardtodecorativebrick- deemed necessarybymerchantstoattracttrade,was typicallyintegralto or concealedbehindpressedmetalcast-ironhoods. Ornamentation, are definedbysegmentalarchedwindows,thearches ofwhicharevisible contrast, havebeenlittlealteredfromoriginalcharacter. Typically, they modernized displayareastoattractbusiness. The upperstories,by replacement shopfrontsasmerchantsandpropertyowners periodically Most oftheoriginalstorefrontshaveacquiescedtopartial orcomplete entrances. Entrancestotheupperfloorsweretypicallyoffset inouterbays. set atobliqueanglestoformdisplayareasadjacentrecessedshop above woodenormetalpanels. These plateglasswindowswerefrequently consisting oflargepanesplateglasssetincastironorwoodenframes The earlieststructuresonthestreetweretypifiedbycast-ironstorefronts are ofconcreteconstruction,althoughonlyonehasafront. behind historicandnon-historicmetalfronts. A smallnumberofstructures elements. Severalbrickfrontshavebeenstuccoedorareconcealed with unpaintedorpaintedfrontsandbrick,stoneterracottadecorative frontages. All areofmasonryconstruction;mostbrickconstruction predominantly onetothreestoriesinheightandtypicallydeepwithnarrow set backfromthestreet. All thebuildingsarecommercialincharacter, surface parkinglot,andCityBlock36,whichcontainsabuildingthatis on thestreet,exceptforCityBlocks28and30,whicheachcontainone The districtischaracterizedbyuninterruptedblockfacesthatfrontdirectly physical boundarytothenorth. the districtapartinitssurroundings;railroadtracksformadistinct surface parkinglots,vacantandnewconstructionand,assuch,set southern boundariesofthedistrictcontainadisproportionatenumber Commercial areascontiguoustothenortheastern,eastern,western,and COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES ter ofthedistrict. account forthenineteenpropertiesdeemednottocontribute tothecharac- modified structures,afewnewlyconstructedbuildings andtwoparkinglots tectural orhistoriccharacterofthedistrict. These recentlyandthoroughly Store. Manyalterations,however, aretoorecenttocontributethearchi- re-sheathing duringthe1930sand1940sofBusy BeeDepartment Certain alterationshaveacquiredsignificanceovertime, suchasthe of thedisplaywindowsandtrim,whichistypicallyrawaluminum. characterized bythelustrousqualityofglassandstylizedtreatment Carrera glassfrontsprovideanelementofcontinuitytothedistrictthatis have acquiredsignificanceintheirownright. Althoughtheircolorsvary, the Vitrolite) storefrontsarethemostcommonofnon-originalthat Storefront alterationsarebothprevalentanddiverse.Carreraglass(or lines. light-colored masonrybeltcoursesatspandrelsandcorbelledbrickroof windows attheupperfloorsincreasedsignificantly, asdidtheuseof structural anddecorativepurposesdecreased. The useofsquare-headed sor structures;concomitantly, theuseofcastironandpressedmetalfor tionately andarearticulatedbyfewerdecorativeelementsthanpredeces- perpetuate thebasicformofVictorian storefronts,butaresmallerpropor- period. The storefrontssurvivingfromthefirstdecadesof20thcentury were austerebycomparisontobuildingsconstructedduringtheVictorian that bythefirstdecadeof20thcentury, CommercialStreetfacades Ornamentation diminishedsubstantiallyinpopularityafterthe1890s,so define rooflines. windows, setoff storefrontsfromthesurmountingmasonrywallsand storefront androoflinecorniceswereusedasdecorativedevicestoaccent 500-Block E ast Commercial Street ( N orth Side)

District Character & History 23 200-Block the genuinedetailsabundantonCommercialStreet. historic detailsareparticularlydiscouragedbecause they dilutethevalueof design shouldbestressedforallnewconstructionand newlyfabricated tected byrigorouslyapplieddesignguidelines.Compatible contemporary unifying elementsoftheCommercialStreetHistoricDistrict shouldbepro- metal facadesortheinfillingofupper-storywindowsandpainting. to theareaandshouldbeemphasizedratherthanobscuredbysigns The repetitionofthesesimilararchitecturaldetailsgivesasenseunity period isthecorbeledmasonrycornicewhichprojectstowardsstreet. semi-circular archedheads. Another abundantfeatureofbuildingsthis street wheremetallintelshavebeenusedorthewindowopenings practice tousebrickrelievingarches. There aresomeexceptionsalongthe strength ofstonelintels.Wherelintelswerenotused,itwascommon determined bythecorbelingactionofbrickoravailablelengthand lintels, thewindowopeningsarelongandnarrow. The windowwidth was and duetothenatureofmasonryconstruction,withoutbenefitsteel exterior masonry, load-bearingwallswithwoodfloorandroofframing, details; however, manysimilaritiescanandshouldbenoted. They allhave office space,orstorage. Thesebuildingsexhibitavarietyofarchitectural street levelwiththesecondandthirdstoriesoriginallybeingwarehouses, The significanthistoricbuildingsweregenerallyallretailspacesatthe without anydefiniteboundariesoredgestothehistoricdistrict. alignment alongthesidewalk,along,narrowspacehasbeencreated enced sequentiallyasyoumovealongthestreet.Duetobuildings’ At present,themajorpointsofinterestinhistoricdistrictareexperi- E ast Commercial Street ( N orth Side) The

COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES the 1880st after theturn-of-the-century. expanded between 1891and1896,remained until liveries andtheLempBrewery complex, whichwas between CampbellandBoonville; however, nearby large lumberyard onthe south sideofCommercial altered somewhat, bythesubdivisioninto lots ofthe western portionofthehistoric district hadbeen to 1886. By1896,theindustrial appearance ofthe 1886 to 1891andto 1896-asithadfrom 1881 the samerate duringthefive year intervals from steady growth. Brickconstruction increased at tory ofCommercial Street T 2.2. northwestern portionoftheCity. location untilJuly1909,whentheFriscosystemopened newshopsinthe east ofthehistoricdistrict’s easternboundaryandweremaintainedatthis Freight operationswereconsolidatedattheFriscoyards, oneblocknorth- Commercial Street,wasclosedinpreferencetothedepot neartheSquare. Springfield passengerdepotattheheadofBenton Avenue, northof the City, reinforcedtheSpringfield-NorthSpringfieldmerger. TheNorth (Frisco) system,whichoperatedoutoffacilitiesinthe southernportionof The May1901consolidationoftheSt.LouisandSan FranciscoRailway he periodinCommercial

His o World War I wascharacterized by S treet’s history from

District Character & History 24 historic district. of constructioninthenortheasternandnorthwesternblockslocal northeast, cornerofLyon andCommercialaccountforthecurrent,sparsity by 1951oftheW.J. LempBrewingCompanyfromtheirfacilityatthe of CommercialandBenton(previously, theOzarkHotel)anddeparture the St.LouisandSanFrancisco’s generalofficesatthenortheastcorner Lyon andCampbellassumedacommercialcharacter. The demolitionof the period1910to1951,southsideofCommercialStreetbetween berson c.1924to1928,andtheMissouriHotelwasbuiltin1928.During mercial Streetmerchantsassociation—builtacommunitycenteratRob- mid-century. Notably, duringthe1920’s, theCommercialClub—theCom the early1950sindexeconomicviabilityofareabusinessesaslate New constructionandstorefrontremodelingsdatingfromthe1920sto survived inanotherwisecommercialarea. frame houses,locatedontheblockseastofLyon andwestofWashington, of frameandbrickconstructionwithfewvacantlots. As lateas1910,three which therewerefewstructures,theremainingblockfacesamixture 37 werepredominantlymasonry. ExceptforCityBlocks32,34and39on masonry incharacterandtheblockfacesofCityBlocks29,31,36, 1902. By1910,theblockfacesofCityBlocks28and30wereuniformly half therateofeachthreeprecedingfive-yearperiodsfrom1896to The numberofmasonrybuildingsonCommercialStreetincreasedatone COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES - in architecture andhistory. four significant themesandpatterns in atement ofHistoric Significance T 2.3. towns, thedistrictisarchitecturallysignificant. Springfield’s mostrecentboom,andthebusinessdistrictsofnearbyOzark mall, thecommercialstrips,andshoppingcenterswhich accompanied several notable,exteriorremodelings.Withinthecontext ofthedowntown construction, includingtheclosureofstreetstocreate ashoppingmall,and Springfield’s Squarehasbeenalteredradicallyinrecentdecadesbynew business district,isremarkable.Incontrast,thearchitectural characterof mercial Street’s architecturalcharacter, whichbespeaksaruralMissouri that Springfieldisthethirdlargestcityinstate, survivalofCom and themodern,streamlineddesignsof1930s.Inlightfact are characteristicallysimplerthantheirVictorian precedentsinallrespects to 1890s,theturn-of-the-centuryandearly20thcenturybuildingswhich parts ofthestate,fromornamentalItalianatestructures1870s trates thedevelopmentofsmallcommercialbuilding,typicalrural commercial rows,wereconstructedbeforethisdate.Specifically, itillus- of theremainingproperties,includingdetachedbuildingsandportions during theperiodc.1870toc.1935andparticularlybefore1910,as86% building practicescharacteristicofcommercialarchitectureinruralMissouri The CommercialStreetHistoricDistrictreflectstheevolutionofdesignand A he Commercial r A ch merican architecture andhistory, asitreflects

ite St c ture S 300-Block treet Historic E ast Commercial Street ( D istrict issignificant M issouri’s N orth Side) -

District Character & History 25 400-Block West Commercial Street ( commercial district. Commercial Streetretainsasignificantamountofhistoricintegrityas on theSquareduringsecondandthirdquartersof20thcentury, because majorcommercialdevelopmentintheSpringfieldcorefocused ian frontiertownintoadiversifiedregionalcommercialcenter. Perhaps constitute tangiblesymbolsofSpringfield’s developmentfromanagrar Street buildingsdatingfromtheVictorian periodtotheturn-of-the-century and northern Arkansas thathadbeenmadeaccessiblebyrail;Commercial businesses servingtheexpandedmarketplaceinsouthwesternMissouri 1870s awayfromgeneralstoresservinglocalretailtradetospecialized the shiftthatoccurredinSpringfieldmerchandisingduring1860sand mercial Street’s developmentafterthelate1860sissignificantasitmarks center, forsouthwesternMissouriandnorthern Arkansas. Further, Com- ter-century asamajorcommercialcenter, ifnottheprincipalcommercial railroad boomtownofNorthSpringfieldandservedforalmostaquar The districtdevelopedafter1870asthemajorcommercialcenterof Commer c e N orth Side) - - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES southwestern Missouricommercialdistrictswithsimilar historicassociations. trict retainsstrongerassociationswiththeseintertwined themesthanother after thelastquarterof19thcentury, theCommercialStreetHistoricDis- operations, commerceandsettlementinsouthwestern Missouriduringand and economicdevelopment.Becauseitwasaprincipalcenterofrailroad the developmentoftransportationnetworkswestwardexpansion,commerce state history;and,itretainsstrongassociationswiththreethemesrelatedto Missouri andthecontributionsrailroadmadetobroadpatternsof tions withthedevelopmentoffirstmajorrailroadsysteminsouthwestern recall theaboveenumeratedthemesandpatterns;itretainsstrongassocia- The districtpossessescharacteristicsnecessarytoreflect,illustrateand were locatedthere. the populationwasemployedbyrailroadandFriscoofficesshops 1870, Springfieldwasknownasa“Frisco Town” asasizablepercentageof and 1880spossiblyintothe20thcentury. Inaddition,fordecadesafter cial center, ifnottheprincipalregionalcommercialcenter, duringthe1870s trict, asamajorfrontierentrepot;itservedprincipalregionalcommer North Springfield,includingtheCommercialStreetretailandwholesaledis the Springfieldarea. Therailroadandlocallandspeculatorsdeveloped of southwesternMissouriandnorthern Arkansas, andchannelsettlersinto Springfield, shiplocallymanufacturedgoodsfromSpringfieldtootherparts goods, andmaterialsfromSt.Louiseasterncommercialcentersto The railroadprovedthefirstmeanstotransport,involume,manufactured tion, E xp l ora S ett l ement & T ransportation - -

District Character & History 26 200- to 300-Block West Commercial Street ( Commercial Streetissignificantin Americanarchitectureandhistory. workmanship, feelingandassociationtoconveythefourthemesforwhich make upthedistrictretainsufficientintegrityoflocation,design,materials, similar qualities. The districtasawholeandtheindividualbuildingsthat than manyofthebusinessdistrictsinsouthwesternOzarksthatpossess tration oftheevolutionsmallcommercialbuildingc.1870toc.1935 and integrity, the Commercial Street Historic District is perhaps a better illus- which thedistrictissignificant.Becauseofitsintrinsicarchitecturalmerit architectural practicesanddesigncharacteristicofthevariousperiodsfor its developmentovertimebyvirtueofthefactthatbuildingsillustrate towns duringtheperiodc.1870toc.1935. The districtconveysasenseof distinctive characteristicsofcommercialconstructioninsmallMissouri Additionally, thedistrictisadistinguishableentitywhichembodies N orth Side) COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES

District Character & History 27 2. 1. periods ofhistoricsignificanceintheCommercialStreetHistoricDistrict: Primary PeriodsofHistoricSignificance. Therearethree(3)primary architectural styles over theseperiods. buildings thatreflects thedifference inprevailing 1935 andbeyond. significant construction activity continued until S was built.While themajorityofCommercial historic periodorera from whichabuilding P 2.4. Periods ofHistoric Significance treet Historic

eriods ofhis c. b. a. include: Early Modern(ProgressiveEra): c. b. a. V ictorian (Gilded Age): ictorian

Commercial Style Art Moderne(StreamlineModerne) Art Deco Commercial Style Italianate Second Empire toric significance refer to thediscreet D istrict wasbuiltoutpriorto 1910, T he Predominant architecturalstylesinclude: D istrict hasaneclectic mixof Predominant architecturalstyles COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES makes themintegraltothecurrentcharacterofbuilding. and/or modificationsareofhighqualitytheybuiltinawaythat primary ororiginalperiodofhistoricsignificance.Sometheseadditions modifications tobemadethebuildingthatareoutsideofbuilding’ Over thelifetimeofbuilding,itisalsocommonforadditionsand/or to theDistrict. mary periodsofhistoricsignificancearedeemedtobecontributingassets By definition,buildings,modifications,andfeaturesfromthethree(3)pri may, infact,detractfromtheDistrict’s character. types ofmodificationstonotcontributethequalitiesDistrictand features, orarenotintegraltothecurrentcharacterofbuilding. These Some, though,areoflowquality, obscureordestroyothercontributing of modificationscontributetotherichanduniquequalitiesDistrict. 3.

b. a. Mid-Century Modern:

Commercial Style International Style Predominantarchitecturalstylesinclude: These types s -

District Character & History 28 Victorian Period (GildedAge)Buildings–c.1875to c.1905 Italianate Style Commercial Style COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Commercial Style Commercial Style

District Character & History 29 Early ModernPeriod (Progressive Era) Buildings–c.1905to c.1940 Commercial Style Art ModerneStyle COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Art DecoStyle Art ModerneStyle

District Character & History 30 Mid-Century ModernBuildings–c.1945to c.1965 International Style Commercial Style COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES International Style Commercial Style

District Character & History 31

03 District Urban Design Principles 500-Block r for aCertificateof Appropriateness. like theDesignGuidelines,UrbanPrinciplesarenotrequirements owners andtheLandmarksBoardinplanningevaluatingprojects.Un These UrbanDesignPrinciplesareadvisoryonlyandshouldbeusedby of place ofthe reinforce andfurthertheoverall character andsense T to district infrastructure, andto thepublicrealm. T elationship ofindividualbuildingsto oneanother, he hey provide comprehensive recommendations to D E istrict ast Commercial Street (SouthSide) U rban D istrict. D esign P rincipals articulate the - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES of construction. distinct architectural styles, designelements, andmethods eriods ofSignificance period orera from whichabuildingwasbuilt. P 3.1. deemed acontributingfeature. of historicsignificance,thentheadditionand/ormodification shallbe If thelateradditionand/ormodificationarefromone of theDistrict’ Victorian-era commercialbuilding). pigmented structuralglasscladdinginthe Art Modernestyle addedtoa additions, andauxiliarybuildingadditions(i.e.astorefront andfirstfloor periods. These modificationsaremainlycomprisedofstorefronts,entryway or othermodificationsfromtheEarlyModernMid-Century Modern from theVictorian (Gilded Age) periodhavebeenmodifiedwithadditions Periods ofHistoricSignificance. A numberofbuildingswithintheDistrict 3.1.2. Later Additions andModificationstoBuildingsfromthePrimary significance toguidetherenovationofbuilding. od(s) ofhistoricsignificance.Utilizeprecedentsfromthisperiod 3.1.1. PrimaryPeriodsofHistoricSignificance.Identifythebuilding’ renovation andrehabilitation decisionsshould be made. historic significance istheprimaryframework bywhich at thetimeoforshortly after construction, theperiodof photographic documentation ofabuilding’s historic condition his eriods ofhis toric significance are typically associated with certain

P toric significance refer to thediscreet historic F oll owing building-specific research and P eriods of s periods s peri-

District Urban Design Principles 34 400-Block bound bytheseGuidelines. modifications, andfeaturesthataredeemednon-contributingshallnotbe or modificationshallbedeemedacontributingfeature.Buildings,building StandardsforHistoricPreservation,thentheadditionand/ of theInterior’s periods ofhistoricsignificanceand/ordoesnotconformtotheSecretary If thelateradditionand/ormodificationarenotfromoneofDistrict’ and modificationsdonotcontributetothecharacterofDistrict. periods ofhistoricsignificance.Bydefinition,thesebuildings,additions, a historicstorefront)withintheDistrictareoutsideofthree(3)primary and analuminumglazingsystem;ortheadditionofabrickvestibuleover and buildingmodifications(i.e.theinfillofahistoricstorefrontwithbrick mary PeriodsofHistoricSignificance.Severalbuildings,buildingadditions, 3.1.3. Later Additions, Modifications,andInfill BuildingsOutsidethePri E ast Commercial Street (SouthSide) s - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES urban f T 3.2. and Section5–NewConstructionGuidelines specific guidelinesfoundunder attention tothetreatment,placement,andsizeofsigns.(Pleaserefer 3.2.2. Preservethevisualqualityofindividualfacadesandpaycareful the streetallowsentireblocktobeseen. information). This principleisvalidtoCommercialStreetbecausewidthat specific principlesonbuildingheights,alignments,color, etc.,forfurther 3.2.1. Strengthentheunityofblockasasingleentity. (Pleasereferto unified place. treatment ofcorner sites allcontribute to thecreation ofa a defined range ofbuildingheight,alignment,spacing,and commercial storefronts builtrightto thesidewalk. Maintaining buildings increase inheightandfeature similarground-floor he Commercial Street Historic

Unity orm. F r om theedgesofdistrict to itscenter, Section 4–IndividualBuildingGuidelines D istrict isdefinedbyaunified forfurthercriteria.)

District Urban Design Principles 35 300-Block already foundalongtheblock. 3.3.3. Theheightofnewbuildingsshouldbewithintherangeheights visually unitedblocktoonethatislessunified. buildings alongadjoiningblocks. This helpsmodulatethetransitionfroma 3.3.2. Buildingsattheendsofblockshouldbesimilarinheightto the buildinglines. use paintschemesorsimplifiedcornicestostrengthenthevisualunityof encourage restorationoftheoriginal.Whereisnotpractical, whenever possible.Onbuildingswherecorniceshavebeenremoved, 3.3.1. Maintainthealignmentofbuildingheights.existingcornices preserve andreinforce thisrange ofbuildingheights. unifies the face ofeachblock. between ground-floor heightsandupper-floorheights,which to 3stories inheight. range ofone(1)to four (4)stories, andmost buildingsare 2 Buildings along Commercial Street have adefined height 3.3.

E Building Heights ast Commercial Street (SouthSide) T here isalsoaconsistent relationship N ew construction should COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES sense ofenclosure inthe consistent “buildingwall” along thestreet to maintain the edge ofthesidewalk. l T 3.4. parking areas. ment. Usesimilarseparationbetweenthesidewalkandsitetoscreen walls, orotherscreenstodefinetheedgeofsiteandpreservealign facades mustbesetbackfromthesidewalks,usecolumns,hedges,low 3.4.2. Maintainthealignmentoffacadesatsidewalkedge.Where among buildings. should alignhorizontallyalongtheblocktohelpstrengthenvisualties stories, thetopsoffirst-floordisplaywindows,signbands,andmoldings 3.4.1. Maintainalignmentofhorizontalelements.Windowframes,clere- ot-line setbacksofitsbuildings,withstorefronts builtatthe he publicrealm ofCommercial Street isdefinedbythe zero-

Alignment N ew construction shouldreinforce this D istrict. -

District Urban Design Principles 36 elaborate. buildings. Newconstructiononcornersitesmayalso belargerandmore tion ofcornerbuildingsmaybemoreelaboratethanrenovations ofother 3.6.1. Maintainthevisualemphasisofeachblockatitscorners. Renova- building details, andotherfeatures. this character through corner articulation,corner entrances, construction andrenovations shouldpreserve andenhance for uniquetreatments to reinforce thisrelationship. Corner sites bookend theblock, andprovide opportunities 3.6. buildings shouldconformtothewidthsalreadyfoundonblock. 3.5.2. Maintainthesimilarityinbuildingwidths. The frontfacadesofnew maintains thelineof“wall.” “wall” alongthestreet.Whereopensitesdooccur, providescreeningthat 3.5.1. Buildtosidelotlineswheneverpossiblemaintainthesenseofa context through buildingwidth,spacing,andarticulation. buildings. a limit T 3.5. he publicrealm ofCommercial Street isfurtherdefined by

ed range buildingwidthsandnarrow spaced between Corner Sit Between Buildings Building WidthsandSpac N ew construction shouldrespect thisexisting es es N ew COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES arrangements. and contemporary interpretations ofthesepatterns and preserve andreinforce thisqualitywithbothtraditional orientation, andpattern ofwindows. the useofground floodandupperfloors bythesize, Commercial Street’s historic buildingsclearly identify 3.7. vertical-horizontal alignment. 3.7.2. Maintainthepatterncreatedbyupper-storywindowsandalsotheir glass there,also. of glassonthefirstfloor. Newconstructionshouldprovidelargeareasof distinction shouldbeconsidered.Renovationmaintainlargeareas The useofhorizontalmoldings,awnings,orsignbandstoemphasizethis 3.7.1. Maintainthecleardistinctionbetweenfirstfloorsandupperfloors.

Windows 200-Block E ast Commercial Street (SouthSide) N ew construction should

District Urban Design Principles 37 200- to 300-Block West Commercial Street (SouthSide) existing patterns,anddonotpaintoverthemunlessabsolutelynecessary. terned brickfacades.Whenfacadesarerenovated,donotcoverup construction shouldconsidercreatingcontemporaryinterpretationsofpat- 3.8.1. Brickandglassaretheprimarybuildingmaterialsofdistrict.New these traditional materials innew ways. of timelessness to the materials are ofhighqualityandagegracefully, givingasense palette oftraditional anddurable buildingmaterials. Commercial Street buildingsare constructed from alimited 3.8.

Building Mat D erials istrict. N ew construction shouldutilize T hese COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES lots iscritical intheoverall managementofthe are simply vacant lots. Beautification andmaintenance ofopen well asitsimageandperceptions ofsafety. adjacent buildings. landscaped anddeveloped asoutdoorprogram space for reatment ofOpenLots of r O 3.9. sense ofvibrancyandvisualinterest. 3.9.5. Decorativelypaintblankwallsadjacenttoopenlots providea 3.9.4. Utilizeopenlotsforoutdoorgatheringandevents. encouraged. ers; installationofpavingmaterials;orcommunitygardensis scrub vegetationandcutgrass.Landscapingwithtrees,shrubs,flow 3.9.3. Landscapeandmaintainopenlots;atminimum,removeweeds fencing, orotherappurtenances. the sidewalkedgewithlandscaping,landscapewalls,benches,decorative 3.9.2. Whereopenlotsoccuralongthestreet,reinforcecontinuityof 3.9.1. pen lots existing along Commercial Street for avariety easons andwithavariety ofuses.Somelots have been

The preferreduseforallopenlotsisassitesnewinfillbuildings. T O thers have large surface parkinglots or D istrict, as -

District Urban Design Principles 38 all parkinglots,oncrossstreets,andinmid-blockalleys. cross-streets andmid-blockalleys;providepedestrian-scaledlightingin clear wayfindingsignagetoandfromparkingareas;providelandscapingon parking areasshouldbeclear, well-lighted,andvisually-attractive.Provide 3.10.2. landscaping intheinteriorofparkingarea. in frontofthemarealsoacceptable.Breakuplargerpavedareaswith and hedgesisrecommended,butfenceslowwallswithplantings is recommendedforparkingareasvisiblefromthestreet.Plantingshrubs Place parkingareastotherearofbuildingswheneverpossible.Screening 3.10.1. Parkingareasshouldnotbevisiblefromthestreetorsidewalk. attractive to parkers andpedestrians. the district anditsaccess shouldbeclearly indicated and the parking for eachbuilding—andisanimportant element of necessarily limitstheamountofon-site anddirectly-adjacent Commercial Street’s buildingform andstreet configuration 3.10. D istrict’s walkable character. Shared parkingserves Pedestrian access between Commercial Street and rear-of-building Pedestrian accessbetweenCommercialStreetandrear-of-building

Parking COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES pedestrian activity. ensure minimalimpactsto traffic flow, street parking, and Coordination ofbuildingloading andservice isnecessary to building loading andservice areas for commercial buildings. As withdistrict parking,Commercial Street haslimited 3.11. peak hourstominimizedisruptionstrafficflowandparking. from CommercialStreetshouldoccurduringnon-businesshoursoroff- access mayoccuralongCommercialStreet.Loadingandservice 3.11.2. Whererearserviceaccessisnotfeasible,loadingand alley orrearadjacentstreet. Street Buildingsshalloccurattherearofbuilding,fromeitheraservice 3.11.1. Whereverfeasible,loading,andserviceaccessforCommercial

Building LoadingandServic 400-Block West Commercial Street ( e Areas N orth Side)

District Urban Design Principles 39 commercial spacesfromBlaineStreet. 3.12.3. Wherefeasible,providesecondarypublicaccesstoground-floor lines inSections4.15.and5.15.forbuildingsignage. tenants fromtherearofbuilding.Signsshouldconformtoguide 3.12.2. Providesafetylightingandsecondarysignagetoindicatebuilding receptacles, dumpsters,andotherbuildingservicefunctionsfromview line 4.7.1.forsecondarydoors;andscreenmechanicalequipment,trash parking lots.Paintbuildingrears;provideaccessdoorsthatmatchGuide high-quality imageoftheDistricttovisitorsarrivingfrommunicipal 3.12.1. TheBlaineStreetblockfacesshouldbebeautifiedtopresenta visitors have oftheDistrict. side ofCommercial Street—is thefirst experience thatmany is directly adjacent to therear ofthebuildingsonsouth Street andPacific Street. Asa result BlaineStreet—which parking islocated southofCommercial Street between Blaine Most oftheCommercial Street Historic District’s public 3.12. Blaine Street Frontage . - - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES street furniture, andotherpublicrealm amenities. from aricharray oflandscaping, trees, lighting,signage, success ofbusinesses. District vibrancy andstreet life benefits and publicrealm iscritical to theexperience ofvisitors andthe The qualityandcharacter ofCommercial Street’s streetscape 3.13. spaces. and parkinglotsforshadetosoftenthecharacter ofthesepublic 3.13.4. Provideplantingislands,trees,andlandscapinginpublic plazas on thesidewalkandbeautifypublicrealm. 3.13.3. ProvidestreettreesthroughouttheDistricttoshadepedestrians elements shouldbeofadesignthatiscomplementarytotheDistrict. niture, includingwastereceptaclesandbenchesareencouraged. 3.13.2. Privately-providedplantingurns,boxes,andstreetfur not inhibitaccesstobusinessentrances. continuous clearpedestrianzonedirectlyadjacenttothecurb,inorder on thesidewalk,inazoneadjacenttobuilding.Maintainminimum, 3.13.1. Outdoorretaildisplay, seating,anddiningusesareencouraged Streetscape andPublicRealm These -

District Urban Design Principles 40 reflection. 3.14.6. Darkershadesmaybeusedonthenorthsidetoreduce glareand is inshadowmuchoftheyear. light value,i.e.,ablueshouldbeusedinsteadof adarkblue,sinceit 3.14.5. Thesouthsideofthestreetshouldbepaintedwithcolors havinga 3.14.4. Paintschemeshouldtietheelementsofbuilding together. 3.14.3. Modestcolorschemesarepreferred. 3.14.2. Useofcontrastingcolorsisdesirable,toaccentdetails. 3.14.1. Subordinatecolorschemestothebuildingcomposition. when decidingonpaintcolor schemes. are encouraged to conduct forensic research ofthebuilding to bepainted can reveal original paintlayers. Buildingowners before decidingpaintcolor. should bestudied, aswell asthebuilding’s exposure to sun, identity for the can serve to strengthen visualcoherence andestablish an calmer colors palettes. T the endof1800s,dark D 3.14. as ifferent color schemeswere popularatvarious times;toward tes changedagainatthebeginningof1900sto lighter,

Color D istrict. T T he useofcolor onbuildingfacades he color ofneighboringbuildings er, richershadeswere popular. F urthermor e, scraping thesurface COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES

District Urban Design Principles 41

04 Individual Building Guidelines be fr historic materials andtechniques. and usingconstruction techniques thatare appropriate to significance; performing historical and forensic investigation; project. plan for rehabilitation beestablished attheoutsetof historic character ofthe preserve thefidelity oftheoriginalbuildingandmaintain the of theoriginalf R 4.1. of buildingfaçades. lines thespecificstepstoaccomplishingrepair, rehabilitation,andupgrade and maintenanceoftheitem;selectreplacementmaterial. This sectionout- upgrade, restore,remove,orreplace;assesslong-termwearandtearon the originalelements;assesstheirpresentcondition;identifymethodsto In developinganapproachtothefacadedesign,itisimportantidentify of facade details. street willbepartly achieved bycareful restoration of individualbuildings. contained withinthefaçades andothercomponents V ehabilitation andrenovation work sometimesleave elements isually, thelargest impactonthe

om thesummationofmanysmalldetails, Rehabilitations T his includesunderstanding thebuilding’s periodof açade outofthefinishedbuilding. D istrict, itisimportant thataholistic T he harmonysoughtfor the D istrict will I n order to COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES i. tion work: and donotremovehistoricelementsofthefaçade.Ensurethatrehabilita- Incorporate elementsoftheoriginalfaçadeintorehabilitationscheme 4.1.1. G detrimental effects ontheremaininglifeoffacadematerials. is urgedbecauseremovaloffinishesappliedlongago mayhavesevere es, theoverallvalueofbuilding’s nature isdenied.However, caution Preserve theoriginalfinishofmasonryfacades;bycovering originalfinish 4.1.3. G standards andtreatments. a falsesenseofhistory. Whenrestorationiscalledfor, followapplicable the buildinglookhistoricwithnon-originalfeaturesbecausethiscreates Respect theoriginalcharacterandperiodoffaçade;donottrytomake 4.1.2. G v iv iii. ii. .

ations. Repairs and/orreplacesoriginalbuildingelementswithfaithfulrecre Does notaltertheshapeoforiginalopenings;and elements; Does notobscurefaçadedetailswithsigns,paint,cladding,orother Does notobscureoriginalmaterials; materials; Does notobscuretheoriginalfaçadeorportionsthereofwithnew UIDE UIDE UIDE L L L INE INE INE : : : - -

Individual Building Guidelines 44 Mortar JointsinHistoricBuildings. Refer toSection1.9.forareferencePreservationBrief #2,Repointing mortars aretoohardforhistoricbrickwork. brick issofterthanmodernbrick,andmostgradesofPortlandcement and mortarwillcausechipping,cracking,spallingofthebrick.Historic than thesurroundingbrick;ifnot,expansionandcontractionofbrick When repointinghistoricbrickwork,itisimportantthatthemortarsofter lime-sand mortartomatchthephysicalqualitiesofhistoricmortar. When repointinghistoricbrickwork,useonly Type Kmortarorhydrated 4.1.5. G Cleaning, andWater Repellant Treatments forHistoricMasonryBuildings. Refer toSection1.9.forareferencePreservationBrief#1: Assessing, masonry. brick; usually, letpaintedmasonrystayanddonotpaintunpainted surface-grind masonry, becauseitremovestheprotectiveouterfaceof Repellant Treatments forHistoricMasonryBuildings.Neversandblastor tional ParksServicePreservationBrief#1: Assessing, Cleaning,andWater When cleaningmasonry, useonlyapprovedmethodsasoutlinedintheNa- 4.1.4. G UIDE UIDE L L INE INE : : COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES 4.2. building. Materials usedinadditionshouldbesimilartothosetheoriginal 4.2.2. G elements areencouraged. Additions thatrespectexistingscale,massing,andarrangementsof 4.2.1. G treatments, tones, andmassing ofelements. function orattraction ofthebuildingbyrespecting earlier feasible thatnew treatments can substantially addto the alignment, size,andshapeoftheexisting building. Additions to historic buildingsshouldconform to thepattern,

Primary Façade) Additions (NotP UIDE UIDE L L INE INE : : art ofthe I t is

Individual Building Guidelines 45 tion. and brickmoulds.Paintcaulktoastateofrenewal andproperopera- sash components(muntins,liftrails,meetingstiles, etc.);sills;frames; Where feasible,repairexistingwindowcomponents, including sashes; 4.3.1.1. G authenticity andcharmoftheblockfacade. window unitscallattentiontotheirdifferences anddiminishthefeelingof Replacement windowsthatdonotrespectthebasicnature ofpredecessor documentation illustratingwhyrepairandrestorationisnotfeasible. Owners whowishtoreplacehistoricwindowsshouldprovidephotographic otherwise contributingtothebuilding)shouldberepairedandrestored. to thebuilding;ofsameperiodsignificanceasorare Whenever possible,existinghistoricwindows(windowsthatareoriginal 4.3.1. windows are un-boarded, repaired, andmaintained. Significant visualimprovement can bemade to the several vacant buildingswithboarded windows remain. deterioration. While most windows have beenun-boarded, that have notbeenpreviously restored are inastate ofserious into acoherent image.Most originalwindows inthe building fenestration bindstogether theindividualfacades By theirarrangement, repetition, alignment,size,andshape, 4.3. Windows Windo R w epair and UIDE s L INE : R estoration of E xistin g D D

istrict if istrict COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES existing sashes. sashes shouldmatchthedimensions,profiles,andmuntinconfigurationsof and existingframes,sills,brickmouldshouldbereused.Replacement for additionalinsulationperformance,windowsashesshouldbereplaced If either1)repairofwindowsashesisnotfeasibleor2)thereaneed 4.3.1.2. G Historic Wood Windows. Refer toSection1.9.forareferencePreservationBrief#9, The Repairof rated forexteriorapplication. Window exteriorsshouldbepaintedwithopaque,pigment-basedcoatings 4.3.1.4. G exterior andinteriordecorativegrilles. should utilizetruedividedlightconstructionwithfunctionalmuntins,not the exteriormuntindepthdimensionispreserved.Replacementsashes If double-paneinsulatedglassistobeused,itshouldinstalledsuchthat 4.3.1.3. G UIDE UIDE UIDE L L L INE INE INE : : :

Individual Building Guidelines 46 of thebuilding’s historicconditionmaybefound. sash heightsoftheoriginalwindows,providingthatphotographic evidence windows thatmatchtheprofiles,dimensions,muntin configuration,and replacement windowsinthepast,replaceexisting withnewwood If thebuilding’s originalwindowswerereplacedwithnon-contributing 4.3.2.2. G iii. iii. i. original brickmould.Furthermore: tion, andsashheights.Installwindowswithbrickmouldthatmatchesthe windows thatmatchtheexistingprofiles,dimensions,muntinconfigura Where repairisnotfeasible,replaceexistingwindowswithnewwood 4.3.2.1. G not feasible,woodreplacementwindowsarethepreferredalternative. façade(s) (theprimaryfacades)ofthebuilding.Ifrepairandrestorationis only replacementwindowspermittedonthefront-and/orstreet-facing Traditionally inrestorationwork,solidwoodreplacementwindowsarethe 4.3.2. Wood

configuration. opening withafillerpanel,replacementswindowsmusthavethesame If theexistingwindowhasasquare-headuppersashinanarched opening, replacementwindowsmusthavethesameconfiguration. If theexistingwindowhasanarched-headuppersashinarched windows musthavethesameconfigurationanddimensions. by-side inoneopening,separatedbyaverticalmullion,replacement If theexistingwindowiscomprisedoftwoseparatewindowsside- UIDE UIDE R L L INE INE ep l : : a c ement Windo w s - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES impact theapprovaljurisdictionofeitherSHPOorNPS.) Preservation Tax Credit projects.Inclusionintheseguidelinesdoesnot be prohibitedbyeitherSHPOortheNPSonstate orFederalHistoric (Note: Wood replacementwindowswithnon-woodexteriorcladdingmay SHPO practicetoapprovesaidwindows. with othernon-woodexteriorcladdingmaybeusedin thefutureifitis guidelines forWood ReplacementWindows.Wood replacementwindows on allbuildingfaçades,perthesameconditionsdescribed aboveinthe Wood replacementwindowswithaluminumexteriorcladdingarepermitted 4.3.3.1. G factory-applied colorfinishesthatdonotrequirepainting. that isanalternativetowood. Aluminum-clad windowsareavailablewith extruded aluminum,thisexteriorcladdingprovidesaweatherproofsurface placement windowswithnon-woodexteriorcladding. Typically executed It isincreasinglycommonforwindowmanufacturerstooffer woodre- 4.3.3. Wood rated forexteriorapplication. Window exteriorsshouldbepaintedwithopaque,pigment-basedcoatings 4.3.2.3. G age, size,andscaleshallbeused. configuration, andsashheightsofotherDistrictbuilding(s)comparable wood replacementwindowsmatchingtheprofiles,dimensions,muntin If photographicevidenceofthebuilding’s historicconditionisnotavailable, Wood E xterior C UIDE UIDE R L L INE INE ep l : : a l c addin ement Windo g w s w it h

N on-

Individual Building Guidelines 47 installation requirements. Install stormwindowsontheinteriorofopening.Pay carefulrespectto 4.3.5.2. G numbers ofglazingelementsinselectingstormwindows. windows forrehabilitationwork.Followthebasiclines,proportions,and not plainmill,maybeselectedfornewconstruction.Selectwoodstorm Install stormwindowswhereappropriate. Anodized orbakedfinishes, 4.3.5.1. G storm windowsshouldfollowtheseconsiderations. storm windowsinexistinginstallations. To notdefeatdesignobjectives, techniques, includingconsiderationofdoubleglazinginnewwindowsand Sound investmentpracticedictatesemploymentofenergyconservation 4.3.5. windows. baked-on finishtomatchtheappearanceandcharacterofexisting existing profiles,mulliondimensions,sashheights;specifyanodizedor window systemsonMid-CenturyModernbuildings).Whenspecified,match icant existingmetalwindows(i.e.factoryorframe Metal windowsmaybeusedonlyasareplacementforhistorically-signif- 4.3.4.1. G 4.3.4. S M torm Windo eta UIDE UIDE UIDE l

L L L R INE INE INE ep : : : l a c w ement Windo s w s COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES radical transformations awayfrom originalcharacter. historic consistency. of boththegr T 4.4. Storefronts i) existing system. transom windowswithmetaldisplaywindowframing) shouldmatchthe fronts usingahistorically-correcthybridsystem(i.e.wood bulkheadand wood, storefrontsshallbereconstructedinwood;ifmetal, inmetal.Store Storefront configurationandconstructionshouldmatchtheoriginal;if 4.4.1. G Historic Storefronts. to Section1.9.forareferencePreservationBrief#11, Rehabilitating can provideamodel.ConsulttheLandmarksBoardforguidance,andrefer been photographed,andifnot,buildingsofsimilarperiodcharacter should notdominatethefacade,butrespectit.Manyofbuildingshave and researchintotheoriginaltreatmentofitsexterior. The storefront should evolveoutofcarefulexaminationtheelementsbuilding, Proposed designchangestothestorefronts,especiallyfirstfloors, D

he storefront, theassembly ofdoors, windows, andmaterials istrict’s most prominent opportunityto develop visualand (1880 – 1910) that was altered in the 1930s with a pigmented structural whole—are contributing. resulting inamixofhistoricstylesonthesamebuilding that—asa Some storefrontsweresignificantly-alteredearlyintheir existence, UIDE ound andupperfloors tends to provide the L INE : G round floors have absorbedmost ofthe An examplewouldbeaVictorian building -

Individual Building Guidelines 48 commercial district. face-to-face contactandreinforcesthe“smalltown”atmosphere ofthe wall sellstheproductsdisplayedwithin. This arrangementencourages Reducing theneedforartificiallight,openfeeling createdbytheglass Maintain thetraditionaldegreeofglassinstorefront. 4.4.4. G entrance itself. close tothepedestrian,anditdrawsattentioninaninvitingway Maintain thetraditionalrecessedentry. This keepsthedisplaywindows 4.4.3. G Maintain thestorefrontwithinitsoriginalopening. 4.4.2. G ii)

to thebuilding’s primaryperiodofhistoricsignificance. modifications shouldberemovedandthestorefrontrestored with brickandtwosmallwindows.Inthesecases,thenon-contributing building thatwasalteredinthe1980sbyhavingstorefrontinfilled a whole—areNOT contributing. An examplewouldbeaVictorian a mixofhistoricandnon-historicstylesonthesamebuildingsthat—as Some storefrontsweresignificantlyalteredmorerecently cations tothestorefrontshouldconform1930salterations. In thesecases,thelatermodificationsshouldbepreservedandmodifi glass (i.e.Vitrolite) ground-floor claddingandmetalstorefrontsystem. UIDE UIDE UIDE L L L INE INE INE : : : , resultingin COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES - restored storefront(B)ontheright. (A)ontheleft,nexttoacontributing modification storefront Non-contributing A B

Individual Building Guidelines 49 storefront onaVictorian PeriodBuilding. Right: aluminum storefrontsystem. (c. 1905)inVitrolitePeriod building with 1950) storefront retrofit of an Early Modern Style (c. International Above: Contributing Contributing restored Victorianrestored Contributing COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES

Individual Building Guidelines 50 the secondfloorfenestration. alignment of the headrail; (C) alignment of the transom area; and of (D) alignment (A) through ings arecontextually-relatedalignment of the storefront bulkhead; ( B) Art Moderne commercialstructure next to a Victorian structure. commercial Build- D D B A C COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES

Individual Building Guidelines 51 materials. Where restorationisnotfeasible,reconstructtomatch originaldetailsand 4.5.2. G is outofalignment.Secureallcapsandflashing. Where feasible,restorebrickparapetswheremortar is deterioratedorbrick 4.5.1. G oughout the block. T wood cornices adddistinction to Commercial Street buildings. F 4.5. Parapets andCornices themselves. building lines,storefrontwindowsdisplays,andmerchandisespeakfor Minimize theamountofandtypedecorationonfacade.Let 4.4.5. G these imagesdiminishestheoriginalcharacterofstorefronts. signage, andmixtureofmaterials. The proliferationandcompetitionof bound passersby, ashiftoccurredtoattractingattentionbyloudcolors, attract thepedestrian’s eyetothegoodsoffered. Withtheincreaseinauto Storefront displaysprimarilyreliedontheirsimplicityandlackofclutterto ound thr hey alsoaidincreating patterns withinfacades andwithinthe UIDE UIDE UIDE L L L INE INE INE : : : D istrict, brickparapets andmetal and COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES and correspondingtoexistingdetailing.Vent anddrainproperly. Repair woodandmetalcorniceswherefeasibleusinglong-lastingmaterial 4.5.3. G cornice workwheresuchsituationsarefeasible. The LandmarksBoardshallexerciseitsjudgmentregardingreplacementof 4.5.5. G parapet. Where cornicerepairisnotfeasible,removeandrestorebricksupporting 4.5.4. G UIDE UIDE UIDE L L L INE INE INE : : :

Individual Building Guidelines 52 elements. special character. Consider doorknobs,kickplates,paintedsignsasdesign Consider useofdecorationsonthedoortoenhance the senseofits 4.6.3. G historic doors. than standardmillfinish. Avoid over-decoratingthedoor, andvoidfake If thedoormustbemetalandglass,callforadarkanodizedfinishrather A traditionalwooddoorwithaglasspanelwillreinforceoriginalcharacter. 4.6.2. G The frontdoorshouldbecompatiblewiththestorefront. 4.6.1. G cold, yet unobtrusive. been replaced withaluminumandglass installations, visually come incontact with(literally). Manyoriginalwood doors have I means bywhichmuchofthecustomer traffic comes andgoes. ont doors retain theirimportance even today, asthisisthe F 4.6. PrimaryDoors t isoneelement oftheoverall storefront thatbuildingvisitors r UIDE UIDE UIDE L L L INE INE INE : : : COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES entry. design, placinggreater visualemphasisthereby onthemain Additional front doors andrear doors are generally modest in 4.7. Secondary Doors the facade.Lackofadornmentistobeencouraged. Seek tousevisuallyunderstateddoors,fittedthelinesandmassingof 4.7.1. G UIDE L INE :

Individual Building Guidelines 53 display; addawnings;orcombineallelements. Use windowpanelsindoors;smallsignsatdoor;open backwindowfor 4.8.4. G to visuallyexceedthefrontinimportanceoremphasis. When creatingorupgradingarearentrance,donotallow therearentrance 4.8.3. G (Protective devices,suchasgrills,maybeappropriate.) entrances withalevelofimportanceappropriatetoitsnewfunction. Clean uprearfacades,addingdisplaywindowsandtreatinganynew 4.8.2. G Whenever practical,createrearentrancestogroundandupperfloors. 4.8.1. G number ofpatrons fairly goodaccess from theirautomobiles. side oftheCommercial Street, rear entrances afford alarge Street buildings. P 4.8. BuildingRears arking suppl UIDE UIDE UIDE UIDE L L L L y isprincipally attherear oftheCommercial INE INE INE INE F or manyofthebuildingsal : : : : ong thesouth COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES tion, size,entrywaylayout,treatments,andcolorswithadjacentneighbors. Rear entrancesshouldrespectneighboringbuildings;coordinatedoorloca 4.8.5. G unifying theDistrictvisually. trash, condensers,etc.Suchadetailwillprovideanothermeansfor The Districtshouldconsideradoptingauniformtreatmentforscreening enclosures shouldbemutedandblendwithsurroundings. Install debrisenclosurestoscreendumpstersandgarbagecans.Colorsof 4.8.7. G before implementing. Accommodate serviceaccessatrearandcoordinatewithneighbors. Test 4.8.6. G UIDE UIDE UIDE L L L INE INE INE : : : -

Individual Building Guidelines 54 whenever possible. Attempt tocoordinatenewoverhangswithexistingoverhang heights ii. i. overhangs, definedas: marquees. A marqueecorridorshallberespectedforprivateandpublic that amarqueewashistoricallypresent,consideraddingorreplacing Where marqueesareexisting,orwherehistoricaldocumentationindicates 4.9.2. G window heightandsize,baywidth,degreeofglassexposuretothesouth. Consider addingorreplacingawnings.Maintaindimensionsdictatedby 4.9.1. G and buildingsweather protection. add color andshapeto thefacade, while providing pedestrians from thelate-1880s through the1920s. Awnings are atraditional element ofcommercial structures 4.9. AwningsandMarquees

curb line. 7’ 10’ projectionperpendiculartothebuilding,notexceed 2’ insidethe abovesidewalkto14’ abovesidewalk. UIDE UIDE L L INE INE : : O perable orfixed, they COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Metal marqueecanopiesontheMissouriHotel. Example oftextilestorefrontawnings.

Individual Building Guidelines 55 Keep awningletteringsimpleandaimedatidentification. 4.9.6. G total façadecomposition. Patterns shouldnotbesobusyastodistractfromtheappearanceof Awning patterns(orlackof)shouldbeselectedafterstudyofthefacade. 4.9.5. G able becausetheircharacterisnotsympathetictohistoricmaterials,colors. Awnings’ materialshouldbedurable,butmetalawningsmaynotaccept- 4.9.4. G nings inproportiontoneighboringstructuresandawnings. Do notallowawningsandmarqueestodominatethefacade.Keepaw- 4.9.3. G marquee. Example ofrigid UIDE UIDE UIDE UIDE L L L L INE INE INE INE : : : : COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES the historic atmosphere. decorative elements work together to create reinforcement for its senseofidentity T 4.10. Details andDecorative Elements Do notbracketequipmentoff walls. 4.10.5. G less oflocationifaccessibletopublicview. must beontheground,screenthem.Screenallsuch equipmentregard- Locate mechanicalequipmentonroofs;alternatively, ifcondensingunits 4.10.4. G Window mechanicalunitsarenotpermitted. 4.10.3. G Elements suchasbrackets,footscrapers,shutters,etc.,shouldbefunctional. 4.10.2. G false decorativeelementsthatwerenotapartofthebuilding’s history. Preserve orrestoreoriginaldetailingwherefeasible.Donotcopycreate 4.10.1. G he finequalityofCommercial Street buildingdetails adds to UIDE UIDE UIDE UIDE UIDE L L L L L INE INE INE INE INE . While notgenerally ornate orcomplex, the : : : : :

Individual Building Guidelines 56 pedestrians’ andautos’ ways. weeds anddebris.Ifpossible,leaveareasforstorage ofsnow, etc.,outof Patch grounds–potholesandthelike;repairdrainage problems;remove 4.11.3. G Select materialsanddetailsthatareeasilymaintained andreplaced. 4.11.2. G property. Redesign shouldgivethoughttotheeaseofmaintenancerenovated windows; removeuselesssigns;keeptrimpaintedingoodcondition. Clean allareasaroundthebuilding;replacebrokenglass;cleanandwash 4.11.1. G lease it,itmust beready to besold. disinvested. they cause portionsofthe Commercial Street—discourage potential tenants because in the by property owners andmerchants. Vacant buildingsandlots D P 4.11. Maintenance /Management erhaps surprisingl istrict can beobtained through careful, day-to-day actions D istrict—particularly the400-and500-blocks of UIDE UIDE UIDE L ike anyproduct, ifyou wantto sellreal estate, or L L L INE INE INE y, oneofthestrongest impactsonthe : : : D istrict to appearunkempt or E . COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES materials themselves. be drawn to theentrydoorandwindow displays–notthe dur O 4.12. BuildingMaterials Chain-link fencesonprimaryfaçadesofopenlotsare notpermitted. 4.12.4. G of materials. Where linkingisnotfeasible,achieveacontrolledappearance atjunction 4.12.3. G If newandoldmaterialsmustbebroughttogether, trytolinkthem. 4.12.2. G If woodofagivendimensionisused,matchthisifvisuallyexposed. Example: Ifoldbrickispainted,thenpaintnewbrick. existing. In additionorrenovations,selectmaterialswhicharecompatiblewith 4.12.1. G riginal useoflate 1880s’ materials wasaimedatachieving ability andsimplicity. UIDE UIDE UIDE UIDE L L L L INE INE INE INE : : : T he attention ofpassersby wasto

Individual Building Guidelines 57 ii. i. from thestreet. in buildingrenovations,solongastheimprovementsquestionarevisible Permit theuseofsustainabledesignandenergyefficiencyimprovements 4.13.1. G historic structures more economically feasible. can helpmake therenovation, occupancy, andoperation of aspect ofr I 4.13. Sustainability andEnergy ncorporating sustainable designelements isanimportant

are notvisiblefromthestreet. Ensure thatphoto-voltaicpanelsandothermechanicalappurtenances replacement sashcomponentsasanexample). (refer toGuideline4.3.1.3.describingincorporatinginsulatedglassin rofitting withsustainabledesignandenergyefficiencyimprovements Maintain theappearanceandfidelityofhistoricelementswhenret UIDE educing theenergy usageinhistoric buildings. L INE : T - his COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES as theguidelinesbywhichrenovation decisionsare made. precedents from theperiodof historic significance must serve the absence ofhistoric photographs andforensic evidence, on thebuildingitself,suchevidence doesnotalways exist. its originalfeatures anddesign,oridentifyforensic evidence try andlocate historic photographs ofabuildingto understand renovation ofbuildingswithinthe which abuildingwasbuiltand/ormodifiediscritical to the Understanding theperiod(s)ofhistoric significance during 4.14. Periods ofSignificance part ofthebuilding’s historicconditionandpreservedinsitu. of HistoricSignificancethantheunderlyingbuilding should betreatedas Contributing modificationstobuildingsthatareofa different PrimaryPeriod 4.14.2. G methods, anddetailsofthebuilding’s PeriodofHistoricSignificance. Rehabilitations andrenovationsmustremainfaithfultothematerials, 4.14.1. G UIDE UIDE L L INE INE : D istrict. While itisbest to I n

Individual Building Guidelines 58 create a“falsesenseofhistory”. Do notremovelatercontributingadditions,features, or modificationsto 4.14.6. G historic significance. non-contributing modificationsandrestorethebuildingtoaconditionof undertaking aminorrenovationareencouragedtoremediatethese Owners ofbuildingswithnon-contributingmodificationsandfeatures 4.14.5. G and restorethebuildingtoaconditionofhistoricsignificance. non-contributing modifications—withtheexceptionofbuildingadditions— undertaking asignificantrenovationarerequiredtoremediatethese Owners ofbuildingswithnon-contributingmodificationsandfeatures 4.14.4. G of theoriginalconditionbuilding. Furthermore, theownermustprovidedocumentationofhistoricalevidence condition willimprovethebuilding’s overallcharacterandquality. the ownermustdemonstratethatrestorationofbuildingtoanearlier Should thebuildingownerwishtoremovealatercontributingmodification, 4.14.3. G UIDE UIDE UIDE UIDE L L L L INE INE INE INE COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES history. by historicdocumentationorforensicevidencetocreateafalsesenseof Do notaddhistorically-styledelementstoabuildingthataresupported 4.14.7. G UIDE L INE

Individual Building Guidelines 59 v iv iii. ii. i. features ofthefaçadebyusefollowingpractices: Keep signssubordinatetobuildings.Signsshouldfitwithintheexisting 4.15.1. G individuality ofexpression can beaccomplished. E material, lettering, andarrangement can still beachieved. T the area. D Control ofthenumber, character, andsizeofsignsinthe 4.15. Signage .

. he visualrichness created byvariety insigntype,color,

ven while working withinaframework governing the

istrict can beapowerful tool affecting thesenseofunity

Signs usingtrademarksandsymbolsareencouraged. Flush mountedsignsareencouraged; Letters applieddirectlytofacadesarerecommended; should reinforcetheoverallcompositionoffaçade; Sign colors,materials,sizes,shapes,andmethodsofillumination Align signswithotheronadjacentbuildingswheneverpossible; UIDE L INE : D istrict, COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Content ofsignsshallbelimitedtothebusinessnameand/orlogo. 4.15.2. G approval. are permissibleoutsidethegraphicchannel,subject to LandmarksBoard Historic markersortemporarysigns(intendedforaspecific publicevent) iii. ii. i. A graphicchannelshallberespectedforbusinesssignage,definedas: 4.15.5. G ing. Internally-lit signsareacceptablewheretheydonotoverpowerthebuild- 4.15.4. G Animated orflashingsignsarenotpermitted. 4.15.3. G

the LandmarksBoard’s approval. V 1’ 8’ ariations, duetoconditions,maybeappropriate,but are subjectto projectionperpendiculartothebuilding. abovesidewalkto14’ abovesidewalk UIDE UIDE UIDE UIDE L L L L INE INE INE INE : : : :

Individual Building Guidelines 60 that thebuildingtypewouldacceptacanopyofproposed type. may beapprovedifitcandemonstratedthatacanopy wasoriginalor Original marqueesshouldbemaintained.Newfixed marquees orcanopies 4.15.10. GUIDELINE: masonry buildingfabric. siveness totheoverallDistrictatmosphereandtheme andtheimpacton evaluated bytheLandmarksBoardonacase-by-case basis,forrespon districts. Suchgraphicsarepermissible.Proposedwall graphicsshouldbe Wall advertisinggraphicswereoftenusedaround1900incommercial 4.15.9. GUIDELINE: shall considertheseonanindividualbasis. Flags andbannersarepermissibleoutsidethegraphicchannel.Board 4.15.8. GUIDELINE: 15% fortemporarygraphics. Advertising graphicsarelimitedto10%ofwindowareaforpermanent,and age oftheglass;upperfloorsshallnotexceed20%glass. Main floorwindowgraphics(non-advertising)shallnotexceed25%cover 4.15.7. GUIDELINE: to Guideline4.9.2governingmarqueesonexistingbuildings. Where signsarelocatedonmarquees,signagemustadditionallyconform 4.15.6. GUIDELINE: COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES - - Representative signageexample. Representative signageexample.

Individual Building Guidelines 61 marks Boardforapproval. Architectural accentlightingdesignplansmustbesubmitted totheLand with thefaçade. view, architecturalaccentlightingfixtures shouldunobtrusiveandblendin should beconcealedfromview. Wherenotfeasibletobeconcealedfrom elements ofthebuilding.Iffeasible,architecturalaccent lightingfixtures Architectural accentlightingcanbeusedtohighlight specific architectural 4.16.3. GUIDELINE: functional buildingelements,includingentrywaysandsignage. Exterior building-mountedlightingfixturesshouldbeplacedtoilluminate 4.16.2. GUIDELINE: character ofthebuilding’s period(s)ofhistoricsignificance. When used,exteriorbuilding-mountedlightingfixturesshouldmatchthe 4.16.1. GUIDELINE: and improve thevisibilityandlegibility ofbuildingsignage. can highlightcharacteristic elements ofthebuildingatnight Modern Period. Furthermore, contemporary lightingdesign as adesignelement beginninginthe1920swithEarly Victorian-era buildings,lightingbecame increasingly common Although exterior buildinglightingwasnotcommon in 4.16. Exterior BuildingLighting - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES and notdominatethefaçade. Exterior lightingdesignshouldbesubordinatetotheoverallfaçade 4.16.4. GUIDELINE: website forlightingguidelines. Refer toSection1.9.forreferencetheInternationalDarkSky Exterior lightingmustconformtobestpracticesforreducinglightpollution. 4.16.5. GUIDELINE: Association

Individual Building Guidelines 62 This Page I s I n t COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES en t ionally L ef t Blank

Individual Building Guidelines 63

05 New Construction Guidelines sited totherearof,andifpossible,directlybehindmain buildingonthelot. Garages andotheraccessorybuildings,aswellparking pads,mustbe 5.1.3. G The establishedsetbackfromthestreetshallbestrictly maintained. 5.1.2. G recurrent buildingmassestospacesismaintained. existing structuresontheblockfacetoensurethatanyrhythmof shall bewithin10percent(%)ofsuchmeasurementsforamajoritythe tive lotsothatthewidthoffaçadeanddistancebetweenbuildings A newbuildingorprimaryfaçadeadditionshallbepositionedonitsrespec- 5.1.1. G siting, bulk,anddesignrequirements. R through buildingsiting. realm. of Commercial Street andprovides awalkable sidewalk cr T 5.1. he consistent orientation ofbuildingsatthefront lot lines ecommendations Section36-425(5)and(7)for additional eates acoherent street wallthatencloses thepublicspace

Building Siting N UIDE UIDE UIDE ew construction shouldreinforce thischaracter L L L INE INE INE : : : R efer to theCityofSpringfieldZoning COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES requirements. Section 36-425(5)and(7)for additionalsiting,bulk,anddesign reinforce thisrelationship through height,scale, andmassing. neighboring buildingsto oneanother. sc Buildings inthe 5.2. the sameroofdesign. in thestreetscape,anyproposednewconstructionor alterationshallfollow When oneroofshapeisemployedinapredominance ofexistingbuildings 5.2.3. G same levelasthoseofneighboringbuildings. Floor levels,watertables,andfoundationlevelsshallappeartobeatthe 5.2.2. G that formtheblock-face. within 15percent(%)oftheaverageheightexistinglow-risebuildings A newlow-risebuilding,includingallappurtenances,mustbeconstructed 5.2.1. G R efer to theCityofSpringfieldZoning ale, andmassing.

Building Height,Sc UIDE UIDE UIDE L L L INE INE INE D istrict have agenerally-consistent height, : : : T his provides acoherent relationship of ale, andMassing N R ew construction should ecommendations

New Construction Guidelines 66 mix uses. the upperfloor(s)shallbeprivateorsemi-privatewithofficeresidential For allnewbuildingsand/oradditionsgreaterthanone(1)storyinheight, 5.3.2. G front. Street, thegroundfloorshallbeapublically-accessiblecommercialstore For allnewbuildingsand/oradditionswithaprimaryfaçadeonCommercial 5.3.1. G use character withground-floor retail and commercial space. buildings must reinforce andbuild-uponthe ound-floor andUpper-floor T 5.3. he Commercial Street Historic ed-use district.

Configuration Gr UIDE UIDE L L INE INE N ew buildingsandadditionsto existing D istrict isfundamentally a D istrict’s mixed- COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES - dominant, withw and metal usedfor trimandotherarchitectural features. I 5.4. shingles wheretheroofisvisiblefrompublicorcommon areas. Roof materialsshallbeslate,claytile,copperorarchitectural composite 5.4.2. G v iv iii. ii. i. exterior wallsofthebuilding: the exteriorsurface. The followingexteriorfinishesshallbeallowedonall metal roofs.Metaltrimcanbeusedbutnottoexceed15percent(%)of Metal shallnotbeusedasaprimaryexteriorsurfacematerial,exceptfor 5.4.1. G n the .

Accent materialssuchasglassblockandceramictiles. Architectural pre-castconcrete;and Oversized brick; Natural orcaststone; Customary brickmasonry;

D Building Mat istrict, brickandstone masonryandstucco are UIDE UIDE L L INE INE ood, terra cotta, pigmented structural glass, : : erials

New Construction Guidelines 67 profile. match thatontheoriginalbuildingincolor, texture,composition, andjoint The pointingofmortarjointsonmasonryadditionsto historicbuildingsshall 5.4.6. G required priortoapproval. A submissionofsamplesallbuildingmaterials,includingmortar, shallbe 5.4.6. G Chain-link fencesonprimaryfaçadesofopenlotsarenotpermitted. 5.4.5. G permitted. board orcementitioussiding. Aluminum and/orvinylsidingisnever are notpermittedonprimarybuildings. Accessory buildingsmayusewood Clapboard orbatten-stylesiding,includingwoodandcementitiousboard 5.4.4. G systems (EIFS)andcementitiousboardsarenotpermitted. Painted, panelizedcladdingsystems,includingexteriorinsulatedfaçade 5.4.3. G UIDE UIDE UIDE UIDE UIDE L L L L L INE INE INE INE INE : : : : COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES historic context ofthe patterns ofbuildingwindows. into acoherent image. building fenestration bindstogether theindividualfacades By theirarrangement, repetition, alignment,size,andshape, 5.5. Windows guidelines forreplacementwindowsoutlinedinSections 4.3.2.and4.3.3. traditionally-styled windowsarecalledfor, windowsshouldfollowthesame porary-styled buildingsshouldutilizecontemporary-styled windows.Where ly-styled buildingsshouldutilizetraditionally-styledwindows, andcontem- Windows shouldmatchthecharacteroffaçadeas awhole;traditional 5.5.3: G block face. within 10percent(%)ofthewindowareamajoritybuildingson operation aswindowsinadjacentbuildingsandtheirtotalareashouldbe Windows ontheprimaryfaçade(s)shallbeofsameproportionsand 5.5.2: G openings onallelevationsvisiblefromthestreet. New buildingsandbuildingadditionsshallbedesignedwithwindow 5.5.1. G UIDE UIDE UIDE L L L INE INE INE : : : D N istrict andmaintain theprevailing ew construction shouldrespect the -

New Construction Guidelines 68 storefronts ofadjacentbuildings. bulkhead, displaywindow, transom,entablature,andsign bar—tothe Match theverticalelevationsofstorefrontelements—including thesill, 5.6.3. G Storefronts shallincorporateatraditionalrecessedentry. 5.6.2. G of themajoritybuildingsonblockface. the storefrontarea—calculatedasapercentageofgroundflooronly— adjacent buildingsandtheirtotalareashouldbewithin10percent(%)of Ground floorstorefrontsshallbeofthesameproportionsasin 5.6.1. G patterns ofbuildingstorefronts. historic context ofthe historic consistency. D of boththegr T 5.6. Storefronts he storefront, theassembly ofdoors, windows, andmaterials istrict’s most prominent opportunityto develop visualand UIDE UIDE UIDE ound andupperfloors tends to provide the L L L INE INE INE : : : N D ew construction shouldrespect the istrict andmaintain theprevailing COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES of buildingsontheblockface. area—calculated asapercentageofthegroundflooronly—ofmajority of storefrontglassshouldbewithin10percent(%)the Maintain thetraditionaldegreeofglassinstorefront. The totalarea 5.6.4. G themselves. building lines,storefrontwindowsdisplays,andmerchandisespeakfor Minimize theamountofandtypedecorationonfaçade.Let 5.6.5. G UIDE UIDE L L INE INE : :

New Construction Guidelines 69 to neighboringstructuresandtheoverallfaçade. Do notallowcornicestodominatethefacade.Keep inproportion 5.7.3. G buildings withcontemporaryarchitecturalstyling. with traditionalarchitecturalstyling,andcontemporary-styledcorniceson aesthetic ofthefaçade.Usetraditionally-styledcornicesonbuildings If acorniceisspecified,cornicesshouldmatchtheoverallstyleand 5.7.2. G buildings. percent (%)oftheparapetwalland/orcornicedimensionsadjacent and proportionsoftheparapetwalland/orcorniceshouldbewithin10 Street shouldutilizeaparapetwalland/orcornice. The overalldimensions New buildingsand/oradditionswithaprimaryfaçadeonCommercial 5.7.1. G oughout the block. T wood cornices adddistinction to Commercial Street buildings. F 5.7. Parapets andCornices ound thr hey alsoaidincreating patterns withinfacades andwithinthe UIDE UIDE UIDE L L L INE INE INE : : : D istrict, brickparapets andmetal and COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES specialty compositeproductsmustbepainted. approving thedesignofcornice.Cornicesexecutedinwood,metal,or the district. The LandmarksBoardshallberesponsibleforreviewingand with theVictorian periodofhistoricsignificancethatispredominantin specialty compositeproducts. The designofthecorniceshouldcoordinate Traditionally-styled cornicesshouldbeexecutedinbrick,wood,metal,or 5.7.4. G elements. special character. Consider doorknobs,kickplates,paintedsignsasdesign Consider useofdecorationsonthedoortoenhance the senseofits 5.8.2. G with woodstorefronts,andmetaldoorsstorefronts. The frontdoorshouldbecompatiblewiththestorefront. Usewooddoors 5.8.1. G character ofprimarydoors. historic context ofthe come incontact with. I means bywhichmuchofthecustomer traffic comes andgoes. ont doors retain theirimportance even today, asthisisthe F 5.8. PrimaryDoors t isoneelement oftheoverall storefront thatbuildingvisitors r UIDE UIDE UIDE L L L INE INE INE : : : N D ew construction shouldrespect the istrict andmaintain theprevailing

New Construction Guidelines 70 (Protective devices,suchasgrills,maybeappropriate.) entrances withalevelofimportanceappropriatetoits newfunction. Clean uprearfacades,addingdisplaywindowsandtreating anynew 5.10.2. G Whenever practical,createrearentrancestoground and upperfloors. 5.10.1. G number ofpatrons fairly goodaccess from theirautomobiles. side oftheCommercial Street, rear entrances afford alarge Street buildings. P 5.10. BuildingRears the facade.Lackofadornmentistobeencouraged. Seek tousevisuallyunderstateddoors,fittedthelinesandmassingof 5.9.1. G entry. design, placinggreater visualemphasisthereby onthemain Additional front doors andrear doors are generally modest in 5.9. Secondary Doors arking suppl UIDE UIDE UIDE L y isprincipally attherear oftheCommercial L L INE INE INE F or manyofthebuildingsal : : : ong thesouth COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES to visuallyexceedthefrontinimportanceoremphasis. When creatingorupgradingarearentrance,donotallowtheentrance 5.10.3. G unifying theDistrictvisually. trash, condensers,etc.Suchadetailwillprovideanother meansfor The Districtshouldconsideradoptingauniformtreatment forscreening enclosures shouldbemutedandblendwithsurroundings. Install debrisenclosurestoscreendumpstersandgarbage cans.Colorsof 5.10.7. G before implementing. Accommodate serviceaccessatrearandcoordinatewithneighbors. Test 5.10.6. G tion, size,entrywaylayout,treatments,andcolorswithadjacentneighbors. Rear entrancesshouldrespectneighboringbuildings;coordinatedoorloca 5.10.5. G display; addawnings;orcombineallelements. Use windowpanelsindoors;smallsignsatdoor;openbackfor 5.10.4. G UIDE UIDE UIDE UIDE UIDE L L L L L INE INE INE INE INE : : : : : -

Preamble & Introduction 71 whenever possible. Attempt tocoordinatenewoverhangswithexistingoverhang heights ii. i. overhangs, definedas: For marquees,amarqueecorridorshallberespectedforprivateandpublic 5.11.2. G window heightandsize,baywidth,degreeofglassexposuretothesouth. Consider addingawningsormarquees.Maintaindimensionsdictatedby 5.11.1. G contextual linkto historic buildings. contemporary buildings,modernawningdesignscan provide a providing pedestrians andbuildingsweather protection. or fixed, they add color andshape to the facade, while Commercial Street Historic Awnings andmarquees are atraditional element ofthe 5.11. AwningsandMarquees

curb line. 7’ 10’ projectionperpendiculartothebuilding,notexceed 2’ insidethe abovesidewalkto14’ abovesidewalk. UIDE UIDE L L INE INE : : D istrict’s character. O perable O n COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES nings inproportiontoneighboringstructuresandawnings. Do notallowawningsandmarqueestodominatethefacade.Keepaw- 5.11.3. G Keep awningletteringsimpleandaimedatidentification. 5.11.6. G total façadecomposition. Patterns shouldnotbesobusyastodistractfromtheappearanceof Awning patterns(orlackof)shouldbeselectedafterstudyofthefacade. 5.11.5. G architectural styling. styling, andcontemporary-styledawningsonbuildingswithcontemporary traditionally-styled awningsonbuildingswithtraditionalarchitectural Awnings shouldmatchtheoverallstyleandaestheticoffaçade.Use 5.11.4. G UIDE UIDE UIDE UIDE L L L L INE INE INE INE : : : :

Preamble & Introduction 72 the buildingtowhichtheyareattached. Decks shouldbeofsimpleandfunctionalformdesign appropriateto and railings,orofstructuralmetalwithwooddecking andmetalrailings. Decks maybeconstructedofawoodsuperstructure with wooddecking 5.12.3. G building andneighboringdecksstaircases. decks andexteriorstaircasessimpleindesign proportiontothe Do notallowdecksandexteriorstaircasestodominate thefacade.Keep 5.12.2. G primary façade. exterior staircasesshouldbeunobtrusiveandgenerallynot-visiblefromthe within therearone-third(1/3)ofanon-primarysidefaçade.Decksand Locate decksandexteriorstaircasesontherearfaçadeofbuilding,or 5.12.1. G side ofabuilding. exterior staircase maybeacceptable ifplaced attherear or space ontherear façades ofbuildings.Assuch,adeckor exterior staircases provide upper-flooraccess and exterior additions ontheprimaryfaçades. Whenused,decksand Commer D 5.12. DecksandExterior Staircases ecks andexteriors staircases are generally notusedon cial Street’s historic buildingsandare notappropriate UIDE UIDE UIDE L L L INE INE INE : : : COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES with thecolorsofbuilding. Wood elementsshouldbestainedwithanopaquestainorpaintedtoblend 5.12.4. G colors ofthebuilding. Metal elementsshouldbepaintedindarkneutralcolorstoblendwiththe 5.12.5. G UIDE UIDE L L INE INE : :

New Construction Guidelines 73 Do notbracketequipmentoff walls. 5.13.4. G view. Screen allsuchequipmentregardlessoflocationifaccessible topublic alternatively, if condensing unitsmustbeontheground,screenthem. Locate mechanicalequipment(venthousings,condensing units)onroofs; 5.13.3. G Window mechanicalunitsarenotpermitted. 5.13.2. G functional. Elements suchasbrackets,footscrapers,shutters,etc.,shouldatleastbe 5.13.1. G create reinforcement for thehistoric atmosphere. pediments, brickdetailing andsoforth) work together to complex, thedecorative elements (columns, capitals, window t T 5.13. Details andDecorative Elements o itssenseof“district-ness.” While notgenerally ornate or he finequalityofCommercial Street buildingdetails adds UIDE UIDE UIDE UIDE L L L L INE INE INE INE : : : : COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES parking. e development inthe structures afeasible anddesirable alternative to surface F 5.14. Parking Structures Commercial Streetfrontages. Vehicular entranceandegressfromparkingstructuresisnotpermittedon 5.14.4. G and exposedstructuralconcreteormetalare notpermitted. elements ofthebuildingwhenviewedfromstreet.Exposed parkingdecks Parking structuresmustfeaturefaçadedesignsthatscreen thestructural 5.14.3. G along anyandallCommercialStreetfaçades. Parking structuresmustfeaturecommercialstorefrontsatsidewalklevel 5.14.2. G Building Materials. Massing; (5.3.)Ground-floorandUpper-floorConfiguration;(5.4) forth inSections(5.1.)BuildingSiting;(5.2.)Height,Scale,and As newbuildings,parkingstructuresmustconformtotheguidelinesset 5.14.1. G built context andcharacter ofCommercial Street. multi-story mixed-use development andreinforce theexisting utur P UIDE UIDE UIDE UIDE arking s L L L L INE INE INE INE tructures shouldblend into surrounding : : : : D istrict maymake parking

New Construction Guidelines 74 v iv iii. ii. i. features ofthefaçadebyusefollowingpractices: Keep signssubordinatetobuildings.Signsshouldfitwithintheexisting 5.15.1. G individuality ofexpression can beaccomplished. E material, lettering, andarrangement can still beachieved. T the area. D Control ofthenumber, character, andsizeofsignsinthe 5.15. Signage .

. he visualrichness created byvariety insigntype,color,

ven while working withinaframework governing the

istrict can beapowerful tool affecting thesenseofunity

Signs usingtrademarksandsymbolsareencouraged. Flush mountedsignsareencouraged; Letters applieddirectlytofacadesarerecommended; should reinforcetheoverallcompositionoffaçade; Sign colors,materials,sizes,shapes,andmethodsofillumination Align signswithotheronadjacentbuildingswheneverpossible; UIDE L INE : D istrict, COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Content ofsignsshallbelimitedtothebusinessnameand/orlogo. 5.15.2. G approval. are permissibleoutsidethegraphicchannel,subject to LandmarksBoard Historic markersortemporarysigns(intendedforaspecific publicevent) iii. ii. i. A graphicchannelshallberespectedforbusinesssignage,definedas: 5.15.5. G ing. Internally-lit signsareacceptablewheretheydonotoverpowerthebuild- 5.15.4. G Animated orflashingsignsarenotpermitted. 5.15.3. G

New Construction Guidelines 75 Representative signageexample. Representative signageexample. COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES to Guideline5.11.2. governingmarqueesonnewconstructionbuildings. Where signsarelocatedonmarquees,signagemustadditionallyconform 5.15.6. GUIDELINE: that thebuildingtypewouldacceptacanopyofproposed type. may beapprovedifitcandemonstratedthatacanopy wasoriginalor Original marqueesshouldbemaintained.Newfixed marquees orcanopies 5.15.10. GUIDELINE: masonry buildingfabric. siveness totheoverallDistrictatmosphereandtheme andtheimpacton evaluated bytheLandmarksBoardonacase-by-case basis,forrespon districts. Suchgraphicsarepermissible.Proposedwall graphicsshouldbe Wall advertisinggraphicswereoftenusedaround1900incommercial 5.15.9. GUIDELINE: shall considertheseonanindividualbasis. Flags andbannersarepermissibleoutsidethegraphicchannel.Board 5.15.8. GUIDELINE: 15% fortemporarygraphics. Advertising graphicsarelimitedto10%ofwindowareaforpermanent,and age oftheglass;upperfloorsshallnotexceed20%glass. Main floorwindowgraphics(non-advertising)shallnotexceed25%cover 5.15.7. GUIDELINE: - -

New Construction Guidelines 76 marks Boardforapproval. Architectural accentlightingdesignplansmustbesubmitted totheLand- with thefaçade. view, architecturalaccentlightingfixturesshouldunobtrusiveandblendin should beconcealedfromview. Wherenotfeasibletobe concealedfrom elements ofthebuilding.Iffeasible,architecturalaccent lightingfixtures Architectural accentlightingcanbeusedtohighlight specific architectural 5.16.3. G functional buildingelements,includingentrywaysandsignage. Exterior building-mountedlightingfixturesshouldbeplacedtoilluminate 5.16.2. G character ofthebuilding’s period(s)ofhistoricsignificance. When used,exteriorbuilding-mountedlightingfixturesshouldmatchthe 5.16.1. G and improve thevisibilityandlegibility ofbuildingsignage. can highlightcharacteristic elements ofthebuildingatnight Modern as adesignelement beginninginthe1920swith Victorian-era buildings,lightingbecame increasingly common Although exterior buildinglightingwasnotcommon in 5.16. Exterior BuildingLighting P UIDE UIDE UIDE eriod. L L L F INE INE INE urthermor : : : e, contemporary lightingdesign E arly COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES and notdominatethefaçade. Exterior lightingdesignshouldbesubordinatetotheoverallfaçade 5.16.4. G website forlightingguidelines. Refer toSection1.9.forreferencetheInternationalDarkSky Association Exterior lightingmustconformtobestpracticesforreducinglightpollution. 5.16.5. G UIDE UIDE L L INE INE : :

New Construction Guidelines 77

06 Glossary of Terms window frame. Brick Mould: A trimpiececoveringthejoint between amasonrywalland of thebuildingsandtheirprincipalmaterials. exhibits overallcharacteristicsprovidedbythescale, massing,andspacing tions ofbuildingsthatfacethestreetwithinablock; blockfacetypically Block Face:Thecollectivestreetfront,consistingoftheprinciple eleva- support. Balustrade: A seriesofshortposts,orbalusters, andthehandrailthey B or door. Awning: its function. such asasculpture. An artistically-designedbenchshallbecategorizedby Art: A featurewithprimarilyartisticqualities,andisnotabuildingelement, adjacent totheprimarybuilding. Appendage: A setofsteps,stoop,porch,ordeckattachedimmediately house, greenhouse,playhouse,etc. tal tothatoftheprimarystructureonasite,includinggarage,carriage Accessory Structure: Accessible Route:A continuousunobstructedpath. A A lightweightexteriorroof-likeshadethatprojectsoverawindow A subordinatebuilding,theuseofwhichisinciden- COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES Commercial StreetHistoricDistrictDesignGuidelines; and(c)Inthecase StandardsforRehabilitation;(b)the upon (a)theSecretaryofInterior’s olition permitforstructureswithinahistoricdistrict. The Cof A isbased Landmarks Boardeitherapprovingordenyingabuilding permitordem- Certificate of Appropriateness(“Cof A”):A certificationissuedbythe pounds suchassiliconeandpolyurethane. rials; includestarandoakum,lead,putty, andmodernelastomericcom Caulking: and thenmachined. historic ironbuildingelementswheremoltenalloyispouredintomolds Cast Iron: An historicbuildingmaterial. A methodofmanufacturingcertain located attherearofbuildinglotadjacenttoanalley. es, andoftencontaininglivingquarters. Typically itisatwo-storystructure Carriage House:A buildingoriginallyusedtoprotectcarriagesandhors- Capital: Thedecorativeheadorcrowningfeatureofacolumnpost. over awalkwayoradjacenttodoor. Canopy: A protectiveroof-likecoveringmountedonametalframework C both. increasing eitherthebuilding’s programarea,enclosedsquarefootage,or sides (a“shed”)orfullyenclosed,whichhasthepurposeandfunctionof date laterthantheoriginalbuilding’s construction—eitherroofedwithopen Building Addition: A flexiblesealantmaterialusedtoclosejointsbetweenmate An auxiliarystructuretotheoriginalbuilding—builtata - -

Glossary of Terms 80 angles awayfromtheverticalsurface. Crown Moulding: moldings. combinations ofallthreematerials. As usedherein,cornicesincludecrown are typicallyconstructedofbrick,built-uppieceswood, sheetmetal,or incorporating brackets,dentilmoldings,andogeemoldings. Cornices Historic District,cornicesaremadeofavarietymaterials anddesigns, gutter andvisuallysupportstheroofoverhang.InCommercialStreet the roof.Inadditiontobeingdecorative,corniceoftencamouflages Cornice: Thedecorativeportionofabuildingwhereanexteriorwallmeets feature two(2)primaryfaçades. Corner Lot:A lotabuttingontwostreetsattheirintersection.Cornerlots listed inthehistoricdistrict’s nominationstatement. Commercial StreetHistoricDistrict.Contributingbuildingsarecustomarily Significance thatcontributetotheoverallcharacterandqualitiesof Contributing Buildings: nae, cables,wires,dishes,ormountingapparatus. any formofcommunication. This caninclude,butisnotlimitedto,anten- Communication Devices:Equipmentusedtosend,receive,orprocess Column: A verticalelementthatsupportspartofabuildingorstructure. of thesurroundings. removal isharmoniousorincongruouswithtotheoldandhistoricaspects of eithernewconstructionordemolition,thedegreetowhichaddition A horizontalmouldingatthetopofanyfeaturethat BuildingsfromaspecificPeriodofHistoric COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES containing awindow. Dormer: A structureprojectingfromaslopingrooformansard,usually tion onaClassicalcornice. Dentil: A smallsquaretooth-likeblock,usedinaseriesorrowasdecora- Deck: A floorthatisexposedtotheelements. D straight sidestoappearconcave. wider inthemiddle. This correctsanopticalillusionthatcausesperfectly Entasis: A slightcurvingoftheoutlineshaftacolumnsothatitis Eave: Theprojectionofaroofbeyondthewallbelow. (Streamline Moderne,1930s),andvariouscommercialarchitecturestyles. styles, including Arts andCrafts(1910s), Art Deco(1920s), Art Moderne (1940). The EarlyModernPeriodiscomprisedofanumberarchitectural end oftheVictorian Period(1900-1910)untilthebeginningofWorld War II Modern periodofsignificanceinUnitedStates Architecturedatesfromthe Early ModernPeriod: Also referredtoastheProgressive Area, theEarly E

Glossary of Terms 81 es appreciablytheperceptionofwidthfeature. Highly Visible: Seeninentiretyandnotatanobliqueanglethatdiminish- H linseed oil. compound wasmadeofamixturegypsumpowder andboiled(drying) of apaneglasstopreventleakageairorwater. Historically, glazing Glazing Compound: roof. Gable End: G per footto½inchandusuallywaterproofedwithabuilt-uproof. Flat Roof: Fenestration: Thedesignandplacementofwindowsinabuilding. a cornice. Fascia: A flat,horizontalbandormemberbetweenmoldings,especiallyin is thebuildingwallthatfacesstreet. Façade: Anexteriorwallofabuilding. The street,front,orprimaryfaçade F Roofs thatareessentiallyflat,typicallyhavingaslopeof¼inch The triangularupperportionofawallattheendpitched Any typeofsealant,suchasputty, usedattheedges COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES than for-profitbusinesspurposes. religious, educational,fraternal,social,ormedicalorganizationforother Institutional Building: I nae, electricalorgasmeters,conduit,celltowers,etc. Mechanical Equipment: and theupperslopealmosthorizontal. slope, whichfrequentlyincorporatesdormerwindows, beingalmostvertical Mansard: A roofhavingadoubleslopeonallfoursideswiththelower a building. crete blockunits,usuallyjoinedbymortar, toformwallsandotherpartsof Masonry: A familyofbuildingtechniquesthatusesstone,brick,orcon- M or less. Low- andMid-riseBuilding: of thelowersash,fromwhichsashislifted. Lift Rail: L On single-hunganddouble-hungsashwindows,thebottomrail Any buildingoriginallydesignedforusebya HVAC units,solarpanels,satellitedishes,anten- A buildingwithameanroofheightof75feet,

Glossary of Terms 82 suitable fordifferent typesofconstruction. Commercial mortarisavailableinfive(5)gradeswith varyingspecifications used betweencoursesofbrick,stone,orblockinmasonry construction. Mortar: A mixtureofsand,lime,andoptionallyPortlandcementthatis al basiswithouttheneedforaLandmarksBoardhearing. tively-approved bytheOfficeofPlanningandDevelopmentonacondition additions withoutaprimaryfaçade.Minorrenovationsmaybeadministra- visible fromthestreet;(4)decksandexteriorstaircases;(5)building minor renovations:(1)buildingsignage;(2)lighting;(3)roofingnot Minor Renovation: (i.e. Googiearchitecture.) Modern stylesfromthe1930s,aswell“spacerace”or“sci-fi”elements metal panels,etc.).Mid-CenturyModernisinfluencedbybothInternational the useofregular, geometricbuildingmaterials(i.e.brick,stonepanels, angled roofs;glasscurtainwallsand/orcontinuousbandsofglazing;and characterized simplified,geometricforms;asymmetry;straightlines;flator War II(1945)untilthemid-1960s.Mid-CenturyModernarchitectureis cance inUnitedStates Architecture datesfromtheendofWorld Mid-Century ModernPeriod: sash, andtheupperrailoflowersash. where thetwosashedmeetwhenclosed(i.e.bottomrailofupper Meeting Rails:Onsingle-hunganddouble-hungsashwindows,therails It isconsideredtobeageneral-purposemix,usefulfor abovegrade, is composedof1partPortlandcement,lime,and 6partssand. heat. Type Nmortar mixhasamediumcompressivestrengthandit and above-gradewallsthatareexposedtosevereweather andhigh Type NMortarMix:Type Nmortarisusuallyrecommendedonexterior The followingbuildingimprovementsareclassifiedas The Mid-CenturyModernperiodofsignifi COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES - - stone. for usewithnaturalstonebecauseitoffers similarstrengthtothatof ing itunsuitableformanyexposedapplications. Type Mispreferred strength, itoffers relativelypooradhesionandsealingproperties,mak- While typeMmortarprovidesatleast2,500psiofcompressive applications, includingfoundations,retainingwalls,and driveways. land cementandisrecommendedforheavyloads below-grade Type MMortarMix:Type MmortarmixhasthehighestamountofPort- between 2,300and3,000psi. mum compressivestrengthof1,800psi,itisoftenmixedforstrengths brick patiosandwalkways. Although typeSmortarmusthaveamini- manholes, retainingwalls,andsewers,aswellat-gradeprojectslike for manybelow-gradeapplications,suchasmasonryfoundations, pressure andwindseismicloads. Type Sisthecommonchoice projects atorbelowgrade.Itperformsextremelywelltowithstandsoil psi andahigh-tensilebondstrength,typeSmortarissuitableformany Type SMortarMix:Offering ahighcompressivestrengthofover1,800 consistency andeaseofapplication. for repointingandsimilarrepairworkonexistingstructures,duetoits areas subjectedtohighwinds.However, typeOmortarmixisideal limited duetoitslowstructuralcapacity. Itisnotrecommendedin to Type Nforsomeinteriorapplications,butitsexterioruseshallis grade, non-load–bearingwalls. Type Ocanbeusedasanalternative strength, atonlyabout350psi.Itisusedprimarilyinterior, above- Type OMortarMix: Type Omortarmixhasrelativelylowcompressive in therangeof750poundspersquareinch(psi). mortar mixforsoftstonemasonry. Ittypicallyachieves28-daystrength exterior, andinteriorload-bearinginstallations. Itisalsothepreferred

Glossary of Terms 83 roof, otherthanthechimney. Parapet: Thoseportionsofthewallsabuildingthatprojectabove the P tion statement. uting buildingsarecustomarilyexcludedfromthehistoric district’ fundamentally detractfromitsoverallcharacterandqualities. Non-contrib- overall characterandqualitiesoftheCommercialStreetHistoricDistrict,or tially obscuredordestroyed. These buildingseitherdonotcontributetothe qualities oftheoriginalPeriodHistoricSignificancehavebeensubstan Historic Significance,orbuildingsthathavebeenmodifiedinawaythe Non-Contributing Buildings: N glass panesofawindowsashordoor. Muntin: sash placedinasingleopening. Mullion: significantly strongerthantheexistingmasonry. on historicorancientbuildingsthatrequireaspecialmixisnot of itssoftness,typeKisprimarilyusedforrestoringthemasonry offers averylowcompressivestrengthofonlyabout75psi.Because but maybespecifiedforrestorationorotherspecialtyapplications.It Type KMortarMix:Type Kmortarisrarelyusedfornewconstruction A stripofwoodormetalthatseparatesandholdsinplacethe A verticalpostorotheruprightthatseparatestwomoreunitsof Buildings notfromaspecificPeriodof s nomina - - COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES property. Primary Structure: columns andrailings. is openatthefrontand,usually, thesides;typicallypartiallyenclosedwith Porch: A coveredandflooredareaof abuilding,especiallyhouse,that wall. Pilaster: A shallowpierorrectangularcolumnthatprojectsslightlyfroma names suchasCarreraandVitrolite. Modern buildings.Pigmentedstructuralglassisalsoreferredtobybrand exterior claddingon Art Deco,StreamlineModerne,andsomeMid-Century It wastypicallyproducedinlargetilesorpanelsandusedasan product thatwasproducedintheUnitedStatedthroughearly1960s. Pigmented StructuralGlass:A colored,translucent,oropaqueglass significance foundintheCommercialStreetHistoricDistrict. Modern (Progressive),andMid-Centuryareexamplesofperiods associated withoneormoredistinctarchitecturalstyles.Victorian, Early building dates,wasbuilt,ormodified.Periodsofsignificanceareoften Period ofSignificance: door, oftenusedinClassicRevivalarchitecture. Pediment: A decorativegableplacedaboveafacade,porch,windowor a singleownership,andislegallyrecordedaspiece. Parcel: A contiguouslandareawhichisconsidered asaunit,issubjectto A structureconsideredtobethe mainbuildingonthe A discreethistoricperiodorerafromwhicha

Glossary of Terms 84 located. ed portionofapublicright-of-wayonwhichbuilding orotherfeatureis Site: A parcelorparcelsoflandboundedbyapropertylinedesignat- require ahearingbytheLandmarksBoard. Significant renovationsshallnotbeadministratively-approved andshall merated asa“MinorRenovation”isclassifiedsignificant renovation. Significant Renovation: Siding: (as individedbymuntinsintolights). being double-hung,casement,awningorothertype);anditsconfiguration from itsmaterial;thedimensionsofallcomponents;operation(asin Sash: Theportionofawindowthatholdstheglass;itscharacterisderived S make changesingrade. Retaining Wall: A wallthatholdsbacktheearthbehinditandusedto properly tooled. face ofthemasonry, afterwhichnewmortarispressedintothejointsand wherein existingmortarisremovedtoaprescribeddepthbackfromthe Repointing: window sashordoor. Rail: Forwindowsanddoors,thehorizontalwoodcomponentsof R The finishcoveringofanexteriorwallabuilding. The processofrepairingmortarjointsinamasonrywall, Any buildingimprovementnotspecificallyenu COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES - of abuilding. Stucco: Plasterorplaster-likematerialusedforsurfacingthe exterior walls and blockfaces. (setback), streetfurnishingsandlighting,landscaping infrontofbuildings, of thepubliccirculationarea,includingstreet,sidewalks, buildingline Streetscape: excluding art,placednearthestreetforbenefitofpublic. Street Furniture:A pieceofequipment,suchasastreetlightorbench,but vestibule ortheprimarydoor. Storm Door:Anouterdoor, historicallymadeofwood,whichprotectthe or morewindowsforthedisplayofgoodswares. Storefront: Thefrontofastoreorshopatstreetlevel,usuallyhavingone house orbuilding. Stoop: A smallporch,platform,orstaircaseleadingtotheentranceofa sash ordoor. Stile: Forwindowsanddoors,theverticalwoodcomponentsofwindow style ofthebuildinganddoesnothaveanyunusualqualities. Standard Window: building. particularly fineindetailthatisamajorfactorthehistoriccharacterof Special Window: The assemblageofcomponentsthatestablishthecharacter A windowwithsashthatishighlyornate,unusual, or A windowwithsashthatistypicalforthetimeand

Glossary of Terms 85 Italianate, RomanesqueRevival,Queen Anne, andCommercial Style. with theVictorian period,includingNeoclassical,Federal,SecondEmpire, with theGilded Age Period. A numberofarchitecturalstylesareassociated typically datesfromapproximately1875totheearly1900s, corresponding Britain, theVictorian periodofsignificanceinUnitedStatesarchitecture Victorian Period: V Tuckpointing: composed ofseveralsmallpanesheldinplacebymuntins. True DividedLightWindow: the uppersash. Top Rail: Transom: Thewindowoverthetopofadoor, eitherfixedoroperable. already existing. used tobrickinanopeningattemptblendthenewbrickswiththose of thebricksproperlyexposedatjambedges. The reverseprocessis an openingjambthatissmooth,neatlyaligned,andhasthehardsurface insertion ofhalfbricksaligningwiththeendsfullbricks. The resultis the actualwidthdimensionsofopening. This notchingallowsforthe in abrickwall,theedgesofnewopeningarefirstnotchedbeyond up anexistingopeninginamasonrywall.Inthecaseofnew Tooth-In: T Onsingle-hunganddouble-hungsashwindows,thetoprailof A masonrytechniqueusedtoformanewopeningorclose See Repointing. Associated withthereignofQueenVictoria inGreat A windowsashinaordoorthatis COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES in historicresidentialstructuresarethree-wythesthick. wall. A two-wythebrickwallisone thatistwobricksthick.Mostbrickwalls Wythe: A termusedinmasonryconstructiontodescribethethicknessofa and woodedgedwithrubber;typesincludeinterlockingfriction. air andwaterinfiltration.Materialsincludefelt,springmetal,plasticfoam, the edgeofadoororwindowandjambs,sill,headtosealagainst Weatherstripping: A narrow, compressiblebandofmaterialusedbetween wrought ironelements. soft, eitherbybendingorhammering.Fencesandgatesoftenincorporate iron buildingelementsinwhichisheatedaforgeandshapedwhile Wrought Iron: intended todivertrainwaterfromthefaceofwallsurfacebelow. Water Table: A moldingorbandthatprojectsfromanexteriorwallandis W objects hiddenbythemshallnotbeconsideredvisible. visibility. Fencesandfree-standingwallsareconsideredpermanent, scaping isnotpermanentandshallbeconsideredwhendetermining from sixfeetorlessabovestreetgradethesidewalk.Land- Visible: Forthepurposesofthesestandards,canbeseenwhenviewed An historicbuildingmaterial. A methodofmanufacturing

Glossary of Terms 86 This Page I s I n t COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES en t ionally L ef t Blank

Glossary of Terms 87

07 List of Contributing & Non-Contributing Structures 434-36 West Commercial 426-28 West Commercial 422 West Commercial 420 West Commercial 410 West Commercial 406-08 West Commercial 404 West Commercial 402 West Commercial 401 West Commercial(D) 400 West Commercial 318 West Commercial 311-15 West Commercial 300-08 West Commercial 219-21 West Commercial 217 West Commercial 213 West Commercial 212-16 West Commercial 201-05 West Commercial 8.1. West Commer

Contributing Structur c ia l 310 EastCommercial 308 EastCommercial 306 EastCommercial 302 EastCommercial 301 EastCommercial 300 EastCommercial 299 EastCommercial 229 EastCommercial 225 EastCommercial 234 EastCommercial 224 EastCommercial 220 EastCommercial 217-19 EastCommercial 214 EastCommercial 211-15 EastCommercial 209 EastCommercial 208-10 EastCommercial 206 EastCommercial 202-04 EastCommercial 201 EastCommercial E ast Commer es c ia l COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES 524 EastCommercial(D) 520-22 EastCommercial(D) 518 EastCommercial 508-12 EastCommercial 504 EastCommercial 500 EastCommercial 436-50 EastCommercial 430-34 EastCommercial 412-18 EastCommercial 408-10 EastCommercial 400 EastCommercial 338 EastCommercial 336 EastCommercial 332 EastCommercial 330 EastCommercial 328 EastCommercial 326 EastCommercial 320 EastCommercial 312-16 EastCommercial

List of Structures 90 (D) -Demolished 514 EastCommercial 424-28 EastCommercial 332 EastCommercial 330 EastCommercial 200 EastCommercial 233 EastCommercial 221-23 EastCommercial 203-07 EastCommercial 201 EastCommercial 200-08 West Commercial 310-12 West Commercial 314-16 West Commercial 412-16 West Commercial 209 West Commercial 215 West Commercial 307 West Commercial 8.2. E West Commer ast Commer

Non-Contributing Structur c c ia ia l l es COMMERCIAL STREETHISTORIC DISTRICT DESIGNGUIDELINES

List of Structures 91