design guidelines for the Historic Michigan Boulevard District...a 12-block stretch of the streetwall a Chicago Landmark District. The designation preserves the historic architecture

City of ChicagoRahm Emanuel, Mayor

design guidelines for theHistoric Michigan Boulevard District

02.04.16

Department of Planning and DevelopmentDavid Reifman, Commissioner

Commission on Chicago Landmarks

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Historic Michigan Boulevard District

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Contents

IntroductionPurpose of the Guidelines 5

Review by the Commission on Chicago Landmarks 8

General PrinciplesGeneral Design Principles for the District 10

Historic Michigan Boulevard DistrictMap of District 13

Design GuidelinesContributing Buildings

A. Alterations: Repairs and Rehabilitations 15Cornice and Building Tops 15Masonry 16Windows 19Bases 21Storefronts 22Awnings 23Lighting 23Signage 24

B. Building Additions 25C. Demolition 27

Non-Contributing BuildingsA. Alterations 28B. Additions 28C. Demolition 28

New ConstructionA. Building Types 30B. Design Principles for New Construction 31C. 2016 New Construction Amendment 35

Previously Designated Landmarks 37

AppendixA. Secretary of Interior’s Standards for Rehabilitation of Historic Buildings 39B. Glossary 41C. Acknowledgments 45

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Michigan Avenue in 1930

Map of Historic Michigan Boulevard Districta

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Introduction

The streetwall of Michigan Avenue defines thewestern edge of Grant Park and forms one ofthe most distinguished images of downtownChicago. Drawing the attention of millions whosee it each year, it is the backdrop to lakefrontfestivals and concerts; the view seen from thecity’s Museum Campus; the vista seen whiledriving on Lake Shore Drive or sailing on LakeMichigan; and the image found on postcardssent around the world.

In 2002 the Chicago City Council designateda 12-block stretch of the streetwall a ChicagoLandmark District. The designation preservesthe historic architecture while still allowing forrenovation and new construction. The purposeof this document is to support the designationand guide changes and new constructionwithin the district.

This stretch of Michigan Avenue, from 11thStreet to Randolph Street, reflects manymilestones in the historic development of thisarchitecturally significant city. As early as1836, the street was designated a one-sidedboulevard, keeping the lakefront beyond aspublic area for recreation. That designationproved to be one of the most significant actionsthat led to the shaping of the city we see today.

Michigan Avenue was once known as“Michigan Boulevard,” a fashionable residentialpromenade that faced the open space of GrantPark, then named Lake Park. A cultural districtof museums, theaters, grand hotels, privateclubs and office buildings began to emergealong the Boulevard, as people sought theadvantages of the promenade’s natural lightand lake breezes. This concept of a ‘culturaldistrict’ was reinforced over time, as some ofthe city’s finest cultural institutions, such as theArt Institute, the Chicago Symphony, and thecity’s first permanent public library structure(now the Chicago Cultural Center) establishedhomes along the boulevard.

In 1871, the Chicago Fire destroyed much ofMichigan Avenue looking south from Randolph Street, 2001

Michigan Avenue looking south from Grant Park, c.1900

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Downtown Chicago from Lake Michiganc

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Canal GrandeVenice, Italy

Central ParkNew York, New York

The BundShanghai, China

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Introduction

Michigan AvenueChicago, Illinois

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the city north of Congress Street. Congestionin the Loop and the devastation of the firetriggered another wave of development,including infill and expansion of the park, andbrought more commercial development to theboulevard. In the late 1800s, advances inskyscraper technology introduced buildings ofa larger scale, adding to the grandeur of thestreetwall. The Chicago Plan of 1909influenced improvements to the street and GrantPark, and introduced the specially designed“boulevard electrolier” light fixture, that is againpart of the Michigan Avenue streetscape today.

To take advantage of abundant natural lightand spectacular views, manufacturingbusinesses, such as Montgomery Ward andCompany, and corporations such as theRailway Exchange (Santa Fe), were drawn toMichigan Avenue. The buildings for these andother prominent occupants featured ornatedetails, pronounced cornice lines, distinguishedtops and bases, and varying heights thatshaped the streetwall. Height and setbackrestrictions, imposed by early city zoningordinances, fluctuated at times but producedconsistencies reflected in several buildingsalong the current streetwall.

The streetwall, along with Grant Park,Millennium Gardens and the Museum Campus,forms a dramatic backdrop for the lakefront.The diversity of architectural styles givestexture and character to the district, whilesimilarity in materials, color and setbacks unifythe assemblage of buildings. The overall effectis an ensemble of distinguished buildings,cohesive in material, scale, proportion and levelof ornamentation, which creates an identityknown to the world.

Michigan Avenue is one of the world’s mostrecognizable one-sided streetwalls. Otherinternationally known streetwalls include NewYork City’s famed Fifth Avenue, which definesthe eastern edge of Central Park, andseparates the dense city from its precious open

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Introduction

space. Prince Street in Edinburgh, Scotland,fronts a park and offers a vista of the old city’scastled rock. The wall of buildings along theGrand Canal in Venice leaves an impressionon all who experience it, and the Bund inShanghai matches Chicago’s streetwall as adramatic backdrop for its prominent port.

Today, composed of office, hotel, residentialand cultural uses, with a predominant band ofretail at the base, the Michigan Boulevardstreetwall captures the essence of its period ofsignificance, from 1882-1930. The architecturalstyles found along the boulevard exemplify theirrespective eras and feature a wealth of detail intheir design.

The Historic Michigan Boulevard Districtcontains buildings and physical features whichare historically, socially, culturally andarchitecturally significant to the City of Chicago.It is the intent of these guidelines to preservethe historic buildings and protect the overallform, scale and character of this historic district,and continue the significance of the district andits important role in the shaping of Chicago.

Michigan Avenue and Grant Park, 1900.Chicago, Illinois

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Michigan Avenue and Grant Park, 1990s.Chicago, Illinois

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Review by the Commission on Chicago Landmarks2

Permit Application ReviewReview by the Commission on Chicago LandmarksThe Commission on Chicago Landmarks reviews proposedchanges to existing buildings, additions, new construction, anddemolition within the Historic Michigan Boulevard District. TheCommission has established review procedures that are containedin the Chicago Landmark Ordinance and in the Commission’sRules and Regulations, both of which are available from theDepartment of Planning and Development, Historic PreservationDivision.

The Commission’s standards of review are based on the U.S.Secretary of the Interior’s Standards for Rehabilitation of HistoricBuildings (rev.1990) (see Appendix A)-nationally recognizedpreservation standards developed to ensure that changes tohistoric buildings protect their historic and architectural character.The design guidelines contained herein illustrate how theSecretary of the Interior’s Standards would be applied to thetypes of properties found in the district.

Upon receipt of a permit application, projects are evaluated todetermine whether the proposed work will affect the “significanthistorical and architectural features” of the district. The significantfeatures for the Historic Michigan Boulevard District are definedas all exterior elevations, including rooflines, visible from thepublic right-of-way. (Individually designated landmarks within thedistrict may have additional identified significant features alsosubject to review.)

These design guidelines are divided into two basic sections,depending on whether the individual property for which the workis proposed is considered contributing to the historical andarchitectural character of the district. The design guidelines aremeant to apply to the vast majority of conditions and the typesof projects likely to be undertaken in the district. Projects notcovered by these guidelines, however, are still subject toCommission review. In addition, there may be instances wherethe unique circumstances or conditions of a property warrantdeviation from the guidelines. On a case-by-case basis, theCommission may consider such requests.

In general, minor work and projects consistent with the adopteddesign standards and guidelines can be reviewed and approvedat the staff level. Demolition, new construction, major renovationprojects, and work inconsistent with the adopted design standardsand guidelines must be reviewed by the Permit ReviewCommittee, a sub-committee of the Commission.

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Purpose of the Design Guidelines:

To establish the design criteriaused by the Commission onChicago Landmarks in reviewingprojects within the district.

To guide property owners inplanning building rehabilitations,additions, and the construction ofnew buildings in the district.

Determine scope of project

Meet with Commisson staff todiscuss the project and determine ifthe Commission’s Permit ReviewCommittee needs to review theproject

Prepare concept drawings for review

Review by the local communitygroups / associations and thePermit Review Committee.

Prepare construction drawings andapply for building permit application

More detailed information about thepermit process can be found on theCity of Chicago website.

Permit Review process:

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Review by other Agencies

Changes to properties within the district mustcomply with all applicable building and zoningcodes in the city. Review for compliance withthese codes occurs during the permit reviewprocess by other city departments. If conflictsoccur between these guidelines and coderequirements, staff will work with the applicantand the respective agency to resolve conflictson a case-by-case basis.

The National Park Service and the IllinoisHistoric Preservation Agency have their ownrequirements as part of the State property taxfreeze or Federal tax credit programs. If a

CCL Review

Pre-Permit Review

Building owners and architects contemplating future projects are strongly encouraged to contactCommission staff before applying for a building permit. Building owners can preview theproposed scope of work and identify any potential issues early with staff, laying the groundworkfor a quick building permit application review. Owners are encouraged to bring photos, drawingsor building material literature with them which will help to illustrate their proposal.

Large renovation projects, new construction, and additions must be reviewed by theCommission’s Permit Review Committee. This should be done in the design stage, prior toapplying for a building permit. The applicant should still meet as early as possible in theprocess with staff to receive initial comments. When the application materials are complete,staff will schedule the project for review by the Committee. Larger projects may also need tobe reviewed at a community meeting or by a community group.

When a building permit application is reviewed, applications for proposals which were previouslyreviewed by the Permit Review Committee will be reviewed based upon the prior approvals onfile at the Commission offices.

Detailed information about the Permit Review Committee schedule, submittal requirements,and submittal deadlines can be obtained by contacting Commission staff or by visiting theCommission website at http://www.cityofchicago.org/city/en/depts/dcd/provdrs/hist/svcs/permit_review.html. Procedures of the Permit Review Committee can be found in the ChicagoLandmark Ordinance and in the Commission’s adopted Rules and Regulations, both ofwhich are available from the Department of Planning and Development, Historic PreservationDivision or online at http://www.cityofchicago.org/city/en/depts/dcd/supp_info/chicago_landmarks-publicationsandadditionalinformation.html.

building owner is contemplating participating inone of these programs, the Illinois HistoricPreservation Agency should be contacted in theearly stages of the design process.

Additional information about these programs isavailable from the Department of Planning andDevelopment, Historic Preservation Division.

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General Principles3

Preserve original or historically significantmaterials and architectural features thatcorrespond to the District’s period ofsignificance, 1882-1930.

Distinguishing historic architectural elements,as well as the character of a building’s structure,should not be destroyed. Removal of historicarchitectural features is strongly discouraged,and is usually approved only if such featurescannot be stabilized, repaired, or restored.

Repair rather than replace.

Deteriorated architectural features should berepaired rather than replaced whenever possible.Repair and maintenance can stabilize existingfeatures and prevent deterioration.

Replace with compatible features ormaterials.

Removal or alteration of significant architecturalfeatures should be avoided whenever possible.However, if replacement of such features isunavoidable, historic evidence, in the form ofphysical, photographic, or historic record shouldbe referenced for accurate replacement.

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Draw from existing examples within thedistrict.

When replacement or reconstruction isnecessary and there are no clues from thebuilding or through research, other contributingbuildings in the district may provide usableprototypes. For alterations, new elements, andnew buildings, lessons can be learned fromother buildings about the design of a buildingelement and use of materials in a way thatrespects its neighbors. New designs may beinterpretive, but should always preserve theintegrity and scale of the district’s characterand scale.

Allow for creative and contemporary designsolutions.

The Commission on Chicago Landmarksencourages inventiveness in new constructionas long as such projects respect the historiccharacter of the district. In addition, newmaterials and technologies in repair andconstruction will be considered by theCommission for use as appropriate within thedistrict.

The Commission on Chicago Landmarks is responsible for ensuring that the historic andarchitectural character of the Historic Michigan Boulevard District is protected andenhanced. All work to properties within the district should preserve and/or restore andenhance the unique character of the district. The following general design principlesare based on the Secretary of the Interior’s Standards and form the basis of theCommission’s review:


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CONTRIBUTING BUILDINGSCONTRIBUTING BUILDINGS CONTRIBUTING BUILDINGS

Considered contributing to the architectural andhistorical character of the district, representing theperiod 1882 to 1930. Five of these buildings werepreviously designated as individual landmarks. Thefollowing buildings have been preliminarily identifiedas “contributing”.

The categorization of whether a property is contributing or non-contributing to the district is intended to provide guidance for property ownersand the public to anticipate how these properties might be treated under the Chicago Landmarks Ordinance and which of the sections in thisguide would apply to individual buildings. The Commission on Chicago Landmarks reserves the right to make a final determination of whether abuilding is contributing or non-contributing to the district on a case-by-case basis as part of the permit review process in accordance with theprocedures established by the Ordinance and the Commission’s adopted Rules and Regulations.

Sherwood Conservatory of Music1014 S. Michigan AvenueConstructed: 1912Building Height: 50 ft.

Graphic Arts Building (Lightner Building)1006 S. Michigan AvenueConstructed: 1904Building Height: 100 ft.

Karpen-Standard Oil Building910 S. Michigan AvenueConstructed: 1911, 1927 (addition)Building Height: 272 ft.

Crane Company Building836 S. Michigan AvenueConstructed: 1912-13Building Height: 155 ft.

Stevens Hotel (Chicago Hilton and Towers)720 S. Michigan AvenueConstructed: 1925-27Building Height: 265 ft., 272 ft. (penthouse)

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Fine Arts Annex480 S. Michigan AvenueConstructed: 1891Building Height: 65 ft.

Chicago Club81 E. Van Buren StreetConstructed: 1929-1930Building Height: 120 ft.

McCormick Building332 S. Michigan AvenueConstructed: 1908-1910, 1911-1912 (addition)Building Height: 260 ft.

Karpen Building318 S. Michigan AvenueConstructed: 1885, 1899 (additions)Building Height: 76 ft.

Straus Building (Britannica Center)310 S. Michigan AvenueConstructed: 1923-1924Building Height: 284 ft., 412 ft. (tower)

Railway Exchange (Santa Fe Building)224 S. Michigan AvenueConstructed: 1903-1904Building Height: 235 ft.

Orchestra Hall220 S. Michigan AvenueConstructed: 1904-1905, 1907-1908Building Height: 102 ft.Landmark Building: 1994 (National)

Blackstone Hotel636 S. Michigan AvenueConstructed: 1909Building Height: 253 ft.Chicago Landmark Building. Designated: 1998

Musical College (Columbia College)624 S. Michigan AvenueConstructed: 1908, 1922 (addition)Building Height: 192 ft.

Harvester Building (Columbia College)600 S. Michigan AvenueConstructed: 1907Building Height: 208 ft.

Congress Hotel520 S. Michigan AvenueConstructed: 1893, 1902, 1907Building Height: 160 ft. (north), 220 ft. (south)

The Auditorium Building430 S. Michigan AvenueConstructed: 1886-1890Building Height: 140 ft., 220 ft. (tower)Landmark Building: 1975 (National), 1976 (Chicago)

Fine Arts Building (Studebaker Building)410 S. Michigan AvenueConstructed: 1885, 1898 (addition)Building Height: 150 ft.Chicago Landmark Building. Designated: 1978

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3 920 S. Michigan AvenueVacant Lot

830 S. MichiganVacant Lot

Johnson Publishing Co.820 S. Michigan AvenueConstructed: 1969Building Height: 140 ft.

American Radiator Building(East-West University)816 S. Michigan AvenueConstructed: 1903, 1957, 1966Building Height: 66 ft.

Essex Inn800 S. Michigan AvenueConstructed: 1961Building Height: 129 ft., 40 ft. (garage)

Arcade Building (Columbia College)618 S. Michigan AvenueConstructed: 1913, 1958Building Height: 132 ft.

610 S. Michigan (Spertus Institute)Constructed: 2007

Congress Hotel Annex538 S. Michigan AvenueConstructed: 1958Building Height: 65 ft.

Borg-Warner Building200 S. Michigan AvenueConstructed: 1958Building Height: 240 ft., 258 ft. (penthouse)

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CONTRIBUTING BUILDINGS CONTRIBUTING BUILDINGS NON-CONTRIBUTINGBUILDINGS/VACANT LOTS

Considered as non-contributing to the character ofthe district. These properties include vacant lots,buildings built after 1930, and buildings which havebeen so altered that they no longer convey thehistoric and architectural character of the district.The following buildings and vacant lots have beenpreliminarily identified as “non-contributing”.

28 People’s Gas122 S. Michigan AvenueConstructed: 1910-1911Building Height: 272 ft.

Municipal Courts (Lakeview Building)116 S. Michigan AvenueConstructed: 1906, 1912 (addition)Building Height: 220 ft.

Illinois Athletic Club112 S. Michigan AvenueConstructed: 1908, 1985 (addition)Building Height: 220 ft.

Monroe Building104 S. Michigan AvenueConstructed: 1910-1912Building Height: 211 ft.

University Club34 S. Michigan AvenueConstructed: 1907-1908Building Height: 218 ft.

The Gage Group18, 24, 30 S. Michigan AvenueConstructed: 1898-1900, 1902, 1971Building Height: 100 ft., 154 ft.Chicago Landmark Building. Designated: 1996

Chicago Athletic Association12 S. Michigan AvenueConstructed: 1893Building Height: 254 ft.

Willoughby Tower8 S. Michigan AvenueConstructed: 1928-29Building Height: 248 ft., 412 ft. (tower)

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Montgomery Ward Building6 N. Michigan AvenueConstructed: 1897-1899, 1923 (addition)Building Height: 220 ft., 270 ft. (tower)

Smith, Gaylord & Cross Building20 N. Michigan AvenueConstructed: 1882, 1891 (addition)Building Height: 102 ft.

Michigan Boulevard Building30 N. Michigan AvenueConstructed: 1913-1914Building Height: 250 ft.

Chicago Public Library(Chicago Cultural Center)78 East Washington StreetConstructed: 1892-1897, 1977 (restoration)Building Height: 89 ft.Chicago Landmark Building. Designated: 1976

Art Institute of Chicago111 S. Michigan AvenueConstructed: 1892Building Height: 50 ft.

Blackstone Theater60 E. Balbo AvenueConstructed: 1911Building Height: 63 ft.

Buckingham Building59 E. Van Buren StreetConstructed: 1930Building Height: 280 ft.

Chicago Athletic Association Annex71 E. Madison StreetConstructed: 1907-1926Building Height: 254 ft.

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CONTRIBUTING BUILDINGSNON-CONTRIBUTING PROPERTIESK

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Map of District


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A. Alterations: Repairs and Rehabilitations

The high visibility of the Michigan Boulevard streetwall created anopportunity for designers to give special attention to the buildingtops. Ornate cornices on flat roof profiles and a few peaked roofsand towers animate the building tops and create the shape of thestreetwall. Elements above the general flat profile, such as towersor terraces, are set back from the streetwall. Roof top servicestructures, such as elevators and mechanical equipment aregenerally set back from the building’s facade and treated simply(minimal detail, neutral colors), contrasting the building’s fundamentalfacade materials.

Cornice. Virtually all of the buildings have a very well defined corniceline that is either heavily bracketed or ornamented, and varies inheight and style according to that of the building (photos a,b). Thissignificant feature often visually terminates the building’s top andshapes the streetwall profile. However, buildings with towers orterrace elements often feature a secondary cornice at the line of thestreetwall, and protruding elements are set back from that line.Buildings with peaked roofs (Monroe, University Club) have a well-defined horizontal cornice at the base of the peak. The district’sneo-classical buildings (Chicago Athletic, Harvester, Stevens/ Hilton,Musical College, Peoples Gas, Straus) have much broader corniceareas, often including colonnades and contrasting building materials.

Cornice Repair. Cornices in the district are be constructed out ofstone, terra cotta, or metal. Care should be taken to inspect theseelements regularly and maintain them when necessary. Stone andterra cotta may be repaired using the techniques described in thenext section, Masonry. Minor repair to metal cornices may includesimple patching of rusted or failed pieces.

Cornice and Building Top

Fine Arts Building.

Railway Exchange Building.

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Reliance Building, missing cornice.

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Design Guidelines5

Contributing BuildingsContributing buildings are those that contribute to the character ofthe district, representing the period of 1882 to 1930. Most of thebuildings defining the Historic Michigan Boulevard District fit intothis classification

The design guidelines are broken into two sections: one section for contributing buildings, the other fornon-contributing buildings and vacant lots. Contributing buildings are those which are integral to thepreservation of the historic and architectural character of the Historic Michigan Boulevard District. Thediagram on the proceeding pages represents a preliminary analysis by the Commission on ChicagoLandmarks of whether individual properties might be considered contributing or non-contributing forthe purposes of these guidelines. This preliminary classification should be used to identify which set ofguidelines would be applicable to an individual property.

Reliance building with recreated metal cornice,2001.

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Design GuidelinesContributing BuildingsMASONRY

MasonryThe facades of virtually all of the contributing buildings are composedof various types of masonry material, such as brick, stone, or terracotta, and have a strong vertical emphasis (see (e) at right). Thisvisual expression is achieved through the articulation of structuralpiers, repetitive bays, banded projections, and vertical bay windows.

Terra-Cotta. Examples of terra-cotta cladding include the RailwayExchange Building, Peoples Gas Building and the MichiganBoulevard Building. This building material was popular betweenthe late 19th century and the 1930s because it offered a modular,varied and relatively inexpensive approach to wall construction. Itwas particularly adaptable to rich ornamentation and detailing.

Terra-cotta refers to a high grade of weathered or aged clay which,when mixed with sand or with pulverized fired clay, can be moldedand fired at high temperatures to a hardness and compactness notobtainable using brick. Terra-cotta clays vary widely in color accordingto types, ranging from red and brown to white, and are typicallyglazed.

Brick. Examples of brick facades include the Crane Building,Stevens Hotel (Chicago Hilton and Towers) and the Blackstone Hotel.Brick masonry offers a modular, varied and relatively inexpensiveapproach to wall construction. Brick adds color, scale, texture andcharacter to the building facade. Typically additional materials,including limestone, granite, and terra-cotta, were employed to addornamentation and detail.

Brick masonry is a clay product that is formed into units, then fired ina kiln. Brick clays vary widely in color according to types, rangingfrom red to brown and can also be glazed. The glazing used alongMichigan Avenue was typically white, similar to white glazed terra-cotta.

Stone. Stone along the boulevard is typically used as an accentmaterial at window sills, lintels, quoins and at the base of a building.

Verticality of Monroe Building mid section

Masonry of the Gage group facade

Terra cotta of the Santa Fe building

Brick and Stone detail of Orchestra Hall

Replacing Damaged or Missing Cornice Elements. Stone or terracotta cornices may be replaced with pre-cast concrete, glass-fiberreinforced concrete, fiberglass or metal, provided that the newmaterial matches the color, shape and size of the historic cornice(photos c,d from the previous page).

When replacing pieces of an existing metal cornice, it is importantto repair it with a compatible metal that will not corrode. Metal cornicereplacement pieces may still be manufactured, contact thelandmarks commission staff for information. When replacing orrecreating a metal cornice, fiberglass or metal may also be used.

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Common Masonry Deterioration ProblemsWater-related deterioration. As with most building conservation andrehabilitation problems, water is a principal cause of masonrydeterioration. This includes glaze cracking, glaze spalling, mortardeterioration, cracked or missing masonry units and deterioratedmetal anchoring systems, including shelf angles.

Water-related damage should be repaired when the sources of thewater have been eliminated. If the detailing to conduct water out ofthe wall system in the original design has been insufficient, theinstallation of new flashing or weep holes might need to beconsidered. Regardless, a qualified professional should be retainedto identify and remedy these problems.

Glaze Cracking and Spalling. If the terra-cotta or brick is glazed,the glaze may crack and detach from the clay body, called a ‘spall’.The damaged area can be repaired or may need to be replaced;contact your architect or masonry consultant for appropriate treatmentbased upon the severity of the damage.

Mortar Deterioration. Deteriorated mortar is the most commonfailure of any masonry system. Sound mortar is the “first line” ofdefense in masonry systems, and ongoing maintenance of mortarjoints is of the utmost importance.

Repointing mortar joints. Mortar joints typically need to be repointedas they age over time. Mortar can crumble or fall out, weakeningthe bond of the masonry units. In repointing, new mortar should beboth physically and visually appropriate to the historic masonry.Improper mortar selection can cause facade damage if excessivelystrong or vapor impermeable. The new mortar shall match the historicmortar in color, strength, texture and tooling (joint profile).

Sealant or ‘Caulk’ joints. Sealant may be applied at ‘sky joints’ orthose joints that face up, such as rooftop coping stones and windowsills for water protection. Continuous horizontal and vertical caulkingmay also occur at lines of movement in the wall system. Whencaulking masonry, special care must be taken to allow water to conductout of the wall system. Typically weep holes and flashing are used toremove water from the masonry wall. If weep holes are caulked shut,water will accumulate and possibly deteriorate the anchorage system.As always, a qualified professional should be consulted when repairingor sealing masonry joints.

Inappropriate replacement of terra cotta

Inappropriate replacement of stone

Inappropriate replacement of stone


It is used in these locations due to its durability as well as its decorativequality. The stone most often found is limestone or granite.

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Permit Tip:Before applying for a building repairpermit, meet with Commission staff

to review the scope of work andany possible replacement materials

and issues.

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Cracked Masonry. Cracked terra cotta or stone can often be repairedand reused in an existing facade, but a qualified professional shoulddetermine if this is possible. Small cracks can be patched with eithercaulk or a masonry patching material. Larger, structural cracks canbe repaired using stainless steel pins and/or epoxy. Cracked brickshould be replaced.

Replacing Damaged or Missing Masonry. If the masonry isdamaged beyond repair, it will need to be replaced. In general,brick must be replaced with brick that matches the color, texture andsize of the existing brick. On the base of a building, stone and terracotta should be replaced in kind to ensure that the original quality ofthe facade is maintained. For the upper floors (above the base), ingeneral, stone and terra cotta should be replaced in kind if possible,but may be alternatively replaced with limestone, pre-cast concrete,or glass-fiber reinforced concrete (GFRC) that matches the colorand texture of the original material (see illustrations at right).

Deterioration of Metal Structural System and Anchors.Deteriorated anchoring systems are perhaps the most difficult formof masonry deterioration to locate or diagnose. Water that entersthe wall system can rust the anchoring system, including shelf angles,in turn weakening the wall’s structural integrity. Deterioration andthe lack of an anchoring system may result in loosening of units,imposing a serious safety concern. Examination of structural integrityshould be performed by a qualified professional.

Cleaning. The cleaning of masonry should be evaluated on a case-by-case basis for the inappropriate cleaning of masonry buildingscan be a cause of deterioration in historic facades. The surfacecleaning of structures, if appropriate, shall be undertaken using thegentlest means possible. While certain methods are appropriate insome cases, they may cause serious deterioration in others. Thegeneral nature and source of dirt on a building should be determinedthrough cleaning tests in order to remove it in the most effective, yetleast harmful, manner.

It is recommended that terra cotta and brick be cleaned with water,detergent, and a natural or nylon bristle brush. Note that special careshould be taken with acids; if solutions are too strong they maydeteriorate mortar joints, etch terra cotta and discolor stone and brick.Also certain acids can dissolve marble and limestone, even if dilutedwith water. Sandblasting and the use of strong acids are generallyprohibited.

Waterproof Coating of Masonry. A properly maintained masonrybuilding is water tight. Waterproofing of masonry construction isgenerally not recommended, except in cases where a building has

Replacing terra cotta

b

In-kind terra cotta replacement

c

Permit Tip:Before applying for a permit for

building cleaning: Meet withCommission staff and conduct on-site cleaning tests to detemine the

nature of the dirt on the building.This will be better for the building

and will speed up the permitprocess.

Inappropriate facade maintenance

a


19

WindowsThe preferred treatment for original windows is not to replace them,but rather to retain and repair the existing sash and frames. On thelower floors of the building, historic windows should be retained. Ifthey are beyond repair, they should be replaced in kind, (see below).On upper floors, original windows can be either retained or replacedwith compatible replacements (see below). On secondary elevations(those not visible from the public right-of-way), windows may beremoved, blocked-up or altered.

Often old windows are larger than current standards and are inunusual shapes and/or dimensions. It may be more cost effectiveto simply recondition existing windows or add an interior storm thanto order custom replacement windows. Historic windows weretypically wood or steel sash. Some buildings contain speciallystained, leaded or art glass to accent special features or rooms, andthese windows should be retained because they are uniqueirreplaceable features.

Often window replacement is dictated by concerns for energyconservation, particularly replacing a single-glazed sash with aninsulated sash. To select compatible replacement windows, thematerial, configuration, color, operability, number and size of panes,dimensions, profiles and proportion of sections, and reflective qualityof the original glass should all be duplicated as closely as possible(See illustration at upper right).

Repair of Wood or Steel Windows. The repair of wood windowscan consist of simply reconditioning the operable elements torebuilding pieces of the frame. Detailed information is available atthe landmarks commission to help evaluate the condition of existingwindows. Existing windows may be retrofitted with thermal glazing,weather stripping and storm windows to assist in energyconservation.

The repair of steel windows also varies according to their condition.Minor repair consists of reconditioning the operating mechanismand scraping and painting the surface. Replacement of deterioratedpieces of the steel window may be necessary for larger repairs.

Replacement of Wood or Steel Windows. Primary elevations: Ifwood or steel windows are beyond repair, they may be replaced.The size, shape and type of window should match the existingwindow. Acceptable materials for wood window replacement are

1. Appropriate Replacement WindowProportions

2. Inappropriate Replacement WindowProportions

Original Window

Design GuidelinesContributing BuildingsWINDOWS

Wood frame window components

Muntin

Stile

Stops

Jamb

Casing

Rail

Sill

Glazing

Sash

BrickMold

MeetingRail

been previously compromised, such as through sandblasting. Improperuse of waterproof coatings can be a major cause of masonrydeterioration.

20a gu ide to the


Design GuidelinesContributing BuildingsWINDOWS

wood, aluminum-clad wood, vinyl-clad wood and aluminum, providedthat the physical qualities of the replacement window match the originalwindow. (see the elements of a wood window in the illustration on theprevious page). In any replacement window, it is important to matchthe exact dimensions and profile of the historic window elements (seediagram at right and previous page) including:

Acceptable materials for windows replacing steel windows are steeland aluminum, again matching the existing dimensions and profileof the historic window. (See elements of a steel window at right).

Secondary Elevations. There are no landmark restrictions onwindows on elevations not visible from the public right-of-way.

Leaded or Art Glass Windows. Stained and leaded glass can befound along Michigan Avenue. These types of windows should beretained and repaired, no matter where they occur on the building.A qualified professional should be retained to determine appropriaterepairs and/or protection for these type of windows.

Storm Windows. Storm windows are permitted in the district.However, their design should be appropriate visually andaesthetically, compatible with the existing window type within thebuilding. A building permit is required for the installation of stormwindows.

Drop Ceilings. Ceilings behind windows are often ‘dropped’ toaccommodate new mechanical equipment or simply for aestheticreasons. These ceilings should not be visible through windows onprimary elevations (see diagram at right).

Balconies. Balconies are not characteristic of the district. Newbalconies added to primary elevations of historic buildings areprohibited. Balconies are permitted on secondary elevations notvisible from the public right-of-way. Balconies on secondaryelevations are encouraged to be recessed, instead of projecting.This reduces the intrusion of incompatible elements on a facadeand reduces future maintenance and deterioration issues.

Head

Metal casement window components

• sash• brick mold• meeting rail• muntin profile• sill

A drop ceiling must be set back from thefacade at all levels.

Permit TIp:When applying for a permit for

window replacement: Commissionstaff recommends bringing photos

and drawings of the existingwindows and drawings or

manufacturer’s cut sheets of theproposed replacement windows.

Staff will use this information todetermine whether the proposedreplacement windows match the

existing windows.

Glazing

RailJamb

Sill

Stile

MuntinMullion

min. 24” (typ.)setback fromthe glass


21

BaseThe bases of most of the buildings along Michigan Avenue are well-defined and articulated from the rest of the building through the useof different materials, a pedestrian scale and details that enhancethe pedestrian experience at the ground level. The height of thebase typically varies between one and one-half to three stories. Thedifferentiation of the base is accomplished in a variety of ways,including the use of architectural elements such as arches, columnsand horizontal bands as well as the use of different materials.

Modernization of the building’s base: The bases of many buildingsalong Michigan Avenue have been modernized over the years, oftenresulting in inappropriate changes. Decorative cornices, spandrels,and piers have been removed or clad over with unadorned granitepanels. These new bases have little relationship to the buildingabove. When rehabilitation work is being undertaken, considerationshould be given to removing inappropriate additions and changes,restoring the building to its original design and character. Existingconditions that are inappropriate may be maintained if no substantialwork is to be undertaken on them. However, non-original changesthat are inappropriate may not be retained if they are to be rebuilt orsubstantially altered.

General Guidelines for Base Rehabilitation: In restoring an alteredbase, new features should match the original in design, color, texture,and if possible materials. An articulated facade, with storefrontsand recessed doors, is particularly important at the street level. Typicalof the district, at least 75% of the facade area between 2’6” and 8’-0” above the sidewalk should be transparent, to allow viewing intothe interior of the building. Rehabilitation of missing storefronts shouldbe based on historic research, photos or drawings when possible.Alternatively, introducing a new contemporary storefront system withthe traditional features (transom, bulkhead, etc.) typical of the streetis also an appropriate treatment. Large flat expanses of blank wallwithout architectural articulation or openings is inappropriate.

Gage Group modern storefront. 2001.

a

Gage Group storefront c 1900

Monroe Building two-story base

Base restored to matchcharacteristics ofbuilding mid-section.

Material and colorchange at middle

section

2 story base

c

Base line expressedwith cornice or

“horizontal band”

Appropriate storefrontrestoration.

Base and storefront ofrestored building alongState Street indowntown Chicagob

Design GuidelinesContributing BuildingsBASE

Awning orSign Panel

Cornice ofBuildingBase

MezzanineWindows andSpandral Area

StorefrontDisplay Areaand Entrance

Base Elements

Original base featured aterra cotta base withSullivan ornamentation

Ornamental castiron storefront

•••

•

•

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Design GuidelinesContributing BuildingsSTOREFRONTS

Signage as a SecondaryDesign Element

A Guide for Designing ReplacementStorefronts

Wherever possible, storefront design should bebased upon the historic facade or storefront.However, if historic documentation does not exist,or when designing new or replacement storefronts,the following guides apply:

1. Scale: Respect the scale and proportion of theexisting building in the elements of the newstorefront design.

2. Materials: Wood, cast iron, aluminum, bronze,and glass are appropriate replacement materials.The bulkhead is usually a masonry materialmatching the building.

3. Frame: Typically the storefront frame is recessedslightly (6” - 8”) from the masonry facade. Moststorefront frames were composed of thin horizontaland vertical elements with decorative designs.Refer to historic precedent for frame ornament anddetail.

4. Entrances: Entrances should be locatedaccording to historic precedent, and recessed fromthe storefront, especially, where articulated byarchitectural detailing.

5. Windows: The storefront generally should beas transparent as possible. Any transparent, clearglass can be used for window replacement. Use ofglass in doors, transoms, and display areas allowsfor visibility into and out of the store and insulatedglazing is allowed. Mirrored and tinted glass areinappropriate replacements for historic storefronts.

6. Drop ceilings: It is appropriate to build out astorefront to its full extent and height. However, if alower ceiling is desired and a drop ceiling isdesigned, the drop ceiling should maintain a 24”setback from the facade of the storefront,depending on soffit depth.

7. Secondary design elements: Secondarydesign elements such as graphics and awningsshould be simple to avoid visual clutter. Refer tosignage section for more specific application.

8. Storefront Awnings: Consider the use ofretractable, shed-type canvas awnings onstorefronts. Awnings can provide shelter for thepedestrian, reduce glare, and conserve energy bycontrolling the amount of sunlight hitting the storewindow. Refer to the awnings section for morespecific guidelines.

StorefrontsStorefronts at the base of buildings generate pedestrian interactionand activity at the street level. Often a component of a multi-storyexpression, they are placed as “infill” between heavy masonry orstone piers of the building’s base. The storefronts offer contrastingmaterials, such as glass display areas, glass doors, and slendermetal framing, as well as signage and awnings.

Inappropriate Changes Made In The Past: The storefronts ofmany buildings along Michigan Avenue have been altered overtime, and often these alterations represent inappropriate changes.When rehabilitation work is being undertaken, consideration shouldbe given to removing inappropriate additions and changes, helpingto restore the building to its original design and character. Existingconditions that are inappropriate may be maintained unlesssubstantial work is planned for these features. However, existingchanges that are inappropriate may not be retained if they are to berebuilt or substantially altered.

Designing Replacement Storefronts: All new storefronts shouldbe designed to be compatible with the size, scale, color, material,and character of each building. Designs should reflect a thoroughunderstanding of the building’s architecture based on historicaldocumentation and photographs. When possible, the new designshould “read” as a transparent storefront, and the infill of masonry,stone, or similar solid material is inappropriate. Similarly, the creationof an arcade or other new design element, which alters thearchitectural and historic character of the building and its relationshipwith the street, should be avoided.

Santa Fe Building storefront.

Storefront “Bulkhead”

Display WindowStorefront Awning

Store Entrance

Elements of a typical storefront

a

Dropped ceilingshould be a min.24” (typ.)setback from thefacade of thestorefront.

Droppedceilings atlevels abovethe storefrontshould alsomaintain amin. 24”setback. Therecessed soffitshould notextend belowthe head of thewindow.


23

1. Use the building’s most interesting architectural features such as doors,windows, arches, cornices, columns, loggia, arcades and statuary as primaryfocal points.

2. Architectural features should be highlighted selectively. Illuminating specificfeatures instead of flood-lighting the entire facade is preferred. Avoid anyfrontal floodlighting placed on streetlight standards or on other buildings.

3. When composing a lighting scheme emphasize the base, middle, and topof building facade equally to minimize the effect of a floating, disconnectedbuilding top.

4. Integrate fixtures and wiring into existing conditions offered by the architecture.This will provide minimal impact on the building during the day.

5. Use colored light selectively. Colored light is most effective when used inconjunction with, and in contrast to, white light, as in the case at the StrausBuilding.

6. Avoid conditions that contribute to light trespass and glare. Lighting schemesshould shield light from the atmosphere, nearby buildings and the viewer’seyes.

AwningsStorefront awnings are strongly encouraged. Careful attention shouldbe paid to the placement, material, color, and style of the awning.Awnings should be fabric or canvas and should generally be setwithin the storefront or window opening, or at the horizontal divisionbetween the storefront and transom windows. Where possible, theawning should be aligned with existing horizontal elements such asthe window frame or transom, and recessed within the bay so it doesnot detract from the composition of the base. Awnings should projectno more than 6’ across the property line into the public way. Plastic,backlit or other illuminated awnings are strongly discouraged. Forsignage on awnings, see signage section.

LightingLighting contributes significantly to the identity and presence of thestreetwall at night. Most lighting schemes were created as part ofthe original design of the building. One of the earliest exampleswas the floodlighting that accented the trademark spire of theMontgomery Ward tower. The roof of the Blackstone Hotel waslined with ornamental globe light standards, and the stepped lanternof the Straus Building was bathed in colored light with a flashingbeacon in its ornamental glass beehive.

Particular care should be taken when lighting historic buildings;research should be conducted to see if the structure’s exterior waspreviously lit. If the building did not have exterior lighting, attemptsshould be made to develop period-appropriate schemes. Followingis a set of design principles based on a review of the best in buildinglighting practices in Chicago and other cities:

Design GuidelinesContributing BuildingsAWNINGS & LIGHTING

Retractable canvas awnings set within thebays of the building.

b

Awnings can provide a protective cover forpedestrians and sunshading for storefronts,

but should not extend excessively into thepublic way.

Awnings shouldnot extend more

than 6’ beyondthe property line

into the publicway.

Awnings shouldbe set within the

bays of thebuilding base.

Plan view of awnings recessed within therhythm of the structural piers at the building’s

base.

Awnings should be securelyattached to the facade orstorefront system withineach bay.

24a gu ide to the


Storefront signage at Santa Fe Building

a

SignageTypically storefronts were designed to accommodate signs withinthe horizontal band above the storefront windows or the transompanel. In cases where the original sign location is not evident, thebest location, and most likely the intended one, is within the glazedarea of the storefront window. Historically, most business signswere silver- or gold-leafed- painted letters on glass. Commissionstaff will work with retail tenants to develop a sign program that isappropriate while addressing signage needs. The followingguidelines and standards come from the Commission’s guidelinesand the applicable zoning code requirements governing the district:

Sign Size. To ensure that the character of the historic streetwall is notobscured or cluttered by unnecessary signage they should be of asize and quantity appropriate and proportional to the storefront andbuilding on which it is located. The total allowable sign size may notexceed two times the lineal street frontage of the lot.

Location of Sign. Signs should be integrated with the design of thebuilding to which they are fixed. Signs should not obscurearchitectural elements such as friezes, lintels, spandrels, sign bandsand fascias over storefronts, and should not extend above, below,or beyond them. Sign panels should be centered on horizontalsurfaces, within bays or over storefront openings.

Signs on Awnings, Marquee or Canopies. Any sign located onan awning shall be fixed flat to the surface, shall be non-illuminated,and shall indicate only the name and/or address of the establishment.The sign shall not extend vertically or horizontally beyond the limitsof the awning (Section 8.9(3), Chicago Zoning Ordinance). Awningsigns should be fixed to the valance of the awning only. Per ZoningCode the maximum letter size (height and width) placed on any awningmay not exceed 9”. Internally-lit cabinet signs, hung from the storefrontinterior, are allowable.

Signs consisting of individual letters mounted to the building facadeare encouraged. Individual letters should not be more than 36 inchestall; for small storefronts, the letters should be shorter. Large, opaquesign panels behind individual letters are discouraged. Gold leafsigns painted on windows are strongly encouraged. Signs may notbe applied to more than 15% of any single window.

Design GuidelinesContributing BuildingsSIGNAGE

Per the Chicago Zoning Ordinance,the following are examples of signagethat is prohibited in the District:

· Billboards· Painted wall signs· Flashing signs· Obsolete, outdated, or derelict signs· Exterior dynamic digital display signs· Animated or moving signs· New rooftop signs· Blade signs, banners, or rigid signage thatprojects into the public right-of-way more than 12”from the Michigan Avenue facade.


25

B. Building Additions

Design GuidelinesContributing BuildingsBUILDING ADDITIONS

Michigan Avenue Streetwallb

Additions: Municipal Courts, Illinois Athletic Association

In the Northwest 13th Avenue historic district,this rooftop office addition is set back fromthe facade and is minimally visible from thestreet level (images c, d, e).

e

d

c

Additions may be approved, depending upon their relativevisibility from the surrounding streets and Grant Park. Additionsnot visible from the surrounding streets will generally beapproved. Additions that are visible from the street and GrantPark will be reviewed on a case-by-case basis. Whereallowable, additions should be compatible with the historicbuilding, yet not imitate or replicate existing features. Propertyowners should consult early in the process with Commissionstaff when considering any roof-top additions.

The following criteria are used for evaluating additions:

Two types of additions allowable on the Michigan Avenuestreetwall include: mechanical and habitable.

Mechanical. New rooftop mechanical equipment and relatedpenthouses are encouraged to be placed towards the rear orcenter of a roof when possible, to minimize visibility. In mostinstances, mechanical additions are approved by Commissionstaff at the time of application for a building permit.

Habitable. Habitable additions may range from roof decks, tosmall ‘roof access’ rooms, to multi-story additions. Any additionshould be designed to minimize impact to the appearance ofthe individual building and the streetwall in general.

In designing an addition, the guidelines on the following pageshould be used to minimize visibility and impact on thestreetwall.

• The new structure respects the general size, shape, andscale of the features associated with the property or district.

• The site plan respects the general site characteristicsassociated with the property or district.

• The design respects the general historic and architecturalcharacteristics associated with the property or district.

• The materials are compatible with the property or districtin general character, color, and texture.

• The addition is connected to the property in a way thatdoes not alter, change, obscure, damage, or destroy anysignificant critical features.

26a gu ide to the


Rooftop additions to individual buildingswithin the historic district must reflect anunderstanding of the relationship of thebuildings within the district. Analysisshould be conducted to judge theappropriateness and relative visibility ofa proposed rooftop addition in the district.Streetwall elevations, sightline cross-sections and perspective drawingsillustrating the proportionality and scale,as well as the visible extent of the additionfrom prescribed locations would besubmitted to the Commission as part ofthe review process. The Commissionwill evaluate these proposals on a case-by-case basis.

• Rooftop analysis should include thesightline of pedestrians from the oppositeside of Michigan Avenue. Thesesightlines are described from a point ataverage eye level (6'-0") above the centerof the sidewalk directly across MichiganAvenue (B), in the space opposite thebuilding and proposed addition. Thesightline should be tangent to the top ofthe parapet of the existing building,continuing at least to the full height of theaddition (A).

• Other sightlines can also be taken frompoints in both directions along MichiganAvenue (C, C’), where additions will bemost visible. These sightlines should bedetermined with the Commission onChicago Landmarks staff.

• An additional sightline should be takenfrom the promenade in Grant Park (D)opposite the building addition. In general,it is understood that rooftop additions willbe visible from this location.

The permit review committee of theCommission on Chicago Landmarksapproves habitable additions prior to thepermit application process.

Section illustrating sightline A-BElevation view

Perspective view D-APerspective viewC’-A

Rooftop additions guidelines

Section illustrating sightline A-BElevation view

Plan view illustrating sightlineguides.

Perspective view C-A Perspective view D-A

Plan view illustrating sightlineguides.

EXAMPLE 1

EXAMPLE 2

A12

B1 6’-0”

A1212

B1 6’-0”


This 4-storyrooftopaddition wasapproved bytheCommissionon ChicagoLandmarks in2000. Thisaddition at therear of anexisting towerwas permitteddue to itslimitedvisibility.


27


C. DemolitionThe demolition involving any contributing building in the Districtwill only be approved pursuant to the Chicago LandmarksOrdinance and the Rules and Regulations of the Commissionon Chicago Landmarks.

c

d

This sculptural rooftop addition is setback fromthe facade, minimizing its visibility from thestreet. The materials of this addition contrastthe materials of the building below but maintaina scale consistent with the detailing of the same(photos c, d).

a bWhile this building is actually new construction, the treatment of the top of the building illustrates one approach to new additions. Thisrooftop portion of the building is set back from the facade to be minimally visible from the street. The addition’s materials contrast withthat of the lower, more visible portion of the building, which is more typical of the character of the district. An exterior lighting schemeis used as a tool to unify the facades (photos a, b).

28a gu ide to the


Design GuidelinesNon-Contributing Buildings

A. AlterationsAlterations to non-contributing buildings are acceptable, andmay vary from storefront renovation to complete replacementof exterior wall. All alterations should deal sensitively with thedistrict’s historic character while addressing the existingbuilding features. Minor alterations need only be consistentwith the character of the existing building. If the alterationsare extensive enough to completely transform the characterof the existing structure, the guidelines for new constructionshould be followed.

Non-Contributing Buildings

Additions to non-contributing buildings are generallyacceptable, provided that they meet the applicable guidelinesregarding additions and new construction. For minor rooftopadditions refer to the contributing building design guidelinesSection C, “Building Additions.” Major building additions thatinclude complete facade replacement should refer to theguidelines for new construction.

B. Additions

C. DemolitionDemolition of non-contributing buildings is acceptable in thedistrict, and new compatible infill construction is stronglyencouraged for these properties. All new construction shallfollow the guidelines for New Construction found in thispublication.

Properties that are not considered contributing to the characterof the streetwall are classified as “non-contributing.” Theseproperties include vacant lots, buildings built after 1930, andbuildings which have been so altered that they no longerconvey the historic and architectural character of the district.


29

New Construction

Design GuidelinesNew ConstructionBUILDING TYPES

New construction presents the opportunity to add richness tothe district by optimizing available vacant parcels or byreplacing non-contributing buildings of the current streetwall.The composition of historic and contemporary architecture canbe dynamic, resulting in a richer visual environment, addingnew life to the streetscape.

A. Building Types

Most historic buildings within this district are either infill, palazzo(courtyard) or tower structures. Following are descriptions ofthe building types and corresponding diagrams that generallyillustrate the architectural treatment regarding the overall formof the streetwall, materials, openings, signage, and lighting.These forms should be used as a starting point for newconstruction.

Infill Buildings: Typically occupying the smaller land parcelslocated between larger courtyard and tower-type buildings,their massing profiles are simple and do not incorporatesetbacks. The Municipal Courts Building is an example of a16-story infill structure sheathed in white glazed terra cotta.

Palazzo (Courtyard) Buildings: Typically occupying largerparcels at the corners along Michigan Boulevard, theirmassing profiles are simple block building forms withoutsetbacks. Diagrammatically, their building plan may becharacterized as a “doughnut” or U-shape. Many of thesebuildings have internal arcades that extend through thebuilding’s base at ground level, connecting two streets. TheRailway Exchange building, designed by Daniel Burnham, isa good example of this building typology.

Tower Buildings: Typically developed after the palazzotypology, these building types occupy corner sites. These tallerstructures have a smaller building footprint, due to the lack ofavailability of large parcels, as well as rising land values. Theirmassing profiles are more complex, employing buildingsetbacks at various heights. Many times their setbacks looselyrelate to the datum set by an adjacent palazzo building. Theproportion of the building base to the tower is approximatelyone-half of the height of the building base. Willoughby Toweris a 36-story Gothic inspired skyscraper characteristic of thetower typology.

Typical FloorGround Floor

Infill Building - Plan diagram

Palazzo Building - Plan diagram

Tower Building - Plan diagram

Core

•Usablearea

Commonarea

•

•

Building Plan Elements

30a gu ide to the


Design GuidelinesNew ConstructionBUILDING TYPES

Profile Module Verticalemphasis

Horizontalemphasis

Infill-PalazzoDatum 280’

Tower Datum425’



Primary Characteristics

Palazzo Building - Elevation diagram

Infill Building - Elevation diagram

Tower Building - Elevation diagram

Minimum BuildingHeight 55’

Through analysis of the elevationsalong Michigan Boulevard, designelements comprising the vocabularyfor each building can be derived.These design elements can then beused to guide the design for any newconstruction.

Profile: The skyline of the streetwallis determined largely by the profilesof the individual buildings.

Module: The structural system andwindow pattern provide a moduleupon which the design andbreakdown of the facade is based.

Vertical emphasis: Many of thebuildings along the boulevard havea vertical emphasis.

Horizontal emphasis: Arecognizable horizontal emphasis isat the base and cornice of thebuildings. These defining datumlines help establish the continuity thatestablishes the streetwall.

Solid-to-void: The solid-to-voidrelationship of fenestration to wallsurface creates patterns that canresult in a unifying characteristic ofthe modules within the facade.

Tower: The tower portion of abuilding is created through changesin architectural treatment andbuilding setbacks which result in asmaller floorplate, thus distinguishingit from the footprint of the base of thebuilding. The setbacks usually occurat a point near the pallazzo datum.

Design Element Vocabulary


31

Design GuidelinesNew ConstructionDESIGN PRINCIPLES

B. Design Principles for New ConstructionNew construction must understand the relationship of its locationand deal sensitively with the district’s historic resources whendesigning infill buildings. The Commission encourages soundcontemporary design that respects the district’s existingarchitectural and historic qualities, but does not necessarilyreplicate historic designs. Of particular concern are the issuesof siting, size, shape, scale, proportion, materials, and therelationship of these to the prevalent character of the district.

Designers of new buildings in the district should look to thehistoric buildings in the district for design context. No set ofguidelines can take the place of a design professional’sjudgement and expertise in developing a building design whichwill meet a functional program as well as being compatibleand appropriate to the district. The following criteria, asidentified in the Commission’s rules and regulations shouldbe considered in designing new construction:

The following design guidelines should be used to guide newconstruction and additions in the district.

• The new structure respects the general size, shape and scale of thefeatures associated with the property or district.

• The site plan respects the general site characteristics associated withthe property or district.

• The design respects the general historic and architectural characteristicsassociated with the property or district.

• The materials are compatible with the property or district in generalcharacter, color, and texture.

• In the case of additions, the addition is so connected to the propertythat it does not alter, change, obscure, damage, or destroy any significantcritical features.

Height, Massing and ScaleBuilding Height and Massing. To provide the scale appropriateto maintain the historic streetwall, new buildings should have aminimum height of 55 feet. “Palazzo-type” buildings shouldaddress the 280’ predominant datum of the district, while “tower-type” buildings should address the 280’ and 425’ predominantdatums. A building’s length, width, height and setbacks give abuilding its massing and proportionality. New construction heightand massing should reflect the strategies of infill, palazzo, ortower typologies historically exemplified in the district. Refer toChicago Zoning Code for allowable floor area ratios andapplicable bonuses.

existingbuilding

newbuilding

existingbuilding

M I C H I G A N A V E

existingbuilding

newbuilding

existingbuilding

M I C H I G A N A V E

Plan: “Facade flush withStreetwall” Appropriate: Continuity

of Streetwall Preserved

Plan: “Facade Set Back fromStreetwall” Not-Appropriate: New

Building Disengaged fromStreetwall

32a gu ide to the



Site PlanOne of the most distinguishing elements ofthe Michigan Avenue Streetwall is its siteplan. The individual buildings togetherliterally form a western wall for Grant Park,and this is a characteristic to be preservedand perpetuated. The following elementsshould be considered when designing newconstruction in regards to this element:

Facade alignment. Facade alignmentremains one of the most important factorsaffecting the successful preservation of thestreetscape. Typically, the facades ofbuildings in the district are built out to theproperty line, giving the streetwall its cohesiveappearance. In new construction, thebuilding elevations should be built to the

Facade Elements: Building facades inthe Historic Michigan Avenue District arecharacterized by three elements: thebuilding base, the building mid-section (ortower), and the building top. Newconstruction is encouraged to interpret thisrhythm in contemporary design. Theseguidelines include more details descriptiveof these elements in the “Alterations”section of this publication.

Proportion. The relationship andproportion between the various facadeelements is important in tying newconstruction into the fabric of the existingstreetwall. Not only do the proportions ofthe base, middle and top help newconstruction relate to the district, smallerelements such as building facade units andwindows give a building scale and texture.Used effectively, these elements futher help

The building at far left in this illustration demonstrates facade alignment, which isalso one of the key design elements for new construction along the Historic MichiganBoulevard District. While adapting a more contemporary expression, the buildingmaintains the streetwall alignment and overall scale.

This infill building (center) is exemplary in its understanding of design elementssuch as scale, height and massing, materials and facade design within the contextof its surroundings. Retail storefronts articulate the base to blend with the retailnature of its context. The middle expression is one of masonry piers subdividedby windows with characteristics similar to the scale of the neighborhood. Thecornice is further accentuated in terms of scale and materials.

a new design relate to the existing buildings.

Facade units (or Modules). Facade units refer to the manufactured size of the chosen facade material, such asa brick masonry unit or a metal panel in a curtain wall system. The size of the individual units or modules, andhow they are combined, should relate to the proportions seen in existing buildings on the street wall. The sameconcept relates to window openings. When designing a fenestration pattern, care should be given to the overallpattern, the void to mass ratio of a facade, and grouping of windows. Detail to the execution of these elementsin a contemporary design can often result in compatible design for the district.

a

b


33


The general historic and architectural characteristics of the districtare described in both the Historic Michigan Avenue Streetwall ChicagoLandmarks designation report as well as the previous section in theseguidelines, Building Types. In general, both documents describe theexisting context that any new construction must respect. Specifically,the treatment of the following items has a large impact in relating newconstruction to the historic and architectural characteristics of thedistrict:

Building base. The bases of the buildings along Michigan Avenueare well defined and differentiated from the rest of the building inmaterials, scale, and details. The height of the base typically variesbetween one and one-half to three stories. The differentiation of thebase is accomplished in a variety of ways, including the use ofarchitectural elements such as arches or columns, and horizontalbands, as well as the use of different materials, and often, double-height stories. The building base should be clearly differentiated fromthe rest of the building. Large flat expanses of blank walls withoutarchitectural articulation or openings are discouraged. An articulatedfacade, with storefronts and doors, is particularly important at thestreet level. At least 75% of the facade area between 2’6” and 8’-0”above the sidewalk should be transparent to allow viewing into theinterior of the building. Windows should be of clear glass.

Building Mid-Section. All buildings along the streetwall have astrong vertical emphasis. The verticality is achieved by the use ofheavy vertical piers, bays, banded projections, or vertical baywindows. The buildings are faced with some type of masonry

This tower represents an example of massing,upper level setbacks and facade design thatreflect the characteristics of its surroundings.These design tools are also appropriate to thedesign of new construction for the HistoricMichigan Boulevard District.

property line to maintain this mass along the street. In general, facadesshould extend from side property line to side property line, althoughfor large sites a setback on a side property line above the base of thebuilding (such as the Chicago Hilton) may also be acceptable insome circumstances.

Building Arcades. Open arcades and setbacks at street level arenot characteristic of the district. Thru-building enclosed arcadesare encouraged.

Vehicular Access. Service access and parking entry and exit shallbe located off alleys and secondary streets. Parking entries offsecondary streets should be integrated with the building architecture.All parking above street level along Michigan Avenue should bescreened.

Architectural Design

d

This image represents new construction that hasappropriately responded to its surroundingsthrough articulated facade elements, a definedbase and emphasis on existing datums withinits streetwall context.

c

34a gu ide to the



material, brick, stone, or terra cotta. New structures should reinforcethis strategy by means of reveals, projections and three-dimensionaltechniques.

Residential Balconies. Projecting balconies along MichiganAvenue’s primary facade are not characteristic of the district. Onnew construction, balconies that are recessed and integrated intothe building facade or located on secondary or rear elevations areviewed as compatible.

Building Top. “Palazzo” or infill structures in the district generallyhave a flat roof, with a very well-defined cornice line. “Tower-type”structures have a distinctive profiles employing setbacks andarticulated tops. Regardless of the building type, the roof line orparapet should be considered a design element, with a preferencefor a strong architectural termination at the top of the building.

Roof Top Mechanical. All roof top mechanical, elevator overrides,and communication devices should be concealed from view withinan architectural enclosure. Integration of these enclosures into theoverall building design is highly recommended.

Modern materials and detailing create a facadeexpression consistant with elements found alongthe Historic Michigan Boulevard District.

This cornice is redefiined using modern detailing.

Materials

As noted in both the Chicago Landmarks designation report andthese guidelines, the predominant building material of this district ismasonry with large glazed openings. There is a wide variety ofmasonry, including terra cotta, stone and brick, all in various colors.These materials are used in a variety of sizes, with a range fromsimplistic to elaborate detailing. Materials for new construction areencouraged to be compatible with the existing range of materials.Compatibility may be achieved through a combination of color, texture,unit size or detailing, depending on the materials chosen.

c

This tower has a distinct profile that is accentuatedthrough multiple setbacks which continue to forma sculptural termination at the building top

b

a


35

Changing site characteristics since 2002Since these guidelines were developed in 2002 the City of Chicago has adopted various planningdocuments for the area. These include the Central Area Plan (2003), Near South Community Plan(2004), and the Central Area Action Plan (2009). All plans note that new construction within the boundariesof the Historic Michigan Boulevard District would be subject to Historic Preservation guidelines andreview by the Commission on Chicago Landmarks

This amendment to the guidelines updates the new construction section with information on the changingneighborhood character surrounding the Michigan Avenue District. Since 2002 the South Loop (southof Congress Parkway) has experienced tremendous growth. Specifically, the south end of Grant Park,known as Central Station, has become a high-rise district that is almost fully built-out, forming a ‘book-end’ which complements the growth already seen at the north side of the park.

Design Guidelines 2016 New Construction AmendmentDESIGN PRINCIPLES

In addition, due to the DX or downtown zoning surrounding the district, new high-rise construction hasoccurred immediately west of the Michigan Avenue streetwall increasing the skyline profile visible fromGrant Park. It is within this changed context that this amendment to the new construction section wasprepared.

KeyYellow: Completed since 2002Purple: Building Massing Approved but Not Yet ConstructedGreen Frame: Development Sites in Historic District

36a gu ide to the


Should applicants choose to exceed the existing district heights from Eighth to Eleventh Street, theyshould be advised that the design for a tall building should still be compatible with the historic characteristicsof the district, and respect the existing tower massing, etc. seen within the district as described by theseguidelines.

To effectively evaluate any proposals, Historic Preservation staff will require perspective renderings withsufficient detail to evaluate the project in context. Vantage points for such a rendering will be developedwith Historic Preservation staff in response to a specific proposal. Additional exhibits, such as comparisondetails between the existing historic buildings and the proposed development may also be required.

Design Guidelines 2016 New Construction AmendmentDESIGN PRINCIPLES

Eighth to Eleventh StreetMost of the buildable sites located in the District are located at the south boundary, from Eighth toEleventh Street, with less than 50% of the streetwall frontage contributing to the historic district. Thesefacts, coupled with the existing new high-rise construction around these two blocks supports newconstruction that may bridge the height differences between the existing historic buildings in the core ofthe district and the new construction south of Eleventh Street at the district boundary. Heights of newconstruction in this section of the district can fall between 400 – 900 feet.

KeyYellow: Completed since 2002Purple: Building Massing Approved but Not Yet ConstructedGreen Frame: Development Sites in Historic District


37

Auditorium BuildingDesignated Chicago Landmark. 1976.

Fine Arts BuildingDesignated Chicago

Landmark. 1978.

The Gage Group Designated Chicago Landmark. 1996.

Chicago Public Library (Chicago Cultural Center).Designated Chicago Landmark. 1976.

Blackstone HotelDesignated Chicago Landmark. 1998.

h

f

Previously Designated Landmarks

d

Design GuidelinesPreviously Designated LandmarksPHOTO GALLERY

e

g

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Appendix

Appendix A The Secretary of the Interior’s Standardsfor Rehabilitation of Historic Buildings

Appendix B Image Index

Appendix C Glossary


39

I. Introduction

Appendix A

The Secretary of the Interior’s Standards for Rehabilitation

The U.S. Secretary of the Interior is responsiblefor establishing standards for the protection ofthe nation’s parks and historic buildings. In partialfulfillment of this responsibility, the Secretary ofthe Interior’s Standards for Historic Preservationhave been developed to guide work undertakenon historic buildings—there are separatestandards for acquisition, protection, stabilization,preservation, rehabilitation, restoration, andreconstruction.

The Standards for Rehabilitation (codified in 36CFR 67) comprise that section of the overallpreservation project standards and addressesthe most prevalent treatment. “Rehabilitation” isdefined as “the process of returning a propertyto a state of utility, through repair or alteration,which makes possible an efficient contemporaryuse while preserving those portions and featuresof the property which are significant to its historic,architectural, and cultural values”.

Initially developed by the Secretary of the Interiorto determine the appropriateness of proposedproject work on registered properties within theHistoric Preservation Fund grant-in-aid program,the Standards for Rehabilitation have beenwidely used over the years—particularly todetermine if rehabilitation qualifies as CertifiedRehabilitation for Federal Tax Purposes. Inaddition, the standards have guided Federalagencies in carrying out their historicpreservation responsibilities for properties inFederal ownership or control; and State and local

officials in reviewing both Federal and nonfederalrehabilitation proposals. They have also beenadopted by historic district and planningcommissions across the country.

The intent of the standards is to assist long-termpreservation of a property’s significance throughthe preservation of historic materials andfeatures. The Standards pertain to historicbuildings of all materials, construction types,sizes, and occupancy and encompass theexterior and interior of the buildings. They alsoencompass related landscape features and thebuilding’s site and environment as well asattached, adjacent, or related new construction.To be certified for Federal tax purposes, arehabilitation project must be determined by theSecretary to be consistent with the historiccharacter of the structure(s), and whereapplicable, the district in which it is located.

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RehabilitationStandards

II. Standards1. A property shall be used for its historic purposeor be placed in a new use that requires minimalchange to the defining characteristics of thebuilding and its site and environment.

2. The historic character of a property shall beretained and preserved. The removal of historicmaterials or alteration of features and spaces thatcharacterize a property shall be avoided.

3. Each property shall be recognized as aphysical record of its time, place, and use.Changes that create a false sense of historicaldevelopment, such as adding conjecturalfeatures or architectural elements from otherbuildings, shall not be undertaken.

4. Most properties change over time; thosechanges that have acquired historic significancein their own right shall be retained and preserved.

5. Distinctive features, finishes, and constructiontechniques or examples of craftsmanship thatcharacterize a historic property shall bepreserved.

6. Deteriorated historic features shall be repairedrather than replaced. Where the severity ofdeterioration requires replacement of a distinctivefeature, the new feature shall match the old indesign, color, texture, and other visual qualitiesand, where possible, materials. Replacementof missing features shall be substantiated bydocumentary, physical, or pectoral evidence.

7. Chemical or physical treatments, such assandblasting, that cause damage to historicmaterials shall not be used. The surface cleaningof structures, if appropriate, shall be undertakenusing the gentlest means possible.

8. Significant archeological resources affectedby a project shall be protected and preserved. Ifsuch resources must be disturbed, mitigationmeasures shall be undertaken.

9. New additions, exterior alterations, or relatednew construction shall not destroy historicmaterials that characterize the property. The newwork shall be differentiated from the old and shallbe compatible with the massing, size, scale, andarchitectural features to protect the historicintegrity of the property and its environment.

10. New additions and adjacent or related newconstruction shall be undertaken in such amanner that if removed in the future, the essentialform and integrity of the historic property and itsenvironment would be unimpaired.

These standards and a guide to their applicationcan be found at their website http://www2.cr.nps.gov/tps/secstan5.htm . “TheSecretary of the Interior’s Standards for theTreatment of Historic Properties, Standards forRehabilitation”.

Appendix A


41

Image IndexAppendix B

Page 27

Seaman’sChurch Institute

Seaman’sChurch Institute

ING Bank

ING Bank

L: New York, NYA: James Stewart Polshek & Partners

L: New York, NYA: James Stewart Polshek & Partners

L: Budapest, HungaryA: Erick van Egeraat

L: Budapest, HungaryA: Erick van Egeraat

a

b

c

d

Pages 4 & 5

Downtown Chicago 2001

Michigan Ave. 1930s

DowntownChicago 1990s

Michigan Ave.1889

Michigan Ave.2001

L: Loop MapC: City of Chicago

V: Aerial looking NorthwestC: The Art Institute of Chicago

V: View from LakeC: Okrent Associates

V: Historic View SouthC: City of Chicago

V: View SouthC: Gonzalez Hasbrouck

a

b

d

c

e

Page 37

Chicago Public Library

BlackstoneHotel

Fine ArtsBuilding

AuditoriumBuilding

The GageGroup

L: 78 E WashingtonC: Gonzalez Hasbrouck

L: 636 S MichiganC: Gonzalez Hasbrouck



L: 18-30 S MichiganC: Gonzalez Hasbrouck

d

e

g

f

h

L: location C: photo credit V: view

Pages 6 & 7

Michigan Ave. 2001

Central Park1980s

Canal Grande1990s

The Bund1990s

Michigan Ave.1900s

Michigan Ave.1990s

V: View SouthwestC: Gonzalez Hasbrouck

L: New York, NYC: worldimages.com

L: Venice, ItalyC: worldimages.com

L: Shanghai, ChinaC: worldimages.com

V: Aerial looking WestC: “Robert Cameron’s Above Chicago”

V: Aerial looking SouthwestC: Okrent Associates

a

b

d

c

e

f

Page 21

The Gage Group

30 NState

MonroeBuilding


L: 30 N StateC: Gonzalez Hasbrouck


a

b

c


L: 30 N MichiganC: Gonzalez Hasbrouck

L: Randolph StreetC: Gonzalez Hasbrouck


L: 65 E HarrisonC: Gonzalez Hasbrouck



Pages 16 & 17

OrchestraHall

Michigan Ave.Building

OrentialTheater


Travelodge Hotel



d

e

f

g

a

b

c

Page 18

Santa FeBuilding

Santa FeBuilding



a

b

Pages 22 & 23

Page 23 & 24

Santa FeBuilding

Michigan Ave.2001

Weident +Kennedy Hdqtrs.




V: View NorthwestC: Gonzalez Hasbrouck

L: Portland, ORA: Allied Architects



a

b

c

d

e



L: 36 N State StreetC: “Chicago Architecture 1872-1922”

L: 36 N State StreetC: Gonzalez Hasbrouck




Page 15

Santa FeBuilding

Fine ArtsBuilding

RelianceBuilding

RelianceBuilding

MonroeBuilding

The Gage Group

Santa FeBuilding

a

b

c

a

b

d

c

Page 16 & 17

Pages 32 & 33

The ScholasticBuilding

Fred andGinger

LVMH Tower

Four SeasonsHotel

L: New York, NYA: Aldo Rossi Studio

L: Prague, Czech RepublicA: Frank Gehry

L: New York, NYA: Christian de Portzamparc

L: New York, NYA: Cesar Pelli

a

b

c

d

Page 34

Four SeasonsHotel

PA Higher Ed.Assist. Agency

LudgateDevelopment

L: New York, NYA: Cesar Pelli

L: Harrisburg, PAA: Bohlin Cywinski Jackson

L: London, EnglandA: SOM

a

b

c

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Appendix C Glossary

Alteration: an element or group of elements that arechanged, often in style, size or material.

Arcade: range of arches carried on piers or columnsor a covered walk with such arches on one side andshops or offices along the other.

Banded Projections: a horizontal member or moldingprojecting from the wall plane and typically marking adivision in the wall.

Base: the lowest visible part of a building, oftendistinctively treated.

Bay: a regularly repeated subdivision in a facade,often a division of a building’s walls marked by verticaldividers such as windows or piers.

Bulkhead: portion of storefront facade that extendsdirectly below the display window to the ground, oftensupporting the weight of and forming the base of thedisplay window.

Cladding: a non-structural material, or the surfaceformed by such a material, used as the protectiveexterior covering for the structural framework of abuilding.

Clerestory: the portion of a wall above an adjacentroof level; a fixed or operable window located in thispart of a wall.

Colonnade: a series of columns placed at regularintervals.

Cornice: any projecting ornamental moulding alongthe top of a building, wall, arch, etc., finishing orcrowning it.

Datum: a single location from which measurementscan be taken.

Double-hung Window: two vertical operating sash inone window unit.

Elevation: the external or internal faces of a building.

Epoxy: a resin material used as an adhesive, coatingor casting.

Facade: the front or principal face of a building, oftendistinguished architecturally.

Fascia: any flat, horizontal member or band.

Fenestration: the arrangement of windows in abuilding.

Flashing: typically pieces of metal, built into the jointsof walls, so as to conduct water out of the wall system.

Frieze: the decorated band along the upper part of awall, immediately below the cornice.

Habitable additions: a building addition createdspecifically for occupancy; not mechanical space.

In-Kind Replacement: the replacement of material thatis identical in type, color, shade and finish to thematerial being replaced.

Lintel: a horizontal structural member, such as abeam or stone, that spans an opening, as between theuprights of a door or a window or between twocolumns or piers.

Loggia: an arcaded or colonnaded structure, open onone or more sides, or attached to a larger structure.

Lower Floors: Building levels typically found below aspecific point of division within the building’s hierarchy.

Mezzanine: an intermediate floor just above the groundfloor, or a partial story between two main stories of abuilding.

Mullion: a slender vertical member separating lights,sashes, windows or doors.

Muntin: nonstructural members separating paneswithin a sash; also called a glazing bar or sash bar.

Parapet: low guarding wall above a roof.

Pier: a vertical member placed at intervals along awall to provide structural support.

Preservation: the maintenance and repair of existinghistoric materials and retention of a property’s form asit has evolved over time.

Primary Elevation: the most significant building face,typically fronting the adjacent street or public space.

Promenade: an area used for leisure-walking in apublic space.


43

Prototype: the original or model on whichsomething is based.

Public Way: land abutting private property linesthat is maintained by or for the public and itsuse.

Quoin: a hard stone, or brick, oftendistinguished decoratively from adjacentmasonry, used to reinforce an external corner oredge of a wall.

Rail: a horizontal member forming the bottomedge of the window frame.

Recondition: to update or revive the deterioratedstate of property or building elements for thecontinued use of such elements.

Reconstruction: to re-create severelydeteriorated or non-surviving portions of aproperty for interpretive purposes.

Rehabilitation: the need to alter or add to ahistoric property to meet continuing or changinguses while retaining the property’s historiccharacter.

Restoration: to depict a property at a particularperiod of time in its history, while removingevidence of other periods.

Retrofitted: to adapt to or furnish with elementsthat were not intended at the time of originalcreation.

Sash: the basic unit of a window, consisting offrame, glazing, and gasketing; may be stationaryor operable.

Sealant: material used to fill the seamsbetween building materials to make watertightor airtight.

Secondary Elevation: an elevation that is notfronting a primary street or public space.

Sightline: the line of sight of a person lookingfrom a particular vantage point - typically at aheight of 5’-6”.

Soffit: The exposed undersurface of anyoverhead component of a building.

Stile: One of the upright structural members of aframe, as at the outer edge of a door or windowsash.

Storefront: the front of a store, restaurant orother establishment at street level, usuallycontaining display windows.

Streetwall: the vertical reading of multipleadjacent facades paralleling the street they face.

Streetscape: area of public way between thestreet and streetwall, often containing elementsfocused on the pedestrian experience.

Spalling: A chip, fragment or flake from a pieceof stone, masonry or terra-cotta.

Spandrel: A wall panel filling the space betweenthe top of a window in one story and the sill ofthe window in story above.

Terrace: a flat, platform-like surface adjoining abuilding, often paved, planted and designed forleisure use.

Terra-cotta: Hard, unglazed fired clay used forornamental work, roof and floor tile and as acladding material.

Tertiary Elevation: a rear elevation and/or anelevation which is not visible from the publicright-of-way.

Thermal Glazing: glazing enhanced to provide adegree of energy efficiency in moderate toextreme climates.

Transom: Linear panel of glass or other solidmaterial directly above the doorway or displaywindow frame.

Upper Floors: Building levels typically foundabove a specific point of division within thebuilding’s hierarchy.

Weather Stripping: narrow strips of materialplaced between windows and door and theirframes to keep out rain, wind and snow.

Weep Holes: voids within the mortar joints in amasonry wall that allow for water to drain fromthe wall cavity.

Glossary

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45

Acknowledgments:

Department of Planning and DevelopmentDavid Reifman, Commissioner

Commission on Chicago LandmarksRafael Leon, Chairman

Landmarks DivisionEleanor Gorski, Director of Historic Preservation

Prepared by:Gonzalez Hasbrouck (2002)Historic Preservation Division (2016)

Documents

design guidelines for the Historic Michigan Boulevard District...a 12-block stretch of the streetwall a Chicago Landmark District. The designation preserves the historic architecture