Bungalow Design Guidelines

Berwyn Bungalow Preservation Initiative & The City of Berwyn Investing in Berwyn’s Neighborhoods and People

Bungalow Design Guidelines 2

Table of Contents

Introduction 3

What is a Chicago Style Bungalow? 4

A Chicago Bungalow’s Exterior Features 5

Individual Registration 5

Do and Don't» Decorative Features 6» Front Porch, Entryway & Doors 7» Windows 8» Additions, Expansions & Garages 9» Masonry 10» Roofs, Gutters & Chimneys 11» Interior 12

What Is a Certificate of Appropriateness? 13

Why Is a Certificate of Appropriateness Needed? 13

Contacts 14

Bungalow Design Guidelines 3

Introduction to the Berwyn Bungalow Preservation Initiative Design Guidelines

A Chicago style bungalow is generally defined as a rectangular shape, 1-story brick home with a low-pitched roof built between 1910 and 1945. Most of the bungalows in Berwyn, Illinois, were built in the boom between 1920 and 1930 when the population more than tripled. The Berwyn bungalows were honored in a 2007 article in American Bungalow Magazine (Issue 54, Summer 2007) as “Chicagoland’s Greatest Treasure” mainly because they incorporate “architectural detail and a level of ornamentation seldom seen elsewhere.” The author of this article, Mike Williams, lives in a Chicago bungalow — in Chicago — but he states that the best example of the “Chicago” bungalow is in Berwyn.

When you walk down a bungalow block in Berwyn, you notice that these brick houses with limestone and other architectural details create a rhythmic streetscape and a neighborhood feel that many urban planners try to replicate in new developments, but can’t. It’s for these reasons that the City of Homes organization developed the Berwyn Bungalow Preservation Initiative.

The initiative provides homeowners interested in rehabbing their bungalows with guidelines that provide recommendations for maintaining the historical aspect of a bungalow and the integrity of the neighborhood. These guidelines are by no means exhaustive, and are only related to the streetscape, primarily the front 20ft of the bungalow. The guidelines are not intended to overburden the homeowner with unrealistic rules about what he or she can or cannot do to his or her home. The required guidelines are clear and straightforward and focus on preserving the streetscape view of your home. An additional benefit of the Berwyn Bungalow Preservation Initiative is Historical Designation. If you choose to have your bungalow certified as a local historical landmark by the City of Berwyn, you will be eligible for a number of benefits, ranging from the State of Illinois Property Tax Assessment Freeze program to various grants as they become available.

Bungalow Design Guidelines 4

What is a Chicago Style Bungalow?

The typical features of the Chicago style bungalows in Berwyn include:» Built between 1900 and 1945.» Brick construction, with face brick on the

street facing sides.» Limestone insets ranging from intricate

and complicated decorative stones to windowsills, stair and pier caps.

» Low pitched roof with overhang.» Predominant roofline perpendicular to

the street.» Generous windows, often with leaded or

stained glass.» Situated on narrow lots, 25-35 feet wide.» Single family residence with a basic floor plan

configuration, with few exceptions, consisting of 2-3 bedrooms, with one bathroom on one side and the living room, dining room, and kitchen (in order from front to rear) on the other side.

The subtypes of Chicago style bungalows differ based on the structure’s entrance, façade and roofline variations.

The primary entrance into a Chicago style bungalow affects the configuration of the façade as well as the floor plan:

Offset front entrance – most common entry allows for open living and dining room spaceSide entrance – understated entrance at the side of the house that allows for more windows and light in front roomCentral front entrance – least common among Chicago style bungalows likely because it is not conducive to the narrow floor plan of the Chicago bungalow

The primary feature of the front façade of the Chicago style bungalow is the front window:

Flat – simple and most commonSquare – flat protruding bay from the main central mass of the bungalowPolygonal – distinctive 3, 5 or 7-sided bay protrusionsCurved – least common with softened or rounded corners

A Chicago style bungalow in Berwyn is a single-family brick house built between 1900 and 1945 within the City of Berwyn. The Chicago style bungalow is, in most cases, originally designed for living all on one floor, with an unfinished attic and a basement with exit stairs. The basic plan of a typical Chicago style bungalow consists of two to three bedrooms and one bathroom on one side, the living room (also known as the front room), dining room and kitchen on the other side.

Bungalow Design Guidelines 5

Decorative Features: The decorative elements that adorn most bungalows are stone planters and brackets, stone accents, exterior wood moldings and trim add architectural interest and make the design of each home distinct.

Front porch, entryway and doors: A front entryway may consist of a simple ground level entrance with an overhanging roof or a porch raised several steps from the ground and built into the corner of the facade. Particular entry configurations often defined the style of the homes on an entire block. Front porches are typically not enclosed with windows, screens, siding or brick. Front porch brick wing walls matching the face brick are typical to the front steps. Stairs and porch are not carpeted, tiled or painted.

Windows: Windows are a key architectural detail of a home and help to define its visual character. They are typically double-hung sash windows, with the upper window featuring a stained glass or a muntin configuration.

Masonry: A wide variety of face bricks with distinctive colors and textures were used in the construction of bungalows to provide architectural interest to groupings of homes along the street.

Roofs, Gutters & Chimneys: Typical roofing material for Chicago bungalows are asphalt or clay shingles.

Individual registration

In order to qualify for individual registration as a local historic landmark, a structure designated as a historic Chicago style bungalow must exhibit all of the defining characteristics of a Chicago bungalow. The seven characteristics that define a Berwyn bungalow are that it must be a brick, one and one-half story, single residential structure, built between 1900 and 1945 in the city of Berwyn, with a rectangular plan, low-pitched roof with overhanging eaves, and a full basement. In addition to these seven characteristics, the bungalow should retain sufficient integrity to evoke its historical character of its style and subtype, and should boast a majority of its exterior features.

If the structure has been expanded, it can still qualify for designation as a local historic landmark if the additions and/ or expansions are compatible to the original building in material, style and proportions without radically changing streetscape visible character-defining roof shape as a result of incompatible design or improper installation.

As such, for a bungalow with a second floor addition to be eligible for individual registration, the addition shall be set back a minimum of 20 feet from the front edge of the building, and be of a similar roof pitch as the original structure, matching window openings, trim eaves and other details as close as possible to the original building. However, a bungalow with side dormers that is set back less than 20 ft from the front edge of the building, may still qualify depending on the type of bungalow, the overall design of the dormer and its visibility from the streetscape.

A Chicago Bungalow’s Exterior Features

Bungalow Design Guidelines 6

Decorative Features

The decorative elements that adorn most bungalows—such as stone planters and brackets, stone accents, exterior wood mouldings and trim—add great architectural interest and make the design of each home distinct. These details should be preserved.

DO■ Do retain masonry or stone planter box

brackets when and where they exist (A)■ Do retain historic planters and planter boxes

when they exist (A)■ Do restore or replace missing original plant-

ers with new appropriate planter boxes when brackets exist on the front façade (A/B)

■ Do restore or replace missing cast accents at the historic locations with appropriate accents

■ Do restore or repair ornamental exterior wood mouldings and trim to match the original (B)

■ Do replace missing original planter urns lo-cated at the entrance stairs with appropriate replacement urns (C)

DON’T■ Don’t remove or replace historic planters

when they exist■ Don’t remove or replace existing stone

planter supports on building front■ Don’t use plastic or wood planters

A

B

C

Bungalow Design Guidelines 7

Front Porch, Entryway & Doors

A front entryway may consist of a simple ground level entrance with an overhanging roof or a porch raised several steps from the ground and built into the corner of the facade. Particular entry configurations often defined the style of the homes on an entire block.

DO■ Do restore existing historic wood doors (A)■ Do replace non-historic doors with compat-

ible new styles including compatible original period hardware (B)

■ Do add thin profile storm door similar in size, shape and color of existing door

■ Do retain and repair historic light fixtures. Replace later, non-historic fixtures with new or restored historic fixtures that match the original design (C)

■ Do repair and restore porch steps to their natural material and color

■ Do repair or rebuild front porch wing walls with brick and mortar that match the face brick and joint profile and color

DON’T■ Don’t remove or radically change entrances

and porches that are critical in defining the overall historic character of the home so that, as a result, the home’s character is diminished (D)

■ Don’t replace original door at all ■ Don’t enclose porches in a manner that re-

sults in a diminution or loss of historic char-acter by using solid materials such as wood, stucco, screen, or masonry (E)

■ Don’t remove historic porch brick wing walls. Non-historic ones can be removed if desired, but should be replaced with walls of compat-ible design and material

■ Don’t carpet, tile or paint stairs and porch (F)■ Don’t paint address numbers on steps■ Don’t remove original stone planters

A D

B E

C F

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Windows

Windows are a key architectural detail of a home and help to define its visual character. Historic windows on the primary façade should be retained and repaired for the desig-nation. If original windows have already been replaced, new windows should match the historic window as closely as possible.

DO■ Do retain and repair original window sash,

frames and trim whenever possible ■ Do re-caulk around the window frames and

repair window hardware ■ Do replace non-historic replacement win-

dows with windows that are an accurate rep-resentation based on historical, pictorial, and physical documentation; or use a new design that is compatible with the window openings and the historic character of the home

■ Do restore and retain existing art glass win-dows (B/C)

■ Do add thin profile storm windows similar in size, shape and color to existing windows (A)

DON’T■ Don’t remove art glass windows■ Don’t replace an entire window when repair

of materials and limited replacement of dete-riorated or missing parts are appropriate

■ Don’t use vinyl replacement windows on street facing elevations

■ Don’t replace existing double hung or case-ment windows with single fixed glass picture or slider windows

■ Don’t install glass block in-fill windows on street facing elevations

■ Don’t enlarge or reduce window openings to fit a stock window frame or change the shape of the window frames

■ Don’t replace existing attic windows with a slider window on the street facing elevations

■ Don’t obscure historic window trim with metal or other material such as awnings or anodized storm windows or grills (G)

■ Don’t install window air conditioners or metal awnings on the street facing elevation

■ Don’t replace an entire window when repair of materials and limited replacement of dete-riorated or missing parts are appropriate

A D

B E

C F

G

Bungalow Design Guidelines 9

Additions, Expansions & Garages

Before constructing or altering additions, carefully consider how the existing space may be reworked by modifying the interior walls or expanding into the existing attic space. If an addition is the best solution, it should respect the existing building and streetscape.

DO■ Do build expansions that are compatible to

the original building in material, style and proportions

■ Do locate additions on the rear or least character-defining elevation of the building

■ Do build second floor additions with a similar roof pitch as the original structure

■ Do match window openings, trim eaves and other details as close as possible to the origi-nal building

■ Do erect garages and rear additions that match the existing house materials, colors and details

DON’T■ Don’t expand the size of the bungalow by

constructing a new addition when the new use could be met by altering non-character-defining interior space

■ Don’t attach a new addition so that the character-defining features of the bungalow are obscured, damaged, or destroyed (C)

■ Don’t design a new addition so that its size and scale in relation to the historic building are out of proportion, thus diminishing the historic character (B/C)

■ Don’t build attic expansions that are unchar-acteristic of the period and style and material of the building and surrounding neighbor-hood (A/C)

A

B

C

Bungalow Design Guidelines 10

Masonry

A wide variety of face bricks — with distinctive colors and textures — were used in the construction of Berwyn’s bungalows to provide architectural interest to groupings of homes along the street. Since most of a bungalow façade is face brick, it is one of the most important elements of the house to maintain.

DO■ Do repoint masonry with mortar that matches

the original in color and joint profile ■ Do grind out old mortar 3/4˝ when repointing

to ensure an adequate bond ■ Do clean masonry with low-velocity (less than

400 psi) water or steam cleaning ■ Do repair or replace damaged masonry with

matching materials ■ Do remove existing building materials that do

not match the original materials and charac-teristics

DON’T■ Don’t repoint masonry with Portland cement,

concrete or masonry cement ■ Don’t use a mortar that is stronger than type

N (1-1-6) ■ Don’t over fill the mortar beyond the face of

the brick ■ Don’t paint masonry or limestone (A/B/C)■ Don’t use masonry sealer ■ Don’t change the width or joint profile when

repointing ■ Don’t sandblast, high power water wash or

use muriatic acid to clean masonry or remove paint

■ Don’t grow vines onto the building walls ■ Don’t use imitation materials such as syn-

thetic stucco, vinyl or aluminum siding, stucco, pseudo stone or metal panels over masonry

■ Don’t patch concrete without correcting the source of deterioration

■ Don’t remove a masonry feature that is unre-pairable and not replace it or replace it with a new feature that does not convey the original appearance

A

B

C

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Roofs, Gutters & Chimneys

Routine maintenance on the roof and regular clearance of gutters and downspouts can prevent more expensive work becoming necessary in the future. Regular inspection is invaluable for the preservation of the bungalow.

DO■ Do replace or repair the roof with asphalt

shingles or clay tile matching the historic color and pattern

■ Do replace or repair metal or copper gutters and downspouts where leaks are discovered (A)

■ Do add insulation and vapor barriers in the attic and add vents to prevent moisture build-up

■ Do make sure all downspouts direct water away from the foundation

■ Do reuse historic brick when rebuilding the chimney

■ Do keep the chimney flashing and cap in good repair to prevent water leakage

■ Use metal flashing (B)

DON’T■ Don’t strip the roof of sound historic material

such as clay tile or slate ■ Don’t use roll roofing, which is not the same

as asphalt shingles and more common to use in utility buildings

■ Don’t use caulks, sealants or tar as a flashing material (C)

■ Don’t locate satellite dishes or TV antennas within 20 feet of the front of the bungalow so as not to be visible from the public way (D)

■ Don’t change the configuration of the roof by adding non-historical features on the street-facing elevation

A C

B D

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Interior

An interior bungalow floor plan, the arrangement and sequence of spaces, and built-in features and applied finishes are individually and collectively important in defining the historic character of the building. However, there is often a need to update a bungalow’s interiors to accommodate changes in technology, lifestyles, and peoples’ needs. Please note that the primary interior spaces of a bungalow are part of the Illinois Historic Preservation Agency review if the tax assessment freeze is being sought. Additional details can be located at: http://www.state.il.us/hpa/ps/taxfreeze.htm

DO■ Do maintain the individual space configura-

tion and essential proportions of the primary spaces (entry, front room, dining room, and hallway)

■ Do retain, and preserve historic interior fea-tures and finishes, such as historic wood strip floors, lighting fixtures, wood trim and decora-tive fireplace.

■ Do remove damaged or deteriorated paints and finishes to the next sound layer using the gentlest method possible

■ Do rehab attics or basements to provide ad-ditional living space if desired.

■ Do rehab and update kitchens and bathrooms to meet contemporary code and accessibility needs

DON’T■ Don’t install permanent partitions that dam-

age or obscure character-defining spaces, features, or finishes.

■ Don’t remove historic, character-defining features, such as a mantel, or wood trim.

■ Don’t remove a finish that could be repaired.■ Don’t remove a damaged feature and not

replace it with a new feature that matches.

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What Is a Certificate of Appropriateness?

A Certificate of Appropriateness (COA) is an approval given to the property owner of a local historic landmark or property in a local historic district for alterations proposed by the property owner. In addition, because the City of Berwyn is a Certified Local Government in the State of Illinois. If your bungalow is certified as a Historic Local Landmark, you may need a COA as part of the permitting process for projects you decide to do on your home.

Why Is a Certificate of Appropriateness Needed?

Obtaining a COA assures that your historic bungalow maintains its historic integrity. The qualities that make your bungalow historically notable should be maintained or enhanced when alterations are made according to the guidelines in this document. The COA is needed when changes are made to the exterior façade visible from the street or the public right of way. If you are performing routine maintenance, a COA is not needed.

When replacing or restoring, it is helpful to remember the phrase “like for like.” This means the replacement materials should be as close as possible in design, composition, and size to the original materials. Many times obtaining the COA coincides with the need to obtain a building permit, as such, the following are examples of building permits requiring a COA if your bungalow is a designated local historic landmark:

» Concrete, Pavers or Asphalt work » Fireplace installation » Demolition work » Additions and Dormers » Interior and exterior structural alterations » Garages and Accessory Buildings » Replacement windows including glass

block windows

» Decks, Porches, Stairs, Hand railings » Siding, Gutters, Soffit and Fascia » Stucco or Brick replacement » Tuckpointing » Pressure washing » Roofing

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We strongly recommend that you seek assistance from the Berwyn Historic Preservation Commission or the Berwyn Bungalow Preservation Initiative coordinator to assure that the COA process can proceed smoothly and efficiently.

City of Berwyn BBPI Coordinator:BBPI@berwyn-il.gov708-795-6850

Historic Preservation CommissionBerwynHPC@gmail.com

City of Homes/Berwyn Bungalow Preservations Initiativeinfo@cityofhomes.org

For additional information and details visit:www.cityofhomes.org

All photographic examples are of homes in the city of Berwyn, IL.

Photography generously provided by Jesus Arellanes, Sean Gallagher, Matt Schademann, Trent Weable. No images may be reproduced unless written permission by photographer is provided.