for commercial, industrial and mixed-use buildings...
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DON’T use materials not otherwisefound on the building
DON’T use imitation stucco or sidingmaterials such as Dry-vit, aluminumsiding or metal panels
DON’T add “false fronts” or mansardroofs that cover or obscure the facadeof the building
DON’T sandblast, high-powerwaterblast, or tuckpoint masonrywith portland cement
CITY OF CHICAGO
DESIGN GUIDELINESFOR COMMERCIAL, INDUSTRIAL ANDMIXED-USE BUILDINGS
WALL MATERIALSOriginal wall materials such asbrick, stone and terra cotta shouldbe repaired and maintained. Dry-vitand other imitation stucco (EIFS)or siding materials should all beavoided. Metal siding or panels,mansard canopies, and othertypes of “false fronts” should beremoved. The original materialsof your building were selected tocomplement its design and overallappearance. Adding non-originalsiding materials and “false fronts”not only detracts from thebuilding’s appearance, but candamage the wall structure behind.
MASONRYWhen individual pieces of brick,stone or terra cotta are beyondrepair, they should be replacedto match the originals in termsof size, color, finish and texture.Masonry surfaces should beproperly tuckpointed to avoidmoisture seepage and excessivewear on the masonry. Mortarand grout should match theoriginals in terms of color, texture,consistency and joint profile.Portland cement should never beused as mortar, since it is harderthan the original masonry andcan cause serious damage. Masonryshould never be sandblasted, sincethis also causes serious damageto the material. Masonry should becleaned using the least aggressivemethod possible (such as lowvelocity water, steam or chemicalcleaning) after conducting testson inconspicuous areas.
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DO repair or replace original buildingmaterials with matching materials
DO remove non-original siding materials,“false fronts,” and mansard roofsor canopies
DO tuckpoint masonry with mortarthat matches the original in color,consistency and joint profile
DO clean masonry with the gentlest-possible method, such as withlow-velocity water, steamor chemical cleaning
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DECORATIVE FEATURESOriginal decorative featuressuch as cast-iron piers, terra-cottamasonry, ceramic tile, pressed metalornament, wrought iron grille workand cast stone should be repairedand maintained, and not obscuredby changes to the building.These features greatly add tothe uniqueness and attractivenessof your building. Missing featuresor deteriorated features beyondrepair should be replaced to matchwhenever possible.
DOORS AND UPPER-STORY WINDOWSNew windows and doorsshould be sized to fit withinexisting openings, and not requirethe openings to be partially infilled.All broken and missing windowsshould be replaced with new glass,and window frames and sashesshould be repaired. Storefrontdoors should have glass panelsand be commercial-lookingin character. Please note that workdone to wood windows and doorsin residential portions of thebuilding is generally ineligible for arebate and will not be permitted inthe program.
SECURITY GRILLESSecurity grilles, screensand enclosures should beas inconspicuous as possibleand compatible with otherelements of the storefront.If grilles are used, they should beinstalled on the inside face of doorsand windows. All exposed portions
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DO restore the original size of any filledin or covered over upper-story windowopenings and repair/replace windowsin “like-kind” to match
DO remove exterior-mounted securitygrilles and install new security grilles insidethe storefront if possible
DON’T fill in or cover over upper-storywindow openings
DON’T install security grilles on theexterior of the buildings unless they areconcealed or as unobtrusive as possible
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of the grilles, screens or enclosuresshould be painted. Less obtrusivesecurity devices and alarm systemsare preferred alternative securitymeasures.LIGHTINGThe use of accent lightingto illuminate building facadesis highly encouraged and may bedone with projecting or concealedfixtures. Such fixtures should beas inconspicuous as possibleand compatible with the building’sdesign. In general, the entire facadeshould not be washed in brightlight, but lighting should be usedto accentuate individual buildingfeatures.
HISTORIC BUILDINGSHistoric buildings are importantvisual “anchors” in commercialdistricts and often establish thearchitectural character of theseareas. Facades and storefrontsof historic buildings should berepaired and well maintained.Original features and materialssuch as bulkheads, transoms,window framing systems, andcast-iron piers should all bemaintained. Deteriorated originalfeatures should be repairedwhenever possible, and missingfeatures should be replacedto match the originals. Projectsinvolving historic buildingsmust adhere to The Secretaryof the Interior’s Standards forRehabilitation of Historic Buildings.
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DO use The Secretary of the Interior’sStandards for Rehabilitation for historicbuildings (available from City staff)
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DON’T change the building’s overallpattern and spacing of piers/columnsand storefront openings
DON’T reduce the size, cover over, blockor fill in original storefront openings
DON’T use sheets of glass with less thana five-foot width in storefront displaywindows
DON’T use solid doors, glass blockor tinted, opaque or mirrored glass
DON’T add bulkheads (the low wall areaunder a storefront window) more than24 inches high
STOREFRONTS
The overall pattern of storefrontsand piers/columns should bemaintained as much as possible.Storefronts should not be enclosedor filled in, and window openingsshould not be reduced in size.If original openings have previouslybeen altered or filled in, theopenings should be restored totheir original size and configuration.
In general, storefronts shouldincorporate such typical architec-tural features as recessed entries,display windows, and bulkheads,in keeping with the original designof the building. Bulkheads (the lowwall area under a storefrontwindow) should generally be nomore than 24 inches high. Store-fronts in the same building shouldhave a consistent design and relateto the entire building as a whole.
Storefront windows shouldaccommodate window displaysand allow views into the retailspace of the building. The largeundivided sheets of glass typicalof display windows should bemaintained. Sheets of glass shouldgenerally be no less than five feetwide. In many older buildings,transom windows were partof the original storefront designand should also be maintained.Clear glass should be used forstorefront windows; glass blockand tinted, spandrel, mirroredor opaque glass should all beavoided. Window framing systemsshould be as thin as possible, andglass should not be deeply recessedinto the frame. Framing systemsshould generally be painted darkcolors, and anodized bronzeand natural aluminum finishesshould be avoided.
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DO keep/restore the original heightand display window area (the heightand width of the storefront opening)of storefronts which have been filledin or covered over
DO keep/replace storefront windowswith large sheets of clear glass to allowviews into the retail space
DO keep/replace transoms (the smallwindows above a door or window)and recessed entries
DO keep/replace bulkheads (the lowwall area under a storefront window)
lintel
transom
recessed entry
display window
bulkhead
pier or column
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DON’T mount signs in areas where theycover up windows or decorative featuresof the building
DON’T size or locate signs so thatthey extend above, below or beyondstorefront openings, sign panels or“sign bands” (the wall area abovethe storefront window)
DON’T install roof signs, signswith moving or flashing parts,or projecting signs that project morethan five feet from the face of thebuilding or extend above the roof line
DON’T use letters more than30 inches high
DON’T clutter the building withtoo many signs, affix paper signsto the storefront windows or usematerials that are not high qualityand durable, such as plywood, plasticor Styrofoam
DON’T use freestanding signs or polesmore than 15 feet high or that projectover the public right-of-way
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SIGNSThe major purpose of a commercialsign is to identify a business andits merchandise and services.Signs should not be large andoverbearing or cluttered withexcessive information. They shouldbe simple and coordinated withother neighboring signs. Randomlylocated signs, signs containingtoo much information, too manysigns, and signs that are too largefor individual shops and compactneighborhood shopping areasare often hard to read and easilymissed by pedestrian shoppersand drivers. Such signs can givelocal shopping areas a cluttered,confusing and unattractive image.Simple signs with a consistentsize and location from one store-front to the next make locatingbusinesses easier. Moveable,flashing LED signs should alsobe avoided.
Signs on the same building shouldhave a consistent location, size,and overall pattern and be compat-ible with one another.
Signs should be constructed outof durable high-quality materials,and should be kept well main-tained. Plywood, plastic andStyrofoam should not be used.
Signs may be illuminated usingexternal lighting fixtures such asgooseneck lamps, but the fixturesshould be simple, unobtrusive andnot obscure the graphics of thesign. Signs with internal illumina-tion should have opaque facepanels with routed letters, so thatonly the letters are backlit (ratherthan the entire face of the sign).
Types of Signs. Signs with indi-vidual letters (e.g., channel, cutout,and neon letters) are stronglyencouraged, and individual lettersshould generally not be more than30 inches high. Large projecting
DO establish a consistent locationand size for all signs on the same building
DO use neon or simple external lightinglike gooseneck fixtures when illuminatingsigns; for backlit signs, only illuminatethe letters of the sign (rather than theentire face of the sign)
DO conceal electrical transformer boxes,conduit and electrical raceways
DO reuse and restore historic signswhen possible
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signs can overwhelm a building andshould generally be avoided. Smallprojecting signs and banners,however, can create visual interestand are encouraged. Freestandingmonument signs should be simplein design and not exceed 15 feetin height or project over the publicright-of-way.
Signs for prior businesses, illegalsigns, roof signs, billboards andunused structural sign supportsshould all be removed. Portablesigns and large signs on upperfacades should be avoided. Rooftopsigns on or above the parapet orcornice of buildings, billboards andother outdoor advertising signspainted or mounted on structuresshould be strictly avoided.
Temporary signs should advertiseshort-term sale promotions only,and paper signs should generallybe avoided. Temporary signs shouldnot be placed on any part of thebuilding except in display windows,and should not occupy more than25% of a window area. It is easierfor shoppers to read a few simple,well-placed sale signs than to tryto read a display window clutteredwith many signs.
The reuse and restorationof historic signs is stronglyencouraged. If historic signsare to be retained, they should berefurbished and restored. Letteringmay be modified to reflect thecurrent business.
Electrical transformer boxes,conduit, and raceways shouldall be concealed from public view.If a raceway cannot be mountedinternally (on the inside of thebuilding), the exposed metalsurfaces of the raceway should befinished to match the backgroundwall or integrated into the overalldesign of the sign. Unused electricalequipment should be removed.
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AWNINGS
Awnings should be mounted in alocation that respects the originaldesign of the building, such asstorefront bays, piers and columns,decorative moldings, and windowand door patterns. In general,awnings should not obscure piers,columns, and decorative featuressuch as terra-cotta ornament andmetal grillwork. Awnings should bedesigned to project over individualwindow and door openings and notbe a continuous feature extendingover masonry piers or arches or upthe facade of the building. Awningsshould be mounted within theactual window or door opening,on the wood or metal framing(not on the wall surroundingthe opening). In storefronts withtransom windows, awnings wereoften mounted on the horizontalframing bar separating the lowerand upper portions of the window.Awnings should have a minimumclearance of 7’- 6" above thesidewalk.
Types of Awnings. Retractableawnings and shed-type awningsare strongly encouraged. Awningswithout end panels are moretransparent and allow better viewsinto the storefronts. Awningsshould project out at least 3 feetand not be steeply pitched. Convexor box awnings should generallynot be used; convex (bullnose ordomed) awnings may, however, beappropriate for some locations withround-arched window and dooropenings. Awnings should be ofwoven cloth fabric, not vinyl, metalor rubber. “Bubble” awnings orawnings that extend up the frontof a building, that cover decorativefeatures, or that have an exagger-ated scale, should not be used.Elongated bullnose entrancecanopies and canopies with side-walk supports should not be used.
DO mount awnings within individualbays or storefront openings
DO use retractable or traditionalshed-type awnings; for storefrontwindows with transoms, awningsshould be mounted on transom bars(the awning flap) or small logoson the awning itself
DO use awnings of woven clothor linen fabric, and limit signson awnings to the valance(the awning flap) or small logoson the awning itself
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RETRACTABLE AWNING—Encouraged
SHED-TYPE AWNING—Encouraged
BUBBLE AWNING—Not Acceptable
Illuminated Awnings. “Bubble”awnings and other types of awningswhere the entire awning is backlitor illuminated should not be used.
Signs on awnings should be onthe horizontal valance (or awningflap) of the awning. Signs may alsobe on the main panels of theawning, but such signs should notcover the entire awning with words,phone numbers, etc.
DON’T use awnings that extend up thebuilding wall, cover decorative features,or stretch continuously across masonrypiers or arches
DON’T use “bubble” awnings, exagger-ated-shaped awnings, elongated bullnoseentrance canopies or canopy supportsattached to the sidewalk
DON’T use metal, vinyl or rubberawnings, or awnings that are internallyilluminated or covered with signs, phonenumbers, etc.
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CITY PERMIT INFORMATION
BUILDING PERMITSBuilding permits are issued by the Department of Buildings, City Hall,Room 800, 121 North LaSalle Street, (312) 744-6479. Permits are requiredfor all additions, alterations and new construction, as well as most typesof repair work. For example, replacing windows or storefronts, or a changein the number of doors and windows, would all require a building permit;likewise, concrete and masonry work also requires a building permit.Building permits must be clearly displayed at the construction site.
Architectural drawings are not required for most facade-only improve-ments; in most instances a rough design sketch will suffice. In instanceswhere a substantial amount of work is to be done such as structuralchanges, installation of new window framing, the change of the fire ratingon a part of the facade, or a change in the size of windows, the Depart-ment of Buildings may, however, require a set of architectural drawings.
BARRICADE PERMITSA permit is required for setting up a barricade for work. Tuckpointingand cleaning of brick masonry does not normally require a barricadepermit. Barricade permits are issued by the Department of Transportation,Construction Compliance, City Hall, Room 802, 121 North LaSalle Street,(312) 744-4652.
AWNINGS AND CANOPIESAwnings or canopies that extend two feet or more over the public right-of-way require a permit from the Department of Revenue, CompensationUnit, 333 South State Street, Room 310, (312) 747-9035. This permit canonly be issued after the City Council has passed a special ordinance forthe awning or canopy (allow at least 12 weeks for issuance of the permit).A permit for an awning or canopy that extends less than two feet over thepublic right-of-way can be issued by the Department of Buildings.
ELECTRICAL PERMITSElectrical permits are required for light fixtures, neon signs, and lightedwindow displays. Electrical permits are issued by the Departmentof Buildings, Electrical Inspections, City Hall, Room 803, 121 NorthLaSalle Street, (312) 744-3460.
For more information about City permits, contactMayor Daley’s Business Express at (312) 744-CITY.