OLD MAIN HISTORIC DISTRICT

Transcription

1 OLD MAIN HISTORIC DISTRICT

2 SETTING AND SITE SETTING The building setting is the area or environment in which an historic property is found. It may be an urban or suburban neighborhood or a natural landscape in which a building has been constructed. The elements of setting, such as the relationship of buildings to one another, property setbacks, fence patterns, views, driveways and walkways, together with street trees and other landscaping features create the specific character of a neighborhood or district. Photo of Main Street in 1877 showing the maiden voyage of the Steam Railway. The trolley was a defining feature of the character of Main Street, as was the dense commercial development creating a low canyon or streetwall effect on the primary commercial thoroughfare. Identify, retain and preserve landscape features that are important in defining the historic character of the setting, such as roads and streets, furnishings and fixtures, natural or topographic features, and key views or vistas. Retain historic relationship between buildings, between buildings and streets, and between buildings and landscape features. Evaluate condition and integrity of existing landscape and streetscape features. Devise plans for repair, maintenance, and long-term protection of these features. ACCEPTABLE Removal and replacement of existing historic features with substitute materials that simulate the original in appearance, when replacement inkind is not economically feasible.* Removal and replacement of existing historic features with new or common materials, when it is not economically viable to save and repair originals or to use substitute materials that simulate the original in appearance.* NOT Removal, relocation, or radical alteration of any streetscape or landscape element that contributes to the historic character of the district. Failing to maintain the historic relationship of buildings and setting features through inappropriate new construction of streets, parking lots, or building infill. Permitting damage or deterioration of existing features through inadequate protection or maintenance. Removal and replacement of existing historic features with new materials, when it is economically feasible to save and repair originals. *Review with PSD and HPC OM-1

3 SETTING OM-2 The high density of the commercial area on and near Main Street was one of the defining features of the downtown area, as seen in the aerial photo of Dubuque prior to urban renewal (upper left). Portions of this dense historic commercial development still survive in the Old Main District, albeit in a somewhat abbreviated form, as seen in the photos at right.

4 SETTING NOT OM-3 A combination of insensitive urban renewal, road construction, and deferred maintenance have taken their toll on the once dense commercial areas in the district. The loss of adjacent structures destroys historic context, and places large gaps in what was intended as a unified street facade. Contemporary parking lots (at left) and ramps in the districts generally signify the loss of structures that contributed to the overall setting and character of the area. The resulting gaps in the historic fabric have a negative visual impact.

5 SETTING AND SITE SITE The landscape surrounding a historic building and contained within an individual parcel of land is considered the building site. The site, including all of its associated features, contributes to the overall character of the property. As a result, the relationship between the building and the landscape features within the site s boundaries should be considered in the overall planning of rehabilitation work. Identify, retain and preserve landscape features that are important in defining the historic character of the site, such as sidewalks and paths, furnishings, light fixtures, sculpture, water features, natural or topographic features, and potential archaeological resources. Retain historic relationship between buildings and secondary structures, between buildings and streets, and between buildings and landscape features. OM-4 Evaluate condition and integrity of existing buildings and landscape features. Devise plans for repair, maintenance, and long-term protection of these features. NOT Removal, relocation, or radical alteration of any building or landscape element that contributes to the historic character of the site. Failing to maintain the historic relationship of buildings and landscape features through inappropriate new construction of streets, pathways, parking lots, secondary buildings, or building infill. Permitting damage or deterioration of existing features through inadequate protection or maintenance. Removal and replacement of existing historic features with new materials, when originals can be saved and repaired.

6 SITE OM-5 The high density of the development required that buildings consume the majority of their long, narrow lots. Building facades are directly related to the sidewalk and street with a minimal setback on the front façade, and on the secondary facades when at a corner.

7 *Review with PSD and HPC STREETSCAPE AND LANDSCAPE GUIDELINES DRIVEWAYS, PARKING, PAVING - RESIDENTIAL The majority of the areas contained within the historic districts were platted in a period that relied on pedestrian, trolley, and carriage traffic as the primary means of transportation. Streets were narrow and paved with planks, and later with pavers, if they were paved at all. In the more urban areas of Jackson Park,, and Cathedral districts, housing patterns were dense, and rear alleys provided access to sheds, carriage houses, or garages at the back or side of the property. With the coming of the automobile, these structures were increasingly converted to or replaced by garages. The insertion of driveways, parking areas, and curb cuts in these districts is generally inconsistent with their historic character. Within the districts the traditional paving material should be saved and restored. The insertion of new curb cuts and parking should be kept to a minimum. OM-6 Preservation of driveways and their original designs, materials, and placements. Materials for new drives that are consistent with the historic materials, including crushed-limestone aggregate concrete, and brick pavers. Parking areas located near the rear of the property, and screened with landscaping when visible from the street. Preservation and renovation of historic secondary structures for continued use. Access to garages from side or rear of property. ACCEPTABLE Substitute materials that simulate the original in appearance, such as tinted asphalt and stained and/or stamped concrete, or common materials such a plain asphalt.* As a last resort, new or common materials, such as standard concrete, when it is not economically viable to save and repair originals or to use substitute materials which simulate the original in appearance.* NOT Insertion of new semi-circular or drive-thru drive designs in front yards. Demolition of an existing secondary structure for the creation of a new garage. Insertion of a new drive or garage adjacent to or in front of the primary façade of the primary structure. Insertion of gravel or dirt drives, which violates City codes. Insertion of new drives or parking areas without provision of proper landscape screening from the street(s).

8 DRIVES, PARKING LOTS, PAVING - COMMERCIAL The majority of the areas contained within the historic districts were platted in a period that relied largely on pedestrian, trolley, and carriage traffic as the primary means of transportation. Streets originally were paved with planks, and later with pavers, if they were paved at all. In the downtown areas of, West 11 th Street, and portions of the Cathedral districts, construction patterns were dense, and rear alleys provided access to the back of the property. The insertion of prominent driveways, curb cuts, and parking lots in these areas of the district is generally inconsistent with their historic character. Within the districts the traditional paving and materials should be saved and restored, and the insertion of new curb cuts and parking kept to a minimum. OM-7 Location of new parking lots for commercially-used houses, churches, apartments, schools in the rear of the properties. Screening parking areas at corner lots with landscaping on both streets. Aligning new parking areas on vacant lots with the front edge of the adjacent property to allow for a proper landscaping screen. Preservation and renovation of historic secondary structures for continued use. Access for delivery from the side or rear of property. Preservation and repair of brick paving where existing. ACCEPTABLE Substitute materials that simulate the original in appearance, such as tinted asphalt and stained and/or stamped concrete, or common materials such a plain asphalt.* As a last resort, new or common materials, such as standard concrete, when it is not economically viable to save and repair originals or to use substitute materials which simulate the original in appearance.* NOT Demolition of an existing primary or secondary structure for the creation of parking areas. Insertion of a new drive or garage adjacent to or in front of the primary façade of the primary structure. Insertion of new drives or parking areas without provision of proper landscape screening from street. *Review with PSD and HPC

9 DRIVEWAYS, PARKING LOTS, PAVING OM-8 Public parking with an adequate setback, decorative fencing, and appropriate plantings for screening. NOT Historic photo showing brick street paving, circa Contemporary parking lots (at left) in the districts create gaps in the historic architectural fabric that have a negative visual impact on the district as a whole. At left the parking lot is prominently located at a corner, it does not respect the setback of the neighboring building, and there is little to blend it into its surrounding or hide it from pubic view. At right, the open space for parking has isolated a building in what was an architectural row. The density necessitates on-street parking for both commercial structures. Driveways, curb cuts, and visible garage structures in this area are not appropriate.

10 SIDEWALKS, WALKWAYS, AND CURBS Sidewalks throughout the Cathedral District were either wood plank in their earliest form, which was later replaced with brick pavers in different patterns, or poured concrete with a crushed limestone aggregate. A historic hexagonal concrete paver was noted in limited quantities in the Langworthy,, and Cathedral Districts. It is currently City policy to remove and replace these materials during new construction, either with broom finish poured concrete or, more recently, stained concrete pavers or stained and stamped concrete. Preservation and replication of any of the historic masonry materials for sidewalks would be appropriate in the Cathedral District and adjacent neighborhoods, and is the recommended treatment. Substitute materials can be considered for issues of cost and code compliance, however. Limestone was the traditional curb material throughout the city. As with the sidewalks, it has been City policy to remove and replace these curbs with poured concrete curbs and gutters as they deteriorate, or when they interfere with street or utility repairs. Limestone is recommended for use as a straight curb material in these areas due to its historic presence, but alternate materials may be considered for ease of maintenance, reduced cost and increased durability. OM-9 Identification and preservation of original historic paving and limestone curbing materials where they survive, particularly in areas where the curbing has a substantial visual impact on the view from the street. Materials for new sidewalks and crosswalks that are consistent with the historic materials, such as brick pavers and crushed-limestone aggregate concrete. Replacement of deteriorated limestone curbs with new limestone. New sidewalks that restore the historic width of the walkways, where contemporary usages and City codes allow. ACCEPTABLE Substitute materials that simulate the original paving, such as colored concrete pavers and stamped and/or stained concrete.* Substitute materials that simulate the original limestone curbing in color, texture, and shape, such as straight curbs of tinted concrete poured with a textured form liner.* As a last resort, new or common materials, such as standard concrete, when it is not economically viable to save and repair originals or to use substitute materials which simulate the original in appearance.* NOT Removal of historic curbs and gutters without an appropriate replacement. Use of pebble-surface concrete sidewalks. Use of asphalt for a paving material on sidewalks. *Review with PSD and HPC

11 SIDEWALKS, WALKWAYS, AND CURBS Limestone curbs in historic photo (below right). These survive rather sporadically due to the City s replacement policy. They should be maintained whenever possible. OM-10 Historic two-tone hexagonal sidewalk pavers and contemporary broom-finished concrete (above). The latter is visually incompatible, and is not recommended. A surviving entry mosaic is shown at right. Specialty paving such as this should be preserved. ACCEPTABLE ALTERNATES Three types and patterns of brick sidewalk paving and limestone aggregate concrete (foreground) Concrete pavers Stamped concrete

12 FENCES AND GATES Every residential area of the historic districts exhibited some form of low historic fences and/or gate. The high density of the residential areas combined with the complexities of the local topography limited fences primarily to large, flat plots, usually those of the larger upper class homes. Elaborate wrought and cast iron examples were common on the larger properties constructed in the latter half of the nineteenth century in the Jackson Park, West 11 th Street, and Cathedral districts. In the Langworthy and southern Cathedral districts simple wooden picket fences and gates, and wooden balustrade style fences were a popular choice for larger homes or groups of properties. After 1945 chain link became a popular fencing option, but this material is incompatible with the historic character of the districts. Original fences should be preserved and repaired where they exist, and new fences should be based upon historic prototypes whenever possible. Due to its commercial character there was little, if any, fencing in the District. Any new fencing installed for public areas or parking areas should be in keeping with the historic character of the district. OM-11 Identification and preservation of original cast and wrought iron fences and gates. Replication and installation of new fences based upon identified historic prototypes. Replication and installation of different types of historic fences for different exposures, based upon identified prototypes. New fences that are sensitive to historic precedents in their scale, transparency, color, and materials. Fences that are in compliance with City codes. Installation of privacy fences at the rear of the property only. Removal of inappropriate chain link or privacy fences. Installation of the same appropriate material for fences wherever they occur on the property, unless different historic materials are extant. Installation of fences with the decorative face presented to the public way. Planting of windbreaks or hedgerows to function as a privacy fence on primary facades, where adequate historic documentation exists. NOT New fences constructed of chain link, horizontal board, split rails, plastic, concrete block or other solid masonry. Fences that are not in compliance with City codes. Privacy fences that are set forward of the rear wall of the structure, or that are prominently visible from the street(s).

13 FENCES AND GATES - Metal OM-12 NOT

14 AMENITIES COMMERICIAL A variety of public amenities are required in public areas for the convenience of the public. Historically these would include items such as benches or other forms of seating, trash receptacles, clocks, hitching posts, and street signs. Due to intensive usage and constant exposure to the elements, few of these items survive except in historic photographs. Where historic features survive, they should be preserved and maintained. Where evidence for historic features is available, an effort should be made to replicate them in newer, more durable materials that will reduce maintenance and replacement costs. The City has recently installed new strap iron benches in public spaces in the downtown area and at Cable Car Square, and they would like to continue the use of this style throughout the historic districts. This style is suitable for public areas in residential and commercial areas of the districts. In the more commercial areas of and south Cathedral district, it is advisable to consider the introduction of trash and ash receptacles, clocks, and possibly planters as well for public benefit. To minimize the costs of maintenance and replacement for the City, it is advisable to utilize one or two styles for all features throughout the historic districts and their neighboring areas. OM-13 Identification and preservation of any existing historic features, such as hitching posts, benches or other seating, etc. that were provided for public use. Damage or flaws may prevent the retention or continued use of these items, but they should be documented and preserved in storage to serve as a guide for new features. New features based upon historical precedents. These can be executed in contemporary materials and finishes to increase durability. Note that amenities such as benches and signs that are constructed largely or entirely of wood will be more easily damaged and will require regular maintenance. New features that reference the style of historic features, to establish a unified appearance and general historic character among the public amenities in the historic districts. One group or party should be designated for the maintenance of plantings in planters. NOT Removal or destruction of existing historic features, either deliberately or through deferred maintenance. Installation of new features that do not reference historical features, or that are not coordinated with the features recommended by the Guidelines. Benches and waste receptacles composed largely or entirely of smooth or pebble-faced concrete or plastic. Installation of features that do not meet current City codes.

15 AMENITIES OM-14 New strap iron bench at 3 rd and Main Detail of strap iron bench at Cable Car Square Detail of planter and light in Cable Car Square Bollards Two examples of appropriate wood and iron benches Historic property marker/hitching post

16 AMENITIES OM-15 Appropriate Litter receptacles and ash urns Strap iron litter receptacles Examples of appropriate bicycle rack designs

17 SIGNS AND GRAPHICS The commercial areas of the historic districts including all of the district and the central and southern portion of the Cathedral district near Cable Car Square have exhibited a wide array of signs from the late nineteenth century through the present day. Few examples from the nineteenth century survive, but there is photographic evidence for signs on Main Street throughout the twentieth century. It is desirable that new signs attempt to reference the historic signs of the early twentieth century in is size, scale, style, and coloration, but substitute materials are acceptable for the purposes of increased durability. Several examples of appropriate signs can be seen in Cable Car Square. Given its age and cultural significance, neon signs from the mid-century are now considered to be historic in their own right. The retention and/or replication of these materials for contemporary use should be evaluated by the Preservation Commission on a case-by-case basis. All signs should follow regulations outlined in City ordinances. OM-16 Identification, repair, and preservation of existing signs from the first half of the twentieth century or earlier. Identification and preservation of signs from the 1950s and 1960s, where appropriate. Signs constructed of traditional and historic materials such as carved and painted wood, cast bronze, or painted metal. Signs that replicate or reference historic signs in their style, scale, and materials. Signs that replicate symbols or logos associated with the business, product or trade. Coordination of sign colors with overall scheme of building exterior. Placement of signs at traditional locations, such as storefront belt courses, upper façade walls, hanging or mounted inside the windows, or projecting from the face of the building. NOT Removal or destruction of historic signs either through deliberate action or neglect. Signs that are out of scale with the building, and with neighboring buildings and signs. Signs of inappropriate materials, such as plastic or vinyl. Insertion or attachment of signs in such a way as to inflict damage to the building. Internally lit signs.

18 SIGNS AND GRAPHICS OM-17 Contemporary signs, hangers, points of placement and posts, reflecting the recommended style, scale, materials, and appearance for sign features in the district. Historic sign variants on Main Street Circa 1880 Circa 1915 Circa 1960

19 SIGNS AND GRAPHICS NOT OM-18 Street and directional signage should make an attempt to recognize the stylistic features and characteristics of the historic districts in their materials and graphics. Signage should recognize the scale, style, materials, and colors of the building and the district. Signage should not dominate the façade (above), nor should it cover or damage important architectural features. Plastic internally-lit signs (left) are a late twentieth-century phenomenon, and generally are not considered appropriate for historic districts due to their graphics, materials, and overall appearance

20 WAYFINDING FEATURES The nature and appearance of street signs and wayfinding materials are determined to a certain extent by code. The size, shape, and graphics of street signs may not be altered in certain instances. However, the City has recently installed decorative signposts in the area around the City Hall. It is recommended that this type of post, or a variant of it, be used for new signs. Kiosks and information boards are not historic features of Dubuque, but they are important assets in serving both the local population and visitors to the city. New wayfinding materials should be in keeping with the style, materials and colors established for other public amenities such as benches and waste receptacles. It may be desirable to alter the wayfinding materials slightly in color, material, or style for each district as a means of clearly separating and defining them according to their historic character. OM-19 Maintain a consistency of style, color, and scale in all wayfinding features to contribute to the overall historic character of each district in general, and the amenities in particular. Maintain a consistency in style of text and graphics within each district, or within the districts as a whole. Decorative signposts that reference historic street features. New gateways or banners that are consistent with the styles, colors, and materials selected for each district s wayfinding materials, or for the districts in general. NOT New signs, kiosks or boards that are incompatible with the other streetscape amentities. New wayfinding materials that are out of scale with the surrounding buildings and streetscape, or with the other streetscape amenities. Installation of wayfinding materials in such a manner as to disrupt or block critical vistas or views. Installation of wayfinding features in such a way as to damage existing historic streetscape materials, or the surrounding structures. Banners or other gateway markers may be desirable as a means of defining each district. Historic examples are recorded in photographs, and these should be replicated or referenced.

21 WAYFINDING FEATURES OM-20 Contemporary marker for Cable Car Square incorporating historic fencing and typical retaining wall materials Typical new street sign with decorative post used near City Hall Directional sign variants, with street names and attractions Welcome and information sign NOT Street and directional signage should make an attempt to recognize the stylistic features and characteristics of the historic districts in their materials and graphics.

22 STREET LIGHTING Several examples of historic lighting in the Old Main district are recorded in historic photographs, and several examples of street light fixtures dating from the early twentieth century have been preserved and reused in the downtown area. It is not feasible to retrofit these fixtures for continued use throughout the downtown due to problems of repair and long-term maintenance. Recently the City has installed new street lighting posts in the downtown, and they would like to continue using this style for durability and ease of maintenance. Street lights may represent another area where districts can express their historic character through differing styles, materials, or colors of lamp posts and globes. This will need to be balanced with issues of cost and upkeep for the City. Preservation, repair and reuse of original fixtures whenever possible. OM-21 Documentation and storage of historic fixtures for reference or protected usage. New lighting that is consistent with the historic lighting in its scale, style, materials, and colors. New lighting that is installed at a height appropriate for the streetscape. Purchase and use of City-approved lighting fixtures by private property owners for installation on their property. Consider color-corrected metal halide lighting to provide better color rendition of the historic materials. NOT Destruction or removal of existing historic light fixtures that can be salvaged or repaired. Installation of new lighting in such as way as to block key vistas or views. Installation of lighting in such a way as to damage existing historic streetscape elements, or surrounding buildings.

23 STREET LIGHTING OM-22 New light installed by the City in and Cathedral Districts New lighting installed at a pedestrian scale height on taller light posts Historic photo showing original gas lights NOT Contemporary photo showing historic lighting reinstalled on bridge in downtown Historic photo showing specialty lighting for chemist shop in the shape of a mortar and pestle

24 LANDSCAPING Some photographic evidence exists for the various forms of landscaping that have existed in the historic districts over time. These schemes may not be appropriate for restoration. Landscaping in the historic districts will be guided largely by the existing landscaping ordinance, which designates tree and shrub species, sizes, and appropriate locations on public and private property. Where evidence of a historic landscape feature exists, and can contribute to the historic character of the district, efforts should be made to preserve or restore these features. Such work should be carried out with the consultation of the City Forester to ensure that it meets the City ordinance, and does not pose a threat to the health of the surrounding landscape, or the safety of the public. OM-23 Identification, preservation, and restoration of historic landscape features whenever possible. New landscaping that meets the requirements of the landscaping ordinance. Restoration or recreation of landscaping features that have local historical or cultural significance for the district or the city in general. Preserve and maintain mature trees, replacing them when they become diseased or die. NOT Insertion of new landscaping features that may pose a hazard to the health of surrounding landscape features, or to public safety. Installation of new landscape features that will contribute to the deterioration of nearby structures or streetscape features. Historic photos do not show any landscaping in the District, and the installation of new street trees would be inappropriate. Any new landscaping that is installed in open space or to screen parking areas should conform to city ordinances.

25 LANDSCAPING OM-24 Historic photos of Main Street

26 UTILITIES The standard procedures for utilities govern the size, appearance, and location of their services. It is recommended that an attempt be made to provide more inconspicuous service boxes in the historic districts, either through the modification of the covers, the location of the boxes themselves, or through screening with landscape elements. Some common streetscape amenities, such as bollards, planters, and ash urns, may be able to be modified to conceal certain equipment, provided that they will be easily removable or have doors to allow access for maintenance. Always contact telephone, gas, and electrical utilities companies with your proposal for screening or disguising their equipment prior to beginning work. They may have clearance requirements related to the equipment s safety and accessibility that must be considered. OM-25 New utility boxes that are less invasive in their appearance and/or their location. Burying all new or upgraded utility service to reduce the number of overhead lines in the historic districts. Using plantings to disguise or screen utilities equipment. Consider modifying common landscape and streetscape amenities to disguise utilities equipment, as shown in the Recommended section on the following page. Confirming clearance and access requirements with utilities companies before beginning work around their equipment. NOT Placing utility service boxes in open areas that are prominently visible from the street, as shown in the Not Recommended section on the following page. Obstructing maintenance access to utilities with covers, fences, landscape elements or plantings, potentially causing a safety hazard. Existing electrical service runs above ground, creating a network of wires over the streets and the historic properties. The City may consider the option of burying utilities on all new construction, and on all repairs in the historic districts.

27 UTILITIES OM-26 Ash Urn Bollard Planter Landscaping elements that could potentially be modified and used to disguise or screen utilities equipment. Ash Urn NOT Utilities equipment, placed in prominent areas and without screening of any kind.