Grant applications will be reviewed in the order of date received. The applicant will be notified of the status of the application, with a checklist of missing or incomplete items needed. When the application is complete, the Grant Review Committee will review and make a recommendation to the Redevelopment Commission for approval.
Questions regarding this process should be addressed to the Whitley County Chamber of Commerce at 260-248-8131. Questions regarding the required easements should be addressed to Attorney Greg Hockemeyer, at 260-248-2224.
FAÇADE IMPROVEMENT MATCHING GRANT PROGRAMThe viability of downtown Columbia City is vital to the commercial viability of Columbia City as a whole. The purpose of this Façade Improvement Matching Grant Program is to stimulate efforts to improve the street appearance of Columbia City’s commercial and business facades and in doing so, help stimulate the business environment of Columbia City.
The Program is funded by the City of Columbia City and the Columbia City Redevelopment Commission, hereinafter “Commission” and administered through the Whitley County Chamber of Commerce, hereinafter “Chamber”. A Design Review Subcommittee will review applications and make funding recommendations to the Commission for approval. This is a team of local individuals consisting of a City Resident, one Member of the Commission, an Architect, one Downtown Building/Business Owner, and a Representative from the Chamber.
The Program offers up to a $5,000 maximum per applicant (dependent upon the scope of work outlined), which may be under one or more grant applications.All grants awarded (with the exception of the Architectural Assistance Grant) require a matching dollar-for-dollar expenditure by the owner or tenant. Grants will be awarded on a first-come, first-served basis, and applications must be submitted in their entirety, with all the necessary supporting documents attached before they will be considered for review.
Applications will also be reviewed and selected based on their compatibility with the vision and goals of the Commission, the Indiana Main Street program and their impact on the district. The Redevelopment Commission does reserve the right to grant additional money to targeted projects they believe will have a significant impact on the area. Exceptional projects will be brought to the Commission prior to Design Review Subcommittee review and recommendation.
Primary (front-facing) façades, double façades on corner buildings, and façades that are clearly visible from the street right-of-way are eligible for funding. Façade is defined from the sidewalk to the top of the front facing exterior of the building.
Available Funding• Each business/building owner may apply and receive funding up to two (2) times per year or until the maximum match has been reached, whichever comes first. Potential applicants may apply for funding each year. All improvements must comply with local and state ordinances and codes.• Façade Improvement – A 50% reimbursement up to $5,000 for the actual costs.• Awnings – A 50% reimbursement up to $3,000 of actual costs associated with addition, improvement or replacement of awnings.• Signage/Lighting – A 50% reimbursement of up to $3,000 of actual costs associated with addition, improvement or replacement of signs.
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• Architectural Assistance – A 100% reimbursement up to $1,000 of actual architectural and/or engineering costs associated with façade improvements, providing the owner utilizes the architectural plans in the façade renovation. An accredited architect shall be retained for concept drawings, specifications and consultation to maintain the historical character of building renovation. If the project is deemed to be unfeasable, the Redevelopment Commission will reimburse up to the maximum amount regardless.
Eligibility RequirementsTo participate in the Façade Improvement Grant Program, an eligible property must:• The property must be located in or demonstrably benefit the downtown Columbia City TIF District as defined in the attached map. (See Attachment 1)
• Have commercial activity as its primary purpose, including but not limited to traditional retail and specialty shops, services, restaurants and bars, live entertainment, cultural venues, galleries and professional offices. Mixed use buildings (residential and commercial) will be considered commercial buildings.
• Not be delinquent in property taxes, City liens or fines. This requirement applies to both property and applicant.
• Applicant or co-applicant must be the building owner or tenants may qualify upon written consent of the building owner.
• Building owner must grant to the Commission an easement, license or other qualifying legal interest granting access to the building façade.
• Building owner must execute a grant agreement with the Commission.
• All plans for rehabilitation must comply with local and state ordinances and codes as well as the Columbia City Design Guidelines.
• Ownership of Property: If the applicant is not the owner of the building, written consent detailing the intended improvements must be obtained from the legal owner and submitted with the application. No grants will be awarded to government-owned properties. Non-profit organizations are not excluded from applying for grant funds; however, priority will be given to privately-owned commercial or mixed-use buildings.
• The Commission has the authority to make exceptions at their discretion.
Eligible Activities: Items for which owners/tenants may use grant funds include, but are not limited to, the following:
• Accentuating the existing features of the building through painting, lighting, restoration, replacement, cleaning or other treatment of exterior surfaces; • The addition of design elements which may have appeared on the original building or are in keeping with the building’s character • Repair to building exterior facades which are contiguous to eligible street right-of-ways. • Masonry repairs. • Cleaning of building exterior. • Exterior painting. • Repairing or replacing cornices, entrances, doors, windows, decorative detail, and awnings. • Other repairs that may improve the aesthetic quality of the building.
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• Façade Renovation – Must involve the general upgrading of a building’s external appearance in compliance with the Columbia City Design Guidelines.• Roof and chimney - Such repairs may only be eligible for funding when façade work is included in the project proposal and performed concurrently. Roof and chimney costs may not exceed 25% of the total project cost.• Structural reinforcement - As necessary to rehabilitate the façade(s) and/or roof and chimneys. Costs associated with structural reinforcement may not exceed 25% of the total project cost.
Ineligible Activities: Items include, but are not limited to, the following:
• Interior improvements (except window display areas).
• Additions to existing structures. • Sidewalks • Purchase of furnishings, equipment, or other personal property which does not become a part of the real estate. • Improvements completed or in progress prior to notification of approval.
• Repair or creation of features not compatible with original architecture.
Program Guidelines• Start of Work: Work related to a Façade Improvement Grant cannot begin until authorized by the Commission. Funds spent before grant approval do not qualify as matching funds and are not eligible for reimbursement.
• Distribution of Grant Money: Funds will be allocated on a first come first serve basis according to the date of application and subject to the availability of budgeted funds.
• Changes to Project Plans: Any unapproved changes to project plans will void the grant and result in nonpayment of funds. If recipient decides to change the project after approval, they must immediately contact the review committee for additional project review. Funding awards cannot be increased after notification of the initial award. Projects not completed within one (1) year of approval will require re- application.
• Cost Estimates (Bids): The applicant is required to obtain in writing three preliminary cost estimates for all eligible improvements for which funding is being requested. The bids should be itemized for each portion of the improvement project (signage, exterior painting, window repair, etc.). The bids submitted to the review committee shall include only those improvements that are eligible for grant assistance. Bids must be made from the same scope of work by each contractor. Projects that are approved for funding will be based on the lowest of the bids; however, the applicant may select any of the submitted bidders to construct the improvement if the applicant chooses to pay the higher cost.
• Permits & Fees: Grant recipient is responsible for obtaining any required local and/or state permits.
• In Addition: All construction management shall be the responsibility of the applicant. Project costs are not to include the acquisition of real estate property.
Approval Procedures: The following steps outline the Façade Grant Program process:
Application
The following items must be submitted before any application can be reviewed:
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• Current photograph of property to be improved. • Drawings of proposed improvements. • Written description of proposed improvements, including all materials and colors. • Supporting Data Checklist (attached). • Estimate of costs by a licensed contractor of construction. Any work done by property owners or tenants requires an estimate from an outside source to verify that costs are within reasonable parameters. • Copy of the recorded property deed.
Preliminary Approval
At this time, there will be an on-site inspection of the property with applicant(s) and a Review Committee representative to review application. After this inspection, the Review Committee will make a preliminary decision on the status of the application.
Final Approval
Applicant(s) must submit three (3) final contractor itemized bids, including relevant product specifications. After the bids have been submitted, the Review Committee will determine if the project qualifies before making a recommendation to the Commission.
No work for which a grant is sought should begin until approved by the Commission and a Grant Agreement and Easement Agreement are executed.
Grantee is responsible for obtaining any permits required to do the project. Permit fees are not included as part of the grant funding.
Once construction begins, if the Grantee decides to change the project after issuance of the executed Grant Agreement, they must contact the Review Committee. Any unapproved changes will void the grant.
Grant Payments
Disbursement for grant payments will be made as follows:
100% of total grant award payable upon final inspection and verification that the work, as approved, has been completed according to the application and adherence to Design Guidelines and pursuant to the parties’ grant Agreement. Verification of the completed work will be made by the Architect or other member of the Review Committee and approved by the Commission.
For more information about the Façade Grant Program or to submit a complete application, please contact:
Whitley County Chamber of Commerce 518 Garland Avenue, Suite AColumbia City, IN 46725 Phone: (260) [email protected]
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Attachment 1
Redevelopment TIF District
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FAÇADE IMPROVEMENT MATCHING GRANT PROGRAMSupporting Data Checklist
Please submit this checklist as part of your application. If certain items do not apply to your specific project, please print “N/A” in the space provided.
General:_____ Application_____ Current photograph of property to be improved._____ Written description of proposed improvements, including all materials and colors._____ Written permission from property owner (if applicable)._____ Copy of the recorded property deed._____ Submit a written estimate from three (3) companies
Signs:_____ Provide a color rendering of the design chosen._____ Include specifications as to the size and width of the sign._____ Note how and where the sign will be hung on the buildings._____ Submit a written estimate from three (3) sign companies.
Paint:_____ Provide samples of the colors chosen._____ Mark which color will be body color and which will be accent colors._____ Note where each color will be used._____ Submit a written estimate from three (3) paint companies.
Awnings:_____ Provide information about color and style of awning chosen._____ Note where awning will be placed on the building._____ Submit three (3) written estimates from a licensed contractor.
Major Façade Alteration:_____ Provide a rendering of major changes, including paint and awning colors, where applicable._____ Submit a written estimate from three (3) licensed contractors.
Architectural Assistance:_____ Written proposal from an accredited architect.
The following documents must be executed and delivered to the Review Committee at the time of application submission: _____ Signed Easement Agreement _____ Signed Grant Agreement
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APPLICATIONFaçade Improvement Matching Grant Program
Application Date:_________________________
Applicant/Co-applicant:_______________________________________________________________________
Owner of Business:__________________________________________________________________________
Business Name and Address: __________________________________________________________________
__________________________________________________________________
__________________________________________________________________
Phone Number: (_____)_________________Type of façade improvement planned. Check all that apply and attach the Supporting Data Checklist:
Signage: Removal____ New____ Altered____ Repaired____
Awning: Removal____ New____ Altered____ Repaired____
Painting (approximate sq. ft. area):______________________________________________________________
Structural Alterations:________________________________________________________________________
Cosmetic Alterations (moldings, windows, etc.):___________________________________________________
Masonry Repairs:____________________________________________________________________________
Other (please specify):________________________________________________________________________
TOTAL COST OF PROJECT:__________________________________________________________________
Amount Requested:__________________________________________________________________________
Funds may be awarded as follows:• Up to $5,000 for facades, storefronts• Up to $3,000 for awnings• Up to $3,000 for signs• Up to $1,000 for architectural and/or engineering assistance
I hereby submit the attached plans, specification and color samples for the proposed project and understand that these must be approved by the Columbia City Redevelopment Commission. No work shall begin until I have received an executed Grant Agreement, Easement Agreement and Building Permit issued by the Columbia City Building Department if applicable. I further understand that the project must be completed within three (3) months or within a timeframe deemed reasonable by the Columbia City Redevelopment Commission. The full grant sum will not be paid until the project is complete and all other terms of the Grant Agreement are fulfilled. I also agree to leave the complete project in its approved design and colors for a period of five (5) years from the date of completion.
Signature:__________________________________________ Date:______________________
Received By:_______________________________________ Date:______________________8
EASEMENT AGREEMENTWHEREAS, the undersigned are the Owners of a building located upon a property within the Columbia City Downtown Redevelopment District;
WHEREAS, the Columbia City Redevelopment Commission has been authorized to acquire interests in real estate within the City for the express purposes of making grants for the repairs, rehabilitation and improvements of buildings necessary to improve the general climate for economic development within the boundaries of the Columbia City Redevelopment Commission;
WHEREAS, the Owner(s) of the below described real estate is/are desirous of improving the property and have applied for and have met all of the eligibility requirements established by the Commission;
THE PARTIES NOW THEREFORE MAKE THIS AGREEMENT, this ____ day of ___________ 20____, by and between ____________________________; hereinafter “the Owner”, and the Columbia City Redevelopment Commission, hereinafter “the Commision”.
The Commission and the Owner, in receipt of One Dollar ($1.00), for other good and valuable consideration and the mutual condition and terms described herein, now say and contract as follows:
1. PARTIES: The Owner, ____________________________________, is the owner and/or holder of the property contained herein.
The Commission shall mean the Columbia City Redevelopment Commission. Pursuant to the authority conferred to it by statute, the Commission has the right to acquire, hold and dispose of interests in real estate.
2. SCOPE OF AGREEMENT AND CONVEYANCE: Owner agrees to convey to the Commission an easement (described specifically in section 3, below). Owner grants to the Commission the unrestricted right to inspect and ensure compliance with terms of the Grant Agreement (attached hereto as Exhibit A). The grant of said Easement conveys to the Commission an unrestricted right to view, examine and otherwise inspect the easement and appurtenant structures. The Commission shall have the reasonable right of entry and passage across the easement for such inspections.
Owner further agrees to abide by all architectural, design and historical criteria as established by the Grant Agreement and Contract Documents (contained within “Exhibit A”) as established by the Commission. Any deviation from those established design guidelines in the Contract Documents shall be considered a breach of the terms of this Agreement and Grant Agreement. Owner agrees to undertake no action within the easement that does not comply with the design and construction criteria established by the Commission.
The parties agree, however, that the Commission shall have no right to enter onto the premises to cure any physical, structural or façade defects unless such the work to comprise such is the result of a written agreement between the parties. Nothing in this section or this Agreement is intended to abrogate or supersede the Commission’s right to pursue remedies protected to it by the Grant Agreement or the Contract Documents.
3. DESCRIPTION: (INSERT LEGAL DESCRIPTION. THE DESCRIPTION WILL EXTEND FROM BUILDING TO INCLUDE ANY FIXTURES, i.e. AWNINGS)
4. DURATION: This easement shall be in effect for one (1) year from the date of the completion of the improvements described in the Grant Agreement and contract documents.
5. REMEDIES: The Commission and the Owner shall have all remedies available at law or in equity. Remedies for breach of this Agreement shall also be as described in the Grant Agreement.
6. AUTHORITY OF PARTIES: Each person signing this Agreement in a representative capacity on behalf of the Owner or the Commission warrants and represents that (i) said person has the actual authority and power to sign and to bind the person’s respective principal to this Agreement; and (ii) all action necessary to authorize
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execution of this Agreement has been duly taken.
7. SUBORDINATION: The Owner agrees to use its best efforts and commercially reasonable behavior to assist the Commission in obtaining any necessary approvals of financing institutions, mortgages or others who may have a superior interest in the real estate.
8. NON-ASSIGNMENT: The grant of easement described herein is specific to the Commission and may not be transferred or otherwise Assigned by the Owner without the express written authorization of the Commission.
___________________________________ By: Owner
Attest: _____________________________
STATE OF INDIANA ) )SS:COUNTY OF WHITLEY )
Before me, the undersigned, a Notary Public in and for said County and State, this ______ day of __________________, 20____, personally appeared __________________________________, who acknowledged the execution of the foregoing Easement Agreement. In witness whereof, I have hereunto subscribed my name and affixed my official seal.
My commission expires:______________________ Signature:_________________________________
County of Residence:______________________ Print:_________________________, Notary Public
________________________________ By: PresidentColumbia City Redevelopment Commission
Attest: _____________________________
STATE OF INDIANA ) )SS:COUNTY OF WHITLEY )
Before me, the undersigned, a Notary Public in and for said County and State, this ______ day of __________________, 20____, personally appeared __________________________________, who acknowledged the execution of the foregoing Easement Agreement. In witness whereof, I have hereunto subscribed my name and affixed my official seal.
My commission expires:______________________ Signature:_________________________________
County of Residence:______________________ Print:_________________________, Notary Public
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GRANT AGREEMENTWHEREAS, the undersigned are the Owners of a building or structure located within the Columbia City Downtown Redevelopment District (“District”);
WHEREAS, the District has been designated by the Columbia City Redevelopment Commission (“Commission”) as an urban area in need of economic revitalization;
WHEREAS, the Commission has been authorized by statute to repair, rehabilitate and otherwise enhance said property so as to improve its overall general economic climate;
WHEREAS, the Owner(s) of the. below described real estate are desirous of improving the property and have applied for and have met all of the eligibility requirements established by the Commission;
IN CONSIDERATION THEREOF, this ___ day of ___________, 20___, (“Owner”), and the Columbia City Redevelopment Commission (“Commission”) for the mutual covenants stated herein, do pledge and agree as follows:
SECTION 1: SUBJECT PROPERTY AFFECTED
For purposes of this Agreement, “Owner” shall mean the Owner of the property hereinafter described as: (ATTACH LEGAL DESCRIPTION OR OTHER PROOF OF OWNERSHIP)
The subject property is more commonly known as: (INSERT PROPERTY ADDRESS)
SECTION 2: CONSIDERATION & SCOPE
Owner shall cause improvements to the public way and the Commission shall match the expenditure made by Owner for said enhancement and rehabilitation activities in a sum not to exceed $5,000.
The parties expressly agree that improvements and rehabilitation activities undertaken under the terms of this Agreement are expressly for the betterment of the City of Columbia City’s Downtown Development District. The parties hereto further agree that any improvement or activity contemplated by this Agreement is for the improvement of public spaces and/or works.
SECTION 3: CONTRACT DOCUMENTS
The following Documents are attached hereto and hereinafter incorporated by reference:
a. This Agreement;b. Easement Agreement;c. Grant Application;d. Description of Work;e. General Conditions/Specifications;f. Special Instructions (if any);g. Contract Addenda (if any).
This Agreement, together with other documents enumerated in this Section shall comprise the entirety of the Contract between the parties. All prior documents, negotiations or correspondence are to be considered as merged fully into this document.
SECTION 4: WORK TO BE PERFORMED
Owner agrees to fully perform all of the work described in the documents enumerated in Section4 of this Agreement. Owner, upon receipt of a written authorization and/or a Certificate of Appropriateness
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from the Commission, shall furnish all supervision, technical knowledge, personnel, labor, materials, tools, equipment and shall perform all work required for the rehabilitation and renovation of the subject property.
SECTION 5: OWNER RESPONSIBILITIES
a. Obtaining Quotes. Owner agrees to obtain three (3) quotes from qualified contractors prior to the initiation of work. Owner shall forward these quotes to the Commission. Owner will accept the lowest responsive and responsible bid. In the event the Owner wishes not to proceed with any of the responsive bidders, he or she must submit in writing the reason therefore to the Commission. The Commission may, in its discretion, permit the Owner to select an appropriate contractor.
b. Start date. Owner agrees to commence work within 30 calendar days of receipt of written notice and/or Certificate of Appropriateness.
This requirement does not apply to the Owner’s hiring of an architect or engineer and applies only to Contractor’s providing labor and materials for construction.
c. Subcontracting: The Owner agrees that he/she is completely responsible for the acts or omissions of his subcontractors and of the persons either directly or indirectly employed by them. Nothing contained in the Contract documents shall create any contractual relationship between any contractor, subcontractor or agent of Owner, and the Columbia City Redevelopment Commission or the City of Columbia City.
d. Equal Employment and Federal Labor Standards: The Owner will not discriminate against any employee or applicant for employment because of race, creed, color, age or national origin.
e. Permits, Fees, Engineering Studies and Registered Surveys: The Owner shall obtain and pay for all necessary permits, inspection charges and licenses for the authorization and execution of the work and labor performed. The Owner shall furnish all engineering studies and registered surveys as required and specified.
f. Compliance with Code: The Owner shall perform all work done under the Contract in a journeyman-like manner and in conformance with applicable codes, ordinances, regulations, and requirements whether or not covered by the specifications and drawings for the work as made part of the contract.
g. Protection and Storage: The Owner shall protect the premises and public right of ways from damage. Drop cloths shall be used when required. Sidewalks and roadways shall be kept clear of materials and equipment. The premises shall be protected from weather and natural elements.
h. Clean Up and Clearance: The Owner shall keep the premises clean and orderly during the course of the work and remove all debris at the completion of the work. Materials and equipment that have been removed and replaced as part of the work shall belong to the Owner unless stated otherwise in the specifications. If lead-hazard abatement is involved clearance is required.
i. Insurance: The Owner shall maintain, during the entire term of this Agreement, general liability insurance in an amount equal to $500,000.00 or more combined single limit, and automobile liability insurance in an amount equal to $500,000 or more, combined single limit. The Owner shall also maintain during the entire term of this Agreement workman’s compensation and employer’s liability insurance in amounts required by applicable law. All such insurance shall be maintained with reputable insurance companies and a certificate evidencing such coverage shall be provided to the Commission upon request, which certificate shall provide that the applicable insurance company will provide the Commission thirty (30) days advance written notice before any coverage required by this Agreement is canceled. During such 30-day period, the Owner or Tenant shall replace the coverage to be canceled with coverage equal to or better than the coverage to be canceled.
j. Information Exchange: The Owner shall agree to submit to the Commission, upon request, any information concerning work performed or to be performed under this Contract.
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SECTION 6: GRANT OF EASEMENT
The Owner shall grant to the Commission a limited easement for the purposes of historic preservation, rehabilitation and enhancement of the subject property within the Columbia City Downtown Redevelopment District. The grant of said easement is made expressly pursuant to the Easement Agreement, attached hereto as Exhibit A and shall be duly recorded, along with a copy of this Agreement, in the Office of the Whitley County Recorder.
SECTION 7. QUALIFYING IMPROVEMENTS
a. The Commission shall only extend payment upon the terms and conditions set forth herein, and only for qualifying work. “Qualifying Work” shall be defined as those improvements listed within the Grant Application, made a part hereof by operation of Section 3.
b. The Owner may not use Commission funds for any of the following items:
i. Interior improvements; ii. Additions to existing structures; iii. Sidewalks; iv. Purchase of furnishings, equipment or other personal property; v. Improvements completed or in progress prior to notification of approval; vi. Repair or creation of features not compatible with original architecture.
c. No improvement may be made to an alleyway or a building facade or exterior facing an alleyway without the express written consent of the Commission.
SECTION 8. PERMANENCE OF IMPROVEMENTS; REMEDIES OF COMMISISON
The parties agree that Commission funds used to purchase and/or otherwise finance exterior improvements to the above described real estate are considered permanent in nature and will remain with the subject property, even in the event of sale by the Owner to a third-party.
The Owner may not remove, dispose of or otherwise procure the absence of any fixture or improvement financed with Commission funds. In the event that the Owner should remove any fixture, improvement or any part thereof, the Commission shall have the right to receive the full amount of the grant made to the Owner under the terms of this Agreement.Nothing in this section may be construed as abrogating or altering any other remedies ascribed to the Commission or to the Owner by operation of this Agreement. The remedy contemplated under this section is additional to any other remedy available at law or equity.
SECTION 9: PAYMENT
The Commission shall reimburse the Owner a sum not to exceed $5,000.00 for monies expended for the work. That sum is payable when the following terms and conditions have been fully met:
(a.) The Owner has fully performed all of the work described in the contract documents.
(b.) The Owner has expended an amount equal to or greater than the grant amount described above.
(c.) The Owner has completed, signed and delivered an invoice and claim form to the Commission indicating total project cost.
(d.) The Owner has complied with the “no lien” provisions contained in Section 9 of this Agreement.
After the Owner has fully performed, Payment shall be due within thirty (30) days following completion of all terms of this Contract and final inspection of same by the Owner, any relevant regulatory agencies and the
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Commission.
The Commission shall not be obligated to pay any sum in excess of $5,000 for work performed under this Agreement.
SECTION 10: CONFLICT OF INTEREST
No member of the governing body of the community and no other officer, employee or agent of the community, who exercises any function or responsibilities with the planning and carrying out of the program, shall have any personal financial interest, direct or indirect in this Contract and the Owner shall take appropriate steps to assure compliance.
SECTION 11: INDEMNIFICATION
The Owner, Owner’s agents, and any contractor or subcontractor acting on behalf of the Owner, hereby agree to indemnify, defend, and hold harmless both the Commission and the City of Columbia City from and against any and all losses, liabilities, damages, expenses, cost and fees (including, without limitation, attorneys’ fees and other professional fees) incurred by the Commission and/or the City arising from the Owner’s breach or the acts or omissions of the Owner, its employees, agents, subcontractors, invitees and representatives.
SECTION 12: NO LIENS
As material consideration for the execution of this Agreement by the Commission, the parties hereto agree that no liens shall attach to the Project or to the Work or to any funds that may be payable under this Agreement, in any case by reason of payment or non-payment by or to the Owner, or any subcontractor’s mechanics, journeymen, laborers or persons performing labor upon or furnishing materials equipment or machinery for the Work (collectively “waiving persons”). The Owner, for it and for all other waiving persons, hereby WAlVES all right to claim a lien, or to file notice of a lien, against the Project or the Work for any purpose. If any liens are filed, the Owners shall, at its expense, obtain the release or discharge of the lien. If the Owner fails to promptly do so, the Commission shall have all legal and equitable rights and remedies against the Owner.
SECTION 13: AUTHORITY
Each person signing this Agreement in a representative capacity on behalf of the Owner or the Commission warrants and represents that (i) said person has the actual authority and power to sign and to bind the person’s respective principal to this Agreement; and (ii) all action necessary to authorize execution of this Agreement has been duly taken.
SECTION 14:WARRANTIES
The Owner hereby warrants that the Work, including all labor materials, soil compaction and workmanship for a period of one (1) year from and after full completion of all of the work will be free of defects, irregularities and deficiencies, and shall promptly repair, at the Owner’s expense, all such defects, irregularities and deficiencies detected by the Commission, it successors or agents, within said one-year period.
SECTION 15: BREACH; REMEDIES
In the event of a breach or threatened breach of this Agreement, the Commission shall have the right to monetary damages, equitable relief (including without limitation, specific performance) or any other rights or remedies available at law or equity. All remedies of the Commission shall be cumulative and shall not be deemed exclusive.
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SECTION 16: MODIFICATION; WAIVER; ENTIRE AGREEMENT
The provisions of this Agreement may not be waived, amended or modified except by the express terms of an instrument or documents written and signed by the Commission and the Owner. This Agreement and its attachments constitute the entire understanding between the parties. If for any reason a provision hereof is determined by a court of competent jurisdiction to be invalid, unenforceable or illegal, said determination shall not affect the validity of all other provisions of this Agreement.
SECTION 17: ADDITIONAL COVENANTS
The rights and obligations of the parties hereunder shall inure to the benefit of and shall be binding upon, the heirs, personal representatives, successors and assigns of the Owner and the Commission, provided that this Agreement may not be assigned by the Owner without the express written consent of the Commission.
SECTION 18: GOVERNING LAW
This Agreement shall be construed under and governed by the laws of the State of Indiana.
SECTION 19: NOTICE
All notices required to be sent from one party to another shall be sent by U.S. mail first-class postage prepaid or certified mail or overnight courier to the address listed below.
THE PARTIES TO THIS AGREEMENT HAVE HEREUNTO SET THEIR HANDS:
__________________________________________ _____________By: Date:Owner
__________________________________________ _____________By: Date:PresidentColumbia City Redevelopment Commission
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g, In
cKe
n Is
kra
5727
Van
ce A
v, F
ort W
ayne
, IN
26
0-48
6-64
70
SIG
NAG
EG
rayc
raft
Sign
s P
lus
Scot
t Gra
y33
04 L
ake
City
Hw
y, W
arsa
w, I
N 4
6580
888-
247-
4467
John
son
Bro
s Si
gn C
o. In
cH
al H
owar
d30
7 S
. Sta
te S
t, So
uth
Whi
tley,
IN 4
6787
260-
723-
5161
Mar
tin &
Co.
Gar
y M
artin
560
S. D
ougl
as A
v, C
olum
bia
City
, IN
467
2526
0-24
4-71
31
WIN
DO
WS
City
Gla
ss S
peci
alty
, Co
Dic
k H
ollm
an21
24 S
. Cal
houn
St.
Fort
Way
ne, I
N 4
6802
260-
747-
3301
O'N
eil's
Gla
ss S
ervi
ceW
ade
Bab
bitt
5405
Illin
ois
Rd,
For
t Way
ne, I
N 4
6804
800-
274-
5277
DO
WN
TOW
N R
EDEV
ELO
PMEN
T FA
ÇAD
E PR
OG
RAM
VEN
DO
R L
IST
17
T
AB
LE O
F C
ON
TE
NT
S
CR
ED
ITS
. . .
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. . .
TA
BLE
OF
CO
NTE
NTS
. . .
. . .
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LE
TTE
R T
O B
UIL
DIN
G O
WN
ER
S .
. . .
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. . .
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. . .
. . .
. IN
TRO
DU
CTI
ON
TO
GU
IDE
LIN
ES
. . .
. . .
. . .
. . .
. . .
. . .
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. . .
. . .
. . .
. . .
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. . .
. . .
. . .
. .
EX
PLA
NA
TIO
N O
F LO
W IN
TER
ES
T LO
AN
PO
OL
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
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. . .
. . .
. .
RE
HA
BIL
ITA
TIO
N A
PPR
OA
CH
ES
D
iffer
ent a
ppro
ache
s a
build
ing
owne
r can
take
to c
hang
e th
e ap
pear
ance
of t
heir
build
ing
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. D
ES
IGN
PR
INC
IPLE
S E
lem
ents
of g
ood
build
ing
desi
gn a
re d
iscu
ssed
for y
our i
nfor
mat
ion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. D
ES
IGN
GU
IDE
LIN
ES
G
uide
lines
use
d by
the
Des
ign
Rev
iew
Com
mitt
ee to
det
erm
ine
appr
opria
tene
ss o
f a p
ropo
sed
proj
ect a
pply
ing
for l
oan
pool
m
oney
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
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. . .
. . .
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. . .
. . .
. . .
S
TYLE
S G
UID
E
Wha
t sty
le is
you
r bui
ldin
g? L
ook
here
to fi
nd o
ut .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
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. . .
. . .
. . .
. . .
. . .
. S
EC
ON
D F
LOO
R R
EH
AB
ILIT
ATIO
N
Con
side
ratio
ns w
hen
pond
erin
g a
seco
nd fl
oor r
ehab
ilita
tion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. G
uide
lines
for l
oan
pool
pro
ject
s . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
G
EN
ER
AL
RE
HA
BIL
ITA
TIO
N G
UID
ELI
NE
S .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. A
PP
EN
DIX
I.
IND
IAN
A C
OD
E: R
ule
8:
How
to m
eet I
ndia
na C
ode
whe
n re
habi
litat
ing
a bu
ildin
g . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .
II.
EN
ER
GY
CO
NS
ER
VA
TIO
N:
Mon
ey s
avin
gs th
roug
h en
ergy
usa
ge re
duct
ion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .
T
AB
LE O
F C
ON
TE
NT
S
CR
ED
ITS
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
TA
BLE
OF
CO
NTE
NTS
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
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. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
LE
TTE
R T
O B
UIL
DIN
G O
WN
ER
S .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. IN
TRO
DU
CTI
ON
TO
GU
IDE
LIN
ES
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .
EX
PLA
NA
TIO
N O
F LO
W IN
TER
ES
T LO
AN
PO
OL
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .
RE
HA
BIL
ITA
TIO
N A
PPR
OA
CH
ES
D
iffer
ent a
ppro
ache
s a
build
ing
owne
r can
take
to c
hang
e th
e ap
pear
ance
of t
heir
build
ing
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. D
ES
IGN
PR
INC
IPLE
S E
lem
ents
of g
ood
build
ing
desi
gn a
re d
iscu
ssed
for y
our i
nfor
mat
ion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. D
ES
IGN
GU
IDE
LIN
ES
G
uide
lines
use
d by
the
Des
ign
Rev
iew
Com
mitt
ee to
det
erm
ine
appr
opria
tene
ss o
f a p
ropo
sed
proj
ect a
pply
ing
for l
oan
pool
m
oney
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
S
TYLE
S G
UID
E
Wha
t sty
le is
you
r bui
ldin
g? L
ook
here
to fi
nd o
ut .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. S
EC
ON
D F
LOO
R R
EH
AB
ILIT
ATIO
N
Con
side
ratio
ns w
hen
pond
erin
g a
seco
nd fl
oor r
ehab
ilita
tion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. G
uide
lines
for l
oan
pool
pro
ject
s . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
G
EN
ER
AL
RE
HA
BIL
ITA
TIO
N G
UID
ELI
NE
S .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. A
PP
EN
DIX
I.
IND
IAN
A C
OD
E: R
ule
8:
How
to m
eet I
ndia
na C
ode
whe
n re
habi
litat
ing
a bu
ildin
g . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .
II.
EN
ER
GY
CO
NS
ER
VA
TIO
N:
Mon
ey s
avin
gs th
roug
h en
ergy
usa
ge re
duct
ion
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. . .
. .
18
R
EH
AB
ILIT
AT
ION
AP
PR
OA
CH
ES
19
RE
HA
BIL
ITA
TIO
N A
PP
RO
AC
HE
S
A n
umbe
r of a
ppro
ache
s can
be
take
n in
mak
ing
impr
ovem
ents
to th
e ex
terio
r of a
bui
ldin
g.
Mai
nten
ance
/Pre
serv
atio
n K
eepi
ng a
bui
ldin
g in
goo
d re
pair
impr
oves
its
appe
aran
ce. T
his
may
inv
olve
min
or r
epair
or
repl
acem
ent
of b
roke
n m
ater
ials,
rem
oval
of o
vers
ized
or
inap
prop
riate
sig
ns,
clea
ning
exi
stin
g su
rfac
es,
caul
king
, tu
ck p
oint
ing
and
pain
ting.
Cle
anlin
ess
and
neat
ness
com
mun
icat
e su
cces
s an
d pr
oprie
tary
con
cern
for
the
co
mm
unity
, one
’s cu
stom
ers.
Min
or r
ehab
ilita
tion
/res
tora
tion
Th
is ap
proa
ch b
egin
s w
ith b
asic
main
tena
nce
and
goes
a s
tep
furth
er.
Sele
ctiv
e re
mov
al of
ex
trane
ous
or
inap
prop
riate
m
ater
ials
can
reve
al at
tract
ive
and
exci
ting
deta
ils.
Canv
as
awni
ngs
prov
ide
prot
ectio
n fr
om t
he e
lem
ents
, ad
d co
lor
and
mov
emen
t to
the
faç
ade,
and
offe
r an
add
ition
al lo
catio
n fo
r sig
nage
, ad
dres
ses
and
the
like.
Aw
ning
s ca
n als
o hi
de
unat
tract
ive
or i
napp
ropr
iate
elem
ents
of
a fa
çade
. Th
e pr
oper
se
lect
ion
of p
aint
colo
rs c
an a
ccen
tuat
e th
e go
od f
eatu
res
of a
bu
ildin
g w
hile
mak
ing
unde
sirab
le fe
atur
es le
ss n
otice
able.
Maj
or r
enov
atio
n Th
is ap
proa
ch i
nvol
ves
the
rem
oval
of a
ll in
appr
opria
te o
r de
terio
rate
d m
ater
ials
and
rede
signi
ng t
he f
açad
e ba
sed
on t
he
exist
ing
orig
inal
elem
ents.
Thi
s ap
proa
ch m
ay b
e re
stor
ativ
e in
ch
arac
ter,
com
plim
entin
g th
e ex
istin
g bu
ildin
g an
d its
feat
ures
, or
may
pro
ject
an
almos
t en
tirel
y ―n
ew‖
imag
e. Th
e ex
perie
nce
of
the
past
thi
rty y
ears
with
―ne
w‖
imag
es i
s th
at t
ime
tend
s to
re
nder
them
ano
nym
ous a
nd c
heap
, par
ticul
arly
in c
ompa
rison
to
hist
oric
al st
yles.
R
esto
rati
on
Rest
orat
ion
mea
ns
brin
ging
a
build
ing
back
to
its
or
igin
al co
nditi
on. I
f a b
uild
ing
has h
istor
ic si
gnifi
canc
e or
has
und
ergo
ne
only
m
inim
al alt
erat
ions
, th
is m
ay
be
the
mos
t de
sirab
le
appr
oach
. Mor
eove
r, m
ainta
inin
g or
res
torin
g an
old
er b
uild
ing,
irr
espe
ctiv
e of
co
mpa
rativ
e hi
stor
ic
or
arch
itect
ural
mer
it,
incr
ease
s th
e se
nse
of p
lace
and
time
that
is
uniq
ue t
o ea
ch
com
mun
ity.
20
D
ES
IGN
PR
INC
IPLE
S
A F
açad
e E
volu
tion
: Fro
m G
ood
to B
ad
21
DE
SIG
N P
RIN
CIP
LES
A
goo
d fa
çade
des
ign
wor
ks w
ithin
the
fram
ewor
k of
thre
e ba
sic
elem
ents
: th
e ba
se,
the
mid
dle
and
the
top.
On
a ty
pica
l or
tra
ditio
nal
build
ing
thes
e el
emen
ts
take
th
e fo
rm
of
the
stor
efro
nt, t
he u
pper
flo
ors
and
the
corn
ice.
The
relat
ions
hip
of
thes
e el
emen
ts t
o on
e an
othe
r, to
the
stre
et, t
o th
e pe
ople
tha
t w
alk a
nd d
rive
along
the
stre
et,
and
to o
ther
bui
ldin
gs o
n th
e st
reet
is c
ritic
al to
a g
ood
faça
de d
esig
n.
The
succ
essf
ul c
oord
inat
ion
of t
he s
tore
fron
t, up
per
stor
y an
d co
rnic
e ele
men
ts w
ithin
a s
ingl
e fa
çade
as
wel
l as
with
adj
acen
t bu
ildin
gs
help
s cr
eate
an
at
tract
ive
and
exci
ting
dow
ntow
n st
reet
scap
e.
22
D
ES
IGN
PR
INC
IPLE
S
ST
OR
EFR
ON
T:
The
stor
efro
nt o
r bas
e pr
ovid
es th
e hu
man
scal
e th
at in
vite
s pe
ople
to w
alk
alon
g th
e st
reet
and
allo
ws t
hem
to fe
el
com
forta
ble
whi
le d
oing
so. W
indo
w sh
oppi
ng, c
reat
ed b
y th
e tra
nspa
renc
y of
a st
oref
ront
whi
ch a
llow
s dire
ct v
isual
acc
ess t
o a
shop
’s in
terio
r, is
the
esse
nce
of a
dow
ntow
n co
mm
erci
al a
rea.
ST
OR
EFR
ON
T C
OR
NIC
E/L
INT
EL
(A)
The
horiz
onta
l spa
n lo
cate
d ab
ove
the
disp
lay
win
dow
/tra
nsom
an
d be
low
the
seco
nd fl
oor w
indo
ws,
balc
onie
s or b
ays.
This
spac
e m
ay c
onta
in su
ppor
ting
as w
ell a
s cos
met
ic e
lem
ents
. P
IER
S (
B)
Ver
tical
supp
ortin
g m
embe
rs w
hich
fram
e th
e w
idth
of t
he
build
ing.
Pie
rs p
rovi
de su
ppor
t for
the
uppe
r sto
ry.
DIS
PLA
Y W
IND
OW
S (
C)
Are
a of
gla
ss w
hich
ext
ends
from
the
supp
ortin
g bu
lkhe
ad to
the
trans
om o
r cor
nice
/frie
ze.
TR
AN
SO
M (
D)
A w
indo
w o
r hor
izon
tal s
erie
s of w
indo
ws l
ocat
ed a
bove
the
disp
lay
win
dow
s and
/or e
ntra
nce
door
s.
KIC
KP
LAT
E (
E)
The
spac
e th
at o
ccup
ies t
he lo
wes
t lev
el o
f the
stor
efro
nt. T
he
base
whi
ch su
ppor
ts th
e di
spla
y w
indo
w.
DE
SIG
N P
RIN
CIP
LES
23
ST
OR
EFR
ON
T C
OLU
MN
(F)
O
ften
deco
rativ
e in
nat
ure,
supp
ort f
or u
pper
faça
de.
EN
TR
AN
CE
(G
) Re
cess
ed o
r flu
sh c
onst
ruct
ed a
rea
whe
re e
ntra
nce
to th
e in
terio
r is
obta
ined
. W
IND
OW
S (
H)
The
win
dow
s of t
he u
pper
floo
rs e
stab
lish
a rh
ythm
alo
ng th
e st
reet
, aga
in a
t a h
uman
scale
, and
giv
e th
e bu
ildin
gs a
n ap
pear
ance
of v
italit
y.
WIN
DO
W H
OO
D (
I)
Hig
hly
deco
rativ
e w
indo
w li
ntel
s. C
OR
NIC
E (
J)
The
corn
ice
emph
asiz
es th
e he
ight
of t
he b
uild
ing,
com
plet
es th
e bu
ildin
g in
an
attra
ctiv
e m
anne
r and
giv
es id
entit
y to
the
build
ing
at th
e sk
yline
. S
IGN
S (
K)
Iden
tific
atio
n of
the
busin
ess t
hat i
s loc
ated
with
in th
e bu
ildin
g.
Sign
s fit
with
in th
e co
ntex
t of t
he o
vera
ll fa
çade
.
AW
NIN
GS
(L)
Tr
aditi
onal
mea
ns to
shad
e th
e st
oref
ront
and
side
walk
from
sun
and
rain
dur
ing
the
war
mer
mon
ths.
Dur
ing
the
win
ter,
awni
ngs
coul
d be
retra
ced
to a
llow
nat
ural
sunl
ight
into
the
stor
e fo
r lig
ht
and
war
mth
.
DE
SIG
N P
RIN
CIP
LES
TYPI
CAL
STO
REFR
ON
TS
24
Th
e fa
çade
of
a bu
ildin
g fo
rms
one
imag
e fr
om th
e in
tera
ctio
n of
man
y di
ffere
nt e
lem
ents
. Eac
h in
divi
dual
elem
ent o
f a
faça
de h
as a
n im
porta
nt ro
le in
def
inin
g th
e bu
ildin
g’s
over
all c
hara
cter
. It i
s th
eref
ore
very
impo
rtant
to c
aref
ully
cons
ider
eve
ry c
ompo
nent
in a
faça
de
durin
g a
reno
vatio
n or
rest
orat
ion.
Th
e in
tegr
ity o
f th
e ba
sic e
lem
ents
of
tradi
tiona
l faç
ade
desig
n sh
ould
be
re
spec
ted
and
coor
dina
ted
whe
neve
r po
ssib
le.
Dec
orat
ive
deta
ils s
uch
as a
win
dow
hoo
ds,
strin
g co
urse
s, qu
oins
, br
acke
ts,
corb
els
and
linte
ls sh
ould
be
reta
ined
or
repl
aced
whe
neve
r pos
sible
.
Th
e sc
ale a
nd p
ropo
rtion
of
orig
inal
or t
radi
tiona
l fa
çade
de
signs
and
ele
men
ts w
ithin
the
faç
ades
sho
uld
be r
espe
cted
. Th
is is
espe
ciall
y tru
e of
bui
ldin
gs t
hat
exem
plify
par
ticul
ar
hist
oric
per
iods
or s
tyle
s.
In
appr
opria
te m
ater
ials
that
obs
cure
the
orig
inal
faça
de s
houl
d be
avo
ided
. The
fea
sibili
ty o
f re
mov
ing
such
mat
erial
s sh
ould
be
con
sider
ed w
hene
ver p
ossib
le.
Whi
le e
ach
build
ing
shou
ld m
ainta
in it
s ow
n id
entit
y, in
som
e ca
ses i
t is p
ossib
le fo
r spe
cific
ele
men
ts su
ch a
s cor
nice
s, up
per
floor
win
dow
s an
d ki
ckpl
ates
to
align
with
adj
acen
t bu
ildin
gs.
This
help
s to
rein
forc
e th
e co
ntin
uity
of t
he st
reet
scap
e.
Hon
esty
and
aut
hent
icity
in
style
sho
uld
be f
avor
ed o
ver
supe
rfic
iality
. A r
edes
igne
d fa
çade
, or
porti
on t
here
of, s
houl
d m
ake
an e
ffort
to p
rese
rve
the
prim
ary
elem
ents
of a
n ex
istin
g st
yle ra
ther
than
ado
ptin
g a
false
or i
rrel
evan
t sty
le.
Build
ings
sho
uld
esta
blish
rhy
thm
ic in
terv
als a
t se
vera
l sca
les.
The
prim
ary
urba
n rh
ythm
is c
reat
ed b
y re
petit
ive
bloc
ks, i
.e.
the
inte
rval
of s
treet
s. Th
e ne
xt r
hyth
m i
s cr
eate
d by
the
subd
ivisi
on o
f bl
ocks
into
indi
vidu
al pa
rcel
s, an
d th
e bu
ildin
gs
erec
ted
on th
em. W
ithin
eac
h bu
ildin
g ar
e th
e in
terv
als o
f th
e st
ruct
ural
bays
(th
e sp
ace
betw
een
the
majo
r st
ruct
ural
el
emen
ts),
and
door
s an
d w
indo
ws,
whi
ch e
stab
lish
a hu
man
-sc
aled
rhyt
hmic
inte
rval.
25
DE
SIG
N G
UID
ELI
NE
S
Sto
refr
onts
St
oref
ront
s sho
uld
not e
xten
d be
yond
the
plan
e of
the
faça
de.
Whi
le r
eces
sed
entry
way
s ar
e ac
cept
able
and
ofte
n de
sirab
le,
the
entir
e st
oref
ront
sho
uld
gene
rally
not
be
rece
ssed
. Th
is in
terr
upts
the
cont
inui
ty o
f the
stre
etsc
ape.
How
ever
, an
arca
de
and
verti
cal s
truct
ural
elem
ents
car
ry th
e pl
ane
of th
e fa
çade
to
the
sidew
alk.
A s
tore
fron
t m
ay b
e re
cess
ed w
hen
it is
part
of a
sys
tem
of
cove
red
walk
way
s, su
ch a
s a lo
ggia.
Ent
ranc
es
shou
ld
relat
e lo
gica
lly
to
uppe
r flo
or
win
dow
s an
d/or
ped
imen
ted
corn
ices.
An
entra
nce
plac
ed d
irect
ly b
elow
an
upp
er fl
oor w
indo
w o
r a p
edim
ente
d co
rnic
e, or
an
entra
nce
spac
ed e
venl
y be
twee
n up
per f
loor
win
dow
s is
favo
red
over
an
entra
nce
that
is ra
ndom
ly p
laced
with
no
refe
renc
e to
the
othe
r el
emen
ts o
f the
faça
de.
Doo
rs t
o bu
sines
ses
shou
ld b
e lar
gely
tra
nspa
rent
and
sho
uld
not b
e re
siden
tial i
n ch
arac
ter.
26
DE
SIG
N G
UID
ELI
NE
S
Ope
ning
s
Whe
n re
plac
ing
win
dow
s, m
ullio
ns a
nd m
untin
bar
s sh
ould
be
used
to
im
itate
, if
not
repl
icat
e, th
e or
igin
al w
indo
w
subd
ivisi
ons.
O
rigin
al op
enin
gs o
n co
mm
ercia
l bui
ldin
gs sh
ould
not
be
eith
er
parti
ally
or c
ompl
etely
blo
cked
or c
lose
d up
.
O
rigin
al op
enin
gs o
n in
dust
rial b
uild
ings
tha
t ar
e to
o lar
ge t
o be
com
patib
le w
ith a
new
use
may
be
parti
ally
clos
ed if
don
e in
a
man
ner
that
main
tain
s th
e sc
ale o
f th
e or
igin
al op
enin
gs a
nd
their
su
bdiv
ision
s an
d co
mpl
imen
ts
the
char
acte
r of
th
e bu
ildin
g.
Win
dow
ope
ning
s an
d w
indo
w s
ubdi
visio
ns s
houl
d be
rela
ted
to, a
nd a
logi
cal s
ubdi
visio
n of
, the
arc
hite
ctur
al/st
ruct
ural
bay.
If
a d
ropp
ed c
eilin
g is
nece
ssar
y in
side
the
build
ing,
it sh
ould
be
pulle
d ba
ck o
r slo
ped
away
from
the
orig
inal
win
dow
s so
as
to
pres
erve
the
orig
inal
prop
ortio
ns o
f the
win
dow
s.
Whe
n it
is ab
solu
tely
una
void
able
to c
lose
a w
indo
w o
peni
ng, i
t sh
ould
be
done
in a
man
ner
to r
eplic
ate
the
orig
inal
win
dow
op
enin
g in
term
s of s
cale
, col
or a
nd d
etail
. A
wni
ngs
The
use
of a
wni
ngs
is en
cour
aged
to
prov
ide
prot
ectio
n fr
om
the
elem
ents
, add
col
or, m
ovem
ent a
nd sc
ale to
the
faça
de, a
nd
to o
ffer a
n ad
ditio
nal l
ocat
ion
for s
igna
ge a
nd a
ddre
sses
.
A
wni
ngs
shou
ld b
e m
ade
of c
anva
s or
oth
er d
urab
le f
abric
s. M
etal
awni
ngs
that
hav
e hi
stor
ical
signi
fican
ce m
ay b
e us
ed.
Woo
d, w
ood
shin
gles
and
plas
tic li
te o
r non
-lite
sho
uld
not b
e us
ed.
The
posit
ioni
ng o
f aw
ning
s sh
ould
be
desig
ned
so a
s to
co
mpl
emen
t oth
er fa
çade
ele
men
ts a
nd sh
ould
not
det
ract
from
th
e in
tegr
ity o
f suc
h el
emen
ts.
27
DE
SIG
N G
UID
ELI
NE
S
Mat
eria
ls
Woo
d sh
ould
not
be
used
exc
ept
for
tradi
tiona
l and
/or
trim
el
emen
ts li
ke st
oref
ront
doo
rs, k
ickp
lates
and
win
dow
fram
es.
New
mat
erial
s sh
ould
be
simila
r in
tex
ture
and
qua
lity
to
exist
ing
mat
erial
s.
Hig
h re
flect
ance
mat
erial
s in
sto
refr
onts
are
enc
oura
ged.
The
se
mat
erial
s in
clud
e: po
lishe
d st
one,
glaz
ed b
rick,
glaz
ed t
erra
co
tta,
bras
s, br
onze
, st
ainle
ss s
teel
, ch
rom
e, gl
ass
and
pain
t fin
ishes
. Suc
h m
ater
ials
gene
rally
app
ear
clea
ner
than
mat
erial
s fin
ished
to
a m
atte
or
low
ref
lect
ance
leve
l. Su
btle
refle
ctio
ns
cont
ribut
e to
the
visu
al dy
nam
ics o
f the
city
stre
et.
Asb
esto
s, as
phalt
, ca
st
ston
e, co
ncre
te
bloc
k,
roug
h-sa
wn
woo
d, a
rtific
ial b
rick
and
simila
r mat
erial
s sho
uld
not b
e us
ed.
Sig
nage
Tr
aditi
onal
signa
ge
such
as
le
tterin
g on
w
indo
ws,
flush
m
ount
ed in
the
stor
efro
nt c
orni
ce, t
radi
tiona
l han
ging
sign
s and
ot
her t
radi
tiona
l sig
ns a
re e
ncou
rage
d. P
lastic
bac
k-lit
sig
ns a
nd
signs
tha
t ob
scur
e di
splay
or
othe
r bu
ildin
g ele
men
ts a
re
inap
prop
riate
.
Ba
ck-li
t aw
ning
s ar
e no
t ap
prop
riate
and
sho
uld
be a
void
ed.
Trad
ition
al sig
nage
/lig
htin
g is
enco
urag
ed.
C
olor
and
Pai
nt
Ther
e ar
e tw
o ty
pes
of c
olor
—in
tegr
al an
d ap
plied
. Int
egra
l col
ors
are
the
actu
al co
lors
of
the
mat
erial
s. A
pplie
d co
lors
are
add
ed to
th
e m
ater
ial.
Inte
gral
colo
rs o
f the
prim
ary
orig
inal
build
ing
mat
erial
s sho
uld
be p
ainte
d ov
er o
nly
whe
n it
is ab
solu
tely
im
poss
ible
to
main
tain
or
prov
ide
adeq
uate
pro
tect
ion
to a
det
erio
ratin
g su
rfac
e. O
rigin
al m
ater
ials
inte
nded
to
be p
ainte
d sh
ould
be
pain
ted.
W
hen
usin
g ap
plie
d co
lors
, sel
ect
colo
rs t
hat
coor
dina
te w
ith
one
anot
her a
nd c
ompl
imen
t the
exi
stin
g in
tegr
al co
lors
.
Fo
r sm
all a
reas
, and
esp
ecial
ly fo
r sh
aped
, mol
ded
or m
odel
ed
surf
aces
, gl
ossy
pain
ts s
houl
d be
use
d, p
artic
ular
ly w
ith d
ark
colo
rs.
Shap
ed s
urfa
ces
depe
nd o
n lig
ht r
eflec
tanc
e to
rev
eal
their
sha
pe.
Glo
ssy
finish
es i
ncre
ase
refle
ctan
ce a
nd m
ake
shap
e m
ore
appa
rent
.
Fl
at p
aints
sho
uld
be u
sed
whe
re i
t is
nece
ssar
y to
dec
reas
e ap
pare
nt s
hape
var
iatio
ns,
espe
ciall
y on
dam
aged
or
dent
ed
surf
aces
.
28
DE
SIG
N G
UID
ELI
NE
S
Sec
onda
ry E
leva
tion
s
Re
ar
entra
nces
sh
ould
en
cour
age
the
use
of
seco
ndar
y pa
rkin
g ar
eas a
nd in
crea
se th
e ac
cess
ibili
ty o
f a b
usin
ess.
This
can
be a
chiev
ed th
roug
h th
e us
e of
aw
ning
s, sig
nage
, lig
htin
g,
lands
capi
ng, q
ualit
y m
ater
ials,
pain
t and
pro
per m
ainte
nanc
e.
Se
rvice
are
as s
houl
d be
scr
eene
d fr
om p
ublic
vie
w w
ith
woo
d, m
ason
ry o
r lan
dsca
ped
encl
osur
es.
Dum
pste
rs s
houl
d be
scr
eene
d an
d pr
oper
ly m
ainta
ined
. Sh
ared
dum
pste
rs a
re e
ncou
rage
d to
min
imiz
e th
e lo
catio
ns
for w
aste
to a
ccum
ulat
e. M
aint
enan
ce
All
feat
ures
of
the
exte
rior
of a
bui
ldin
g or
pro
perty
sho
uld
be
main
tain
ed in
suc
h a
man
ner
as n
ot t
o cr
eate
any
pub
lic s
afet
y ha
zard
or n
uisa
nce,
and
as to
con
vey
the
appe
aran
ce o
f nea
tnes
s an
d vi
talit
y in
the
dow
ntow
n ar
ea. V
acan
t bu
ildin
gs s
houl
d als
o be
wel
l-main
tain
ed.
Bui
ldin
g Il
lum
inat
ion
The
use
of e
xter
ior
light
ing
is en
cour
aged
to
iden
tify
signs
and
en
tranc
es a
nd to
acc
entu
ate
arch
itect
ural
feat
ures
. In
teri
or C
onne
ctio
ns, S
idew
alks
Th
e fe
asib
ility
of
mak
ing
conn
ectio
ns t
o ot
her
build
ings
and
ot
her
busin
esse
s sh
ould
be
cons
ider
ed w
hene
ver
poss
ible
. The
se
conn
ectio
ns
shou
ld
be
mad
e w
ithou
t de
stro
ying
im
porta
nt
arch
itect
ural
feat
ures
. Sky
walk
s sh
ould
not
cro
ss m
ajor
road
s or
di
srup
t vist
as.
Vac
ant
and
Par
king
Lot
s
V
acan
t lo
ts a
nd o
ff-s
treet
par
king
are
as s
houl
d be
wel
l-m
ainta
ined
an
d sh
ould
car
ry t
he r
hyth
m a
nd c
ontin
uity
of
the
stre
et t
hrou
gh t
he u
se o
f lan
dsca
ping
and
/or
fenc
ing.
Fe
ncin
g sh
ould
gen
erall
y be
bric
k an
d/or
wro
ught
iro
n.
Woo
d an
d ch
ain li
nk fe
nces
shou
ld n
ot b
e us
ed.
Ther
e sh
ould
be
a lan
dsca
pe b
uffe
r be
twee
n all
off
-stre
et
park
ing
area
s and
pub
lic ri
ghts
-of-w
ay.
All
off-s
treet
par
king
and
loa
ding
are
as s
houl
d be
sur
face
d w
ith d
urab
le a
ll-w
eath
er,
dust
-free
sur
face
s w
ith a
dequ
ate
drain
age
and
light
ing.
29
D
ES
IGN
GU
IDE
LIN
ES
N
ew C
onst
ruct
ion
1.
Build
ings
sho
uld
stre
ngth
en th
e co
ntin
uity
of t
he s
treet
scap
e at
a
pede
stria
n sc
ale a
nd h
elp to
rein
forc
e an
urb
an a
tmos
pher
e by
fo
llow
ing
the
esta
blish
ed b
uild
ing
set
back
alo
ng t
he s
ame
bloc
k.
2.
On-
site
publ
ic a
reas
suc
h as
plaz
as s
houl
d be
des
igne
d to
wor
k w
ith si
dew
alks a
nd o
ther
pub
lic a
reas
in su
ch a
way
that
they
do
not b
ecom
e vi
suall
y or
func
tiona
lly c
ompe
titiv
e. 3.
N
ew c
onst
ruct
ion
shou
ld n
ot s
eek
to im
itate
hist
oric
style
s. It
sh
ould
see
k to
be
visu
ally
com
plem
enta
ry b
y re
latin
g do
min
ant
lines
, pro
porti
ons a
nd sc
ale
of a
djac
ent s
truct
ures
. 4.
E
xter
ior
mat
erial
s sh
ould
hav
e ch
arac
teris
tics
of h
igh
quali
ty
and
perm
anen
ce su
ch a
s nat
ural
brick
and
ston
e.
5.
Mat
erial
s su
ch a
s pr
e-ca
st c
oncr
ete,
met
al an
d gl
ass
pane
ls ar
e di
scou
rage
d as
prim
ary
exte
rior m
ater
ials.
6.
Arti
ficial
bric
k ve
neer
, cas
t or
irreg
ular
-sha
ped
ston
e, co
ncre
te
bloc
k,
stuc
co,
woo
d,
asbe
stos
, as
phalt
sid
ing
and
simila
r m
ater
ials s
houl
d no
t be
used
. 7.
A
void
solid
, unm
odul
ated
wall
s, pa
rticu
larly
at th
e st
reet
leve
l.
8.
Stre
et e
leva
tions
shou
ld h
ave
appr
opria
te w
indo
ws.
9.
Whe
n sig
htin
g a
new
bui
ldin
g, i
mpo
rtant
vie
ws
shou
ld b
e re
tain
ed/e
nhan
ced
whe
neve
r pos
sible
.
10. M
echa
nica
l pen
thou
ses
shou
ld b
e av
oide
d w
hene
ver
poss
ible
. W
hen
nece
ssar
y, th
ey
shou
ld
be
cons
truct
ed
of
mat
erial
s co
mpa
rabl
e to
thos
e of
the
rest
of t
he b
uild
ing.
11
. Add
ition
s to
exi
stin
g bu
ildin
gs s
houl
d no
t ch
ange
the
scale
of
the
orig
inal
arch
itect
ural
char
acte
r of
the
bui
ldin
g or
des
troy
impo
rtant
arc
hite
ctur
al fe
atur
es. M
ater
ials
and
desig
ns s
houl
d re
late
to t
he e
xist
ing
build
ing
but
shou
ld n
ot a
ttem
pt t
o lo
ok
hist
oric
. 12
. Par
king
are
as s
houl
d be
loc
ated
aw
ay f
rom
stre
et f
ront
age,
pede
stria
n ar
eas
and
park
fa
cilit
ies,
and
scre
ened
w
ith
lands
capi
ng.
13. H
istor
ic p
avin
g m
ater
ials s
houl
d be
reta
ined
. 14
. Mec
hani
cal e
quip
men
t sho
uld
be c
onta
ined
with
in th
e bu
ildin
g.
If it
mus
t be
loca
ted
outs
ide
of th
e bu
ildin
g it
shou
ld b
e he
avily
sc
reen
ed w
ith m
ater
ials s
imila
r to
the
build
ing
and
lands
capi
ng.
15. A
ll co
ndui
ts s
houl
d be
con
tain
ed w
ithin
the
stru
ctur
e of
the
bu
ildin
g.
16. W
hene
ver p
ossib
le, u
tility
line
s sho
uld
be lo
cate
d un
derg
roun
d.
30
31
32
S
econ
d Fl
oor
Reh
abili
tati
on: C
onsi
dera
tion
s O
ne o
f th
e m
ost
over
look
ed o
ppor
tuni
ties
in t
he c
entra
l bu
sines
s di
stric
t ar
e th
e up
per
floor
s of
the
com
mer
cial
build
ings
. Lo
ng
unde
rutil
ized
or a
band
oned
, the
se u
pper
sto
ry s
pace
s gi
ve th
e bu
ildin
gs a
blac
k ey
e w
ith b
oard
ed u
p or
bro
ken
win
dow
s an
d ge
nera
l lac
k lu
ster
app
eara
nce.
They
repr
esen
t a lo
ss o
f pot
entia
l eco
nom
ic va
lue
to th
e bu
ildin
g ow
ner a
nd a
loss
of t
ax re
venu
e to
the
city
. The
y m
ay
be a
hea
lth h
azar
d, d
efin
itely
an
eyes
ore
and
the
dete
riora
tion
and
aban
donm
ent o
f the
se s
pace
s co
ntrib
ute
to th
e de
clin
e in
the
healt
h of
do
wnt
own
build
ings
and
the
even
tual
loss
of t
he v
aluab
le h
istor
ic id
entit
y th
e ce
ntra
l bus
ines
s dist
rict p
osse
ss.
Why
reh
abili
tate
upp
er s
tory
are
as?
For
the
mon
ey. T
hese
spa
ces
repr
esen
t a p
oten
tial f
or a
fav
orab
le ra
te o
f re
turn
on
your
inve
stm
ent
and
a go
od b
usin
ess
oppo
rtuni
ty. I
f th
e fir
st f
loor
is a
com
mer
cial u
sage
, ten
ants
on
the
uppe
r lev
els p
rovi
de b
uilt-
in s
ecur
ity f
or a
fter
hour
s an
d po
tent
ial c
usto
mer
s fo
r tha
t bus
ines
s. By
add
ing
addi
tiona
l usa
ble
spac
e to
the
cent
ral b
usin
ess
dist
rict,
the
quali
ty a
nd v
iabili
ty
of th
e di
stric
t is i
mpr
oved
. U
pper
floo
r dev
elop
men
t mus
t be
wel
l tho
ught
out
. The
cre
ated
spa
ce m
ust r
espo
nd to
spe
cial
mar
ket n
eeds
. The
re a
re n
o ea
sy a
nsw
ers
and
no sh
ort c
uts;
only
qua
lity
reha
bilit
atio
ns k
eep
tena
nts.
PH
OTO
: Typ
ical
uppe
r fac
ades
33
To
hel
p en
sure
a su
cces
sful
upp
er fl
oor d
evel
opm
ent t
he fo
llow
ing
tips a
re o
ffere
d:
a. Id
entif
y bu
ildin
gs w
ith p
rofit
able
pot
entia
l (on
es w
ith st
airw
ays i
n go
od lo
catio
ns a
long
the
fron
t of t
he b
uild
ings
or o
nto
a sid
e st
reet
). b.
Se
lect
use
s for
whi
ch th
ere
is a
mar
ket a
nd w
here
thes
e us
es a
re fe
asib
le in
upp
er le
vel s
pace
. c.
Des
ign
and
deve
lopm
ent e
cono
mica
lly, b
ut w
ith a
mea
sure
of q
ualit
y. D
on’t
over
do fo
r the
mar
ket.
d.
Care
fully
eva
luat
e fin
ancia
l pot
entia
l and
risk
. e.
Is th
e bu
ildin
g st
ruct
urall
y so
und?
f.
Is th
ere
enou
gh re
venu
e pr
oduc
ing
floor
are
a to
just
ify th
e co
st o
f ren
ovat
ing
the
spac
e?
g.
How
cos
tly is
the
exi
stin
g ve
rtica
l circ
ulat
ion
to r
ehab
(st
air t
ower
s, el
evat
ors;
in m
any
inst
ance
s ef
fect
ive
desig
n ca
n co
ntro
l the
se
cost
s).
h.
Wha
t is t
he c
onfig
urat
ion
and
num
ber o
f exp
osed
ver
tical
wall
s? Is
the
spac
e lim
ited
to c
omm
ercia
l use
or i
s res
iden
tial a
n op
tion?
i.
Is th
ere
avail
able
par
king
nea
rby?
SI
DE
BAR:
K
eepi
ng C
osts
Dow
n
Cost
the
proj
ect o
n pa
per b
efor
e co
nstru
ctio
n.
Leav
e br
ick w
alls e
xpos
ed, p
aint o
r prim
e br
ick w
alls r
athe
r tha
n in
sulat
e an
d co
ver o
ver.
Exp
ose
stru
ctur
al el
emen
ts to
incr
ease
visu
al ap
peal
and
redu
ce c
osts
. M
ainta
in e
xist
ing
woo
d or
exp
osed
joist
cei
lings
. Sa
nd a
nd u
reth
ane
exist
ing
woo
d flo
ors.
Inst
all e
xpos
ed sp
rinkl
er sy
stem
(if n
eede
d).
Inco
rpor
ate
stoc
k ra
ther
tha
n cu
stom
des
igne
d ite
ms
(i.e.
cabi
nets
) in
the
des
ign
keep
ing
in m
ind
that
mos
t of
wha
t yo
u ne
ed c
an b
e ac
quire
d lo
cally
and
the
quali
ty w
ill b
e th
e sa
me.
Use
loca
l sm
all c
ontra
ctor
s. Se
lect
goo
d qu
ality
, tra
ditio
nal m
ater
ials s
uch
as d
ryw
all a
nd w
ood
trim
and
do
som
e of
the
wor
k yo
urse
lf.
Idea
s fo
r R
euse
N
on-P
rofit
Org
aniz
atio
ns –
Th
e va
lue
of le
ase
conc
essio
ns m
ay b
e pa
rtiall
y or
fully
ded
uctib
le.
34
Se
rvice
s Sup
porti
ng P
rofe
ssio
nal N
eeds
—
Cler
ical,
acco
untin
g, re
sum
e se
rvic
es, c
ompu
ter s
ervi
ces s
uch
as d
eskt
op p
ublis
hing
, sof
twar
e sa
les o
r har
dwar
e se
rvic
ing,
wat
ch, j
ewel
ry o
r sm
all a
pplia
nce,
mus
ical
inst
rum
ent r
epair
. O
pen
Spac
e U
se –
for t
elem
arke
ting
or li
ght a
ssem
bly.
Prof
essio
nal S
pace
– fo
r le
gal,
coun
selin
g, p
lanni
ng, d
esig
ning
, con
sulti
ng, a
rchi
tect
ural
or o
ther
pot
entia
lly ―
low
inve
ntor
y‖ ty
pe s
ervi
ce.
Indi
vidu
al pr
ofes
siona
l on
seco
nd fl
oor;
cons
ulta
tion,
mee
ting
or c
onfe
renc
e sp
ace
on g
roun
d flo
or.
Shar
ed O
ffice
Spa
ce –
effic
ienc
y of
fices
St
udio
Spa
ce –
pho
togr
aphy
, fr
amin
g, v
ideo
pro
duct
ion,
fas
hion
des
ign
and/
or a
ltera
tion,
tail
orin
g, m
usic
, da
nce
or a
rt pr
actic
e or
in
stru
ctio
n.
If th
e sp
ace
was
pre
viou
sly re
siden
tial,
you
may
onl
y ne
ed to
upg
rade
the
syst
ems (
HV
AC,
elec
trica
l, pl
umbi
ng, e
ntra
nces
, etc
.) If
it is
sim
ply
vaca
nt w
ith li
ttle
dem
oliti
on n
eede
d, a
nd y
ou w
ish to
kee
p re
hab
cost
s lo
w, l
ease
it a
s a s
tudi
o or
loft
unit.
Gen
erall
y m
arke
t de
man
d w
ill b
e he
lpfu
l in
dete
rmin
ing
the
best
res
iden
tial r
ehab
. One
or
two
bedr
oom
uni
ts w
ill b
e m
ore
com
mon
. Loc
al or
dina
nces
sh
ould
also
be
cons
ulte
d fo
r res
iden
tial u
se o
f upp
er fl
oors
. M
arke
ting
You
r N
ew S
pace
A
dver
tise
in a
loca
l pap
er o
r fea
ture
it in
a m
ain st
reet
stor
y. Pu
t a b
anne
r on
the
build
ing
or a
sign
in th
e gr
ound
floo
r win
dow
. H
ost a
pre
-con
stru
ctio
n pa
rty to
ben
efit
the
loca
l Main
Stre
et o
rgan
izat
ion.
D
irect
con
tact
with
mos
t lik
ely
tena
nts.
35
S
EC
ON
D F
LOO
R R
EH
AB
ILIT
AT
ION
: GU
IDE
LIN
ES
Th
e ba
sic a
ppro
ach
to a
des
ign
for t
he in
terio
r of a
bui
ldin
g is
the
sam
e as
the
exte
rior.
Look
for o
rigin
al de
tail
and
resp
ect t
hem
in y
our
plan
s for
the
reha
b. C
omm
only
com
mer
cial b
uild
ings
still
con
tain
their
orn
amen
tal t
in c
eilin
gs, o
rnam
enta
l mol
ding
s of w
ood
or m
etal
and
door
s with
dec
orat
ive
hing
es, d
oork
nobs
and
pan
eled
spac
es. T
hese
gui
delin
es h
ave
been
dev
elop
ed fr
om th
e Se
cret
ary
of th
e In
terio
r St
anda
rds f
or R
ehab
ilita
tion
(see
app
endi
x I).
A c
ompl
ete
copy
of t
he S
ecre
tary
of t
he In
terio
r Sta
ndar
ds is
ava
ilabl
e at
the
Whi
tley
Coun
ty
Cham
ber O
ffice
. You
are
enc
oura
ged
to c
onsu
lt th
is re
sour
ce fo
r a m
ore
deta
iled
disc
ussio
n of
inte
rior r
ehab
that
resp
ects
the
hist
oric
in
tegr
ity o
f the
stru
ctur
e.
Qua
lity
reha
bilit
atio
n m
ater
ials s
houl
d be
use
d in
the
reha
bilit
atio
n. U
se o
f nat
ural
mat
erial
s suc
h as
plas
ter,
dryw
all a
nd w
ood
in th
e de
sign
and
cons
truct
ion
will
impr
ove
the
quali
ty o
f the
pro
ject a
nd m
ake
the
proj
ect m
ore
succ
essf
ul in
the
shor
t and
long
term
. E
valu
ate
the
exist
ing
cond
ition
and
sign
ifica
nce
of su
rviv
ing
deta
ils.
Pres
erve
exi
stin
g or
nam
enta
l det
ails.
If th
ese
have
bee
n co
vere
d up
, con
sider
unc
over
ing.
If
the
orig
inal
deta
ils h
ave
been
dam
aged
, con
sider
reco
nstru
ctin
g th
em o
r dev
elop
ing
a sim
plifi
ed v
ersio
n of
the
orig
inal.
M
ainta
in th
e op
en fe
el o
f the
spac
e. If
par
titio
ns a
re n
eces
sary
, sto
p th
em sh
ort o
f cei
ling
heig
ht to
main
tain
the
open
feel
. Co
nsid
er re
tain
ing
the
high
cei
lings
and
ope
ning
up
the
cler
esto
ry fo
r ene
rgy
cons
erva
tion.
If
a d
ropp
ed c
eilin
g is
nece
ssar
y, m
ainta
in o
rigin
al ce
iling
hei
ght a
t the
win
dow
s cre
atin
g a
bulk
head
to a
bsor
b th
e di
ffere
nce
in h
eigh
ts.
Exp
osed
por
tions
of t
he st
ruct
ural
syst
em su
ch a
s loa
d be
arin
g br
ick
wall
s, ca
st iro
n co
lum
ns, r
oof t
russ
es, a
nd p
osts
and
bea
ms s
houl
d be
ev
aluat
ed a
s to
thei
r im
porta
nce
in d
efin
ing
the
char
acte
r of t
he sp
ace
or th
e hi
stor
y of
the
build
ing
tech
nolo
gy a
nd sh
ould
be
resp
ecte
d ac
cord
ingl
y. If
new
floo
rs, s
tairs
and
par
titio
ns a
re n
eces
sary
for a
reha
b, th
en th
ese
item
s sho
uld
be c
onst
ruct
ed w
ith th
e le
ast a
mou
nt o
f har
m to
the
surv
ivin
g ar
chite
ctur
al de
tails
.
36
G
EN
ER
AL
RE
HA
BIL
ITA
TIO
N G
UID
ELI
NE
S
Char
acte
r ret
entio
n an
d m
oney
savi
ngs t
hrou
gh p
rope
r main
tena
nce
BU
ILD
ING
MA
INT
EN
AN
CE
Pe
rhap
s th
e m
ost i
mpo
rtant
task
any
bui
ldin
g ow
ner
unde
rtake
s is
the
prop
er m
ainte
nanc
e of
the
build
ing
itsel
f. Pr
oper
main
tena
nce
not
only
hel
ps e
nsur
e th
e lo
ng t
erm
inve
stm
ent
of t
he o
wne
r, it
also
prot
ects
the
cha
ract
er o
f th
e bu
ildin
g. A
reg
ular
main
tena
nce
prog
ram
is e
ssen
tial t
o pr
even
t th
e de
velo
pmen
t of
pub
lic s
afet
y ha
zard
s or
det
erio
rate
d bu
ildin
g m
ater
ials.
A s
mall
am
ount
of
prev
enta
tive
main
tena
nce
will
sav
e th
e bu
ildin
g ow
ner
mon
ey a
nd
time
in
the
long
ru
n.
Whi
tley
Coun
ty
Cham
ber
has
man
y pu
blic
atio
ns w
hich
can
aid
you
the
build
ing
owne
r in
dev
elop
ing
a m
ainte
nanc
e sc
hedu
le fo
r you
r hist
oric
pro
perty
. It
is im
porta
nt t
o re
mem
ber
that
new
tec
hnol
ogies
are
con
stan
tly
bein
g de
velo
ped
to c
omba
t ph
ysica
l det
erio
ratio
n of
the
bui
ldin
g en
viro
nmen
t. Th
ese
guid
elin
es a
re in
tend
ed to
giv
e br
oad
rules
to
appl
y w
hen
desig
ning
a r
ehab
ilita
tion
proj
ect
or m
ainte
nanc
e pr
ogra
m fo
r you
r bui
ldin
g. S
ince
tech
nolo
gy is
con
stan
tly c
hang
ing,
th
e lat
est
publ
icat
ions
sho
uld
be s
ough
t ou
t w
hen
tack
ling
a pa
rticu
larly
unus
ual o
r sev
ere
prob
lem
. Th
ese
guid
elin
es
expo
und
a pa
rticu
lar
attit
ude
abou
t hi
stor
ic
build
ings
, th
eir u
se/r
euse
and
con
tinue
d ca
re.
Thes
e ar
e no
t in
tend
ed t
o be
use
d as
a ―
do-it
-you
rsel
f‖ g
uide
to
build
ing
reha
b.
Whi
tley
Coun
ty C
ham
ber i
s av
ailab
le fo
r co
nsul
tatio
n se
rvic
es a
nd
you
are
enco
urag
ed to
con
tact
us
or a
noth
er q
ualif
ied p
rofe
ssio
nal
to a
id y
ou in
plan
ning
a p
rojec
t. S
TR
UC
TU
RA
L C
ON
SID
ER
AT
ION
S:
As
build
ings
ag
e, th
ey
settl
e an
d m
ove.
One
of
th
e fir
st co
nsid
erat
ions
in
any
proj
ect
is th
e st
ruct
ural
inte
grity
of
the
build
ing
itsel
f. Lo
ok fo
r clu
es to
stru
ctur
al fa
ilure
suc
h as
cra
cks
in
the
wall
s alo
ng th
e fo
unda
tion
line,
arou
nd d
oors
and
win
dow
s and
at
the
build
ing
corn
ers.
Crac
ks m
ay sh
ow o
n th
e in
terio
r or e
xter
ior
of w
all s
urfa
ces.
A c
rack
is
an i
ndic
atio
n of
mov
emen
t. W
hile
crac
ks m
ay in
dica
te s
truct
ural
prob
lem
s, th
is is
not a
lway
s th
e ca
se.
Mos
t cr
acks
are
sim
ply
the
resu
lt of
pre
viou
s se
ttlem
ent,
free
ze
thaw
cyc
les
or m
ovem
ent
with
in t
he f
inish
mat
erial
itse
lf. A
lway
s de
term
ine
if th
e cr
ack
is ac
tive
or d
orm
ant
and
expl
ore
poss
ible
ca
uses
. G
UID
ELI
NE
: Re
view
bea
ring
capa
city
of
roof
s an
d flo
ors
for
code
com
plian
ce.
Exa
min
e th
e bu
ildin
gs w
alls
for
evid
ence
of
stru
ctur
al pr
oble
ms.
Test
woo
d fr
amin
g fo
r roo
fs a
nd fl
oors
for a
dequ
ate
load
cap
acity
. A
lway
s de
term
ine
if th
e ne
w u
se o
f a b
uild
ing
will
be
supp
orte
d by
th
e st
ruct
ural
capa
city
as
olde
r bu
ildin
gs w
ere
ofte
n de
signe
d to
ca
rry
light
er lo
ads.
37
G
EN
ER
AL
RE
HA
BIL
ITA
TIO
N G
UID
ELI
NE
S
RO
OFS
: Th
e ro
of i
s a
build
ing’
s fir
st l
ine
of d
efen
se a
gain
st t
he e
ver-
chan
ging
wea
ther
. It
is su
bjec
t to
the
mos
t ex
trem
e co
nditi
ons
of
any
elem
ent
of t
he b
uild
ing
and
mus
t be
rou
tinely
ins
pect
ed f
or
wat
er d
issip
atio
n. M
any
times
roof
s lef
t to
leak
will
cau
se st
ruct
ural
prob
lem
s in
oth
er p
arts
of
the
build
ing
as w
ater
ent
ers
and
dete
riora
tes
elem
ents
. Che
ck n
ot o
nly
the
roof
ing
mat
erial
but
also
th
e gu
tters
, dow
nspo
uts
and
splas
hgua
rds a
re in
plac
e an
d pr
oper
ly dr
ainin
g. I
nspe
ct f
lashi
ng.
Mak
e su
re a
ll ro
ofin
g m
ater
ials
are
com
patib
le w
hen
inst
allin
g ne
w.
Det
ail o
f a ty
pica
l roo
f W
IND
OW
S:
Ano
ther
impo
rtant
line
of d
efen
se a
gain
st c
hang
ing
wea
ther
are
the
win
dow
s of a
bui
ldin
g. W
indo
ws k
eep
rain
, sno
w, s
leet
and
ext
rem
e te
mpe
ratu
res
out
of
the
build
ing.
W
indo
ws
are
also
a ve
ry
impo
rtant
cha
ract
er-d
efin
ing
elem
ent.
An
owne
r ca
n sa
ve m
oney
by
rep
airin
g da
mag
ed w
indo
ws
with
the
mat
erial
s ra
ther
n th
an
repl
acin
g th
em w
holes
ale.
If w
indo
ws
mus
t be
rep
laced
, se
lect
win
dow
s tha
t mat
ch th
e or
igin
al co
nfig
urat
ion
in si
ze a
nd d
etail
ing.
A
void
usin
g a
mirr
ored
film
, ke
ep w
indo
ws
trans
pare
nt a
nd u
se
inte
rior
shad
es o
r bl
inds
to
prov
ide
priv
acy.
Ther
e ar
e m
any
repu
tabl
e co
ntra
ctor
s w
ho c
an r
epair
or
repl
icat
e w
indo
ws.
Ther
e ar
e als
o se
vera
l man
ufac
ture
rs w
ho c
an p
rovi
de q
ualit
y re
plac
emen
t w
indo
ws t
hat m
atch
the
orig
inal
size
and
style
. M
AS
ON
RY
: Cl
eani
ng:
The
clea
ning
of
m
ason
ry
surf
aces
is
a pr
ojec
t to
un
derta
ke w
ith g
reat
tho
ught
and
con
sider
atio
n. W
hile
bric
k an
d ot
her m
ason
ry u
nits
app
ear t
o be
ver
y ha
rd a
nd in
dest
ruct
ible
, the
y ar
e in
rea
lity
very
sus
cept
ible
to s
ever
e da
mag
e du
e to
impr
oper
m
ainte
nanc
e an
d cl
eani
ng.
NE
VE
R SA
ND
BLA
ST
OR
USE
H
ARS
H C
HE
MIC
AL
CLE
AN
ERS
ON
MA
SON
RY B
UIL
DIN
G
FAÇA
DE
S. S
andb
lastin
g re
mov
es t
he p
rote
ctiv
e ou
ter
coat
ing
of
the
mas
onry
uni
t exp
osin
g it
to ra
pid
deca
y du
e to
the
expo
sure
of
the
soft
inne
r mat
erial
to th
e el
emen
ts. S
ome
chem
ical c
leane
rs m
ay
wor
k bu
t be
sure
to p
erfo
rm a
test
spo
t. A
gen
tle s
crub
bing
with
a
mild
soap
and
wat
er is
ofte
n su
ffici
ent.
Pa
intin
g is
ofte
n us
ed in
stead
of
clean
ing
to b
right
en o
r ch
ange
a
build
ing’
s ap
pear
ance
. It
is be
st t
o le
ave
mas
onry
unp
ainte
d. I
f m
ason
ry h
as a
lread
y be
en p
ainte
d th
en s
crap
e of
f th
e lo
ose
pain
t an
d re
appl
y a
new
coa
t.
38
G
UID
ELI
NE
: D
o no
t sa
ndbl
ast
or u
se s
trong
che
mica
ls on
m
ason
ry b
uild
ings
.
RE
PA
IRIN
G/T
UC
KP
OIN
TIN
G:
Mas
onry
sur
face
s re
quire
les
s ro
utin
e m
ainte
nanc
e th
an d
o m
ost
any
othe
r mat
erial
. How
ever
, whe
n m
ason
ry d
oes
requ
ire re
pairs
it
is cr
itica
l to
fol
low
pro
per
proc
edur
es i
n or
der
to i
nsur
e th
e m
ater
ial l
ong-
term
sur
viva
l. M
orta
r be
twee
n m
ason
ry u
nits
is
desig
ned
to w
ear r
eplac
emen
t. Th
is is
so th
at m
ason
ry u
nits
such
as
bric
k do
no
wea
r ou
t as
fas
t. W
hen
tuck
poin
ting,
it is
crit
ical
to
mat
ch t
he c
onsis
tenc
y of
the
new
mor
tar
with
the
old
. M
orta
rs
used
toda
y ar
e m
uch
hard
er th
an e
arlie
r lim
e m
orte
rs. T
he st
rong
er
mix
es a
re i
ncom
patib
le w
ith t
he s
ofte
r br
icks
fou
nd o
n hi
stor
ic bu
ildin
gs a
nd w
ill c
ause
the
mas
onry
uni
ts th
emse
lves
to c
rack
and
de
terio
rate
. Sof
ter m
orta
r giv
es a
nd ta
kes
durin
g fr
eeze
thaw
cyc
les
ther
efor
e sa
ving
the
brick
s.
It is
impo
rtant
to tu
ckpo
int a
bui
ldin
g to
kee
p w
ater
from
sitti
ng in
th
e jo
ints
and
cau
sing
dam
age
durin
g fr
eezi
ng w
eath
er a
nd w
ear
from
rain
.
GU
IDE
LIN
E: W
hen
repo
intin
g m
ason
ry w
alls,
use
mor
tar
simila
r to
the
orig
inal
to a
void
dam
age
to e
xist
ing
brick
and
ston
e.
RE
PLA
CE
ME
NT
OF
MA
SO
NR
Y U
NIT
S:
Ofte
n tim
es w
hen
build
ings
are
tuck
poin
ted,
som
e of
the
units
will
ne
ed to
be
repl
aced
due
to a
ge a
nd d
eter
iora
tion.
It is
impo
rtant
to
try a
nd m
atch
the
units
. Th
ere
are
som
e ge
nera
l ru
les t
o fo
llow
in
orde
r to
get
the
bes
t m
atch
pos
sible
. a.
Look
at t
he c
olor
, tex
ture
, and
size
of b
ricks
.
b.
Look
at t
he w
idth
of t
he jo
ints
bet
wee
n th
e br
icks.
c. Lo
ok a
t the
col
or a
nd to
ne (d
egre
e of
dar
knes
s) o
f the
mor
tar.
d.
M
atch
the
type
of t
he jo
int t
hat i
s use
d el
sew
here
. G
UID
ELI
NE
: Whe
n re
plac
ing
ston
es o
r bric
ks in
a d
amag
ed w
all,
try to
mat
ch th
e re
paire
d se
ctio
n to
the
rest
of t
he w
all.
ME
TA
L FA
ÇA
DE
CO
MP
ON
EN
TS
39
Co
mm
ercia
l bui
ldin
gs a
re o
ften
capp
ed b
y a
met
al co
rnic
e. Th
is ca
p he
lps
com
plet
e th
e to
p of
the
bui
ldin
g by
pro
vidi
ng a
dec
orat
ive
and
inte
rest
ing
term
inat
ion
to th
e fa
çade
as
a w
hole.
Thi
s el
emen
t of
the
hist
oric
com
mer
cial b
uild
ing
is ve
ry v
ulne
rabl
e to
wea
ther
an
d de
terio
ratio
n an
d m
ust b
e in
spec
ted
and
repa
ired
on a
reg
ular
ba
sis to
avo
id la
rge
repa
irs in
the
futu
re.
Man
y di
ffere
nt m
etals
wer
e us
ed i
n th
e co
nstru
ctio
n of
the
se
corn
ices
. Ent
ire f
açad
es w
ere
som
etim
e fa
bric
ated
fro
m m
etal
to
imita
te s
tone
or
othe
r ex
otic
build
ing
fabr
ics
at a
fra
ctio
n of
the
co
st. I
t is
very
impo
rtant
to
iden
tify
the
type
of
met
al th
at n
eeds
re
pair
at th
e ou
tset
of a
reha
bilit
atio
n pr
ojec
t. Th
is ca
n be
don
e by
a
labor
ator
y or
thro
ugh
rese
arch
into
the
hist
oric
al bu
ildin
g pe
rmit
files
. D
iffer
ent
met
als
requ
ire
diffe
rent
cl
eani
ng
or
patc
hing
tre
atm
ents
. A
lway
s co
ntra
ct
with
pr
ofes
siona
ls w
ho
have
ex
perie
nce
with
met
al re
pair.
Kee
p m
etal
pain
ted
and
dry.
Ens
ure
that
wat
er is
runn
ing
off o
f flat
surf
aces
. Su
gges
ted
clea
ning
trea
tmen
ts:
a. Ca
st ir
on: H
and-
scra
ping
and
low
pre
ssur
e gr
it bl
astin
g.
b.
Alu
min
um, c
oppe
r, lea
d, z
inc:
Mild
che
mica
l
c. Br
onze
: Mild
che
mica
l tre
atm
ents
or l
ow g
rit.
GU
IDE
LIN
E:
Clea
n m
etal
stor
efro
nts
com
pone
nts
only
whe
n ne
cess
ary
, and
onl
y w
ith th
e ge
ntles
t mea
ns p
ossib
le.
RE
PLA
CIN
G M
ET
AL
FAÇ
AD
E C
OM
PO
NE
NT
S:
Som
etim
es m
etal
faça
de c
ompo
nent
s ha
ve b
een
dest
roye
d an
d ne
ed r
eplac
ing.
Rep
lacin
g th
ese
com
pone
nts
with
exa
ctly
the
sam
e ty
pe m
ay b
e ex
pens
ive.
Befo
re c
hang
ing
the
desig
n of
the
elem
ent,
cons
ider
rec
astin
g it
to r
esem
ble
the
miss
ing
piec
e in
a s
ubst
itute
m
ater
ials s
uch
as fi
berg
lass o
r alu
min
um.
Also
con
sider
―ca
talo
g‖ r
eplac
emen
ts.
Man
y co
mpa
nies
are
now
m
akin
g re
plac
emen
t par
ts fo
r orn
amen
tal m
etal
wor
k.
GU
IDE
LIN
E:
Met
als
that
have
be
en
dest
roye
d sh
ould
be
re
plac
ed.
GU
IDE
LIN
E:
Whe
n sa
ndbl
astin
g m
etalw
ork,
pr
otec
t th
ose
mat
erial
s th
at m
ay b
e da
mag
ed b
y th
e bl
astin
g su
ch a
s w
ood
and
bric
k.
40
41
A
PP
EN
DIX
I
IND
IAN
A C
OD
E: R
ULE
8
Chan
ces
are
the
build
ing
whi
ch
is su
bjec
t to
up
per
floor
de
velo
pmen
t is
eith
er o
n th
e N
atio
nal
Regi
ster
, co
ntrib
utes
to
a di
stric
t, is
a ca
ndid
ate
for p
lacem
ent o
r is b
ette
r tha
n fif
ty y
ears
old
. Th
e pr
ojec
t m
ay o
r m
ay n
ot b
e pa
rt of
a ta
x cr
edit
reha
bilit
atio
n.
Whe
ther
or
not
the
build
ing
is sig
nific
ant,
the
Indi
ana
Build
ing
Reha
bilit
atio
n St
anda
rd
(IBR
S) w
as c
reat
ed t
o fa
cilit
ate
the
reus
e an
d re
vita
lizat
ion
of h
istor
ic a
nd e
xist
ing
stru
ctur
es. I
n m
any
case
s, th
e us
e of
Rul
e 8
can
redu
ce th
e co
st o
f reh
abili
tatio
n.
Prev
ious
ly, t
he S
tate
’s bu
ildin
g co
de w
as so
rest
rictiv
e as
to p
rohi
bit
the
kind
of h
istor
ic r
ehab
ilita
tion
taki
ng p
lace
on M
ain S
treet
. The
re
stric
tive
and
infle
xibl
e na
ture
of
Indi
ana’s
bui
ldin
g co
de p
rior
to
1988
mad
e re
nova
tion
and
reha
b so
cos
tly t
hat
man
y bu
ildin
g ow
ners
wer
e fa
ced
with
dem
oliti
on a
s th
eir o
nly
alter
nativ
e. A
s a
resu
lt, m
any
valu
able
stru
ctur
es w
ere
torn
dow
n an
d th
e ga
ps g
ave
man
y M
ain S
treet
com
mun
ities
a to
othl
ess a
ppea
ranc
e. In
dian
a re
vise
d its
Uni
form
Bui
ldin
g Co
de w
ith R
ule
8, th
e IB
RS.
Und
er R
ule
8 an
ow
ner c
an e
lect t
o re
hab
a st
ruct
ure
acco
rdin
g to
its
bui
ldin
g cl
assif
icatio
n. I
BRS
iden
tifie
s 11
bui
ldin
g ty
pes
and
pros
crib
es m
anda
tory
sco
res
for e
ach
type
in th
e ca
tego
ries
of F
ire
Safe
ty, M
eans
of
Egr
ess
and
Gen
eral
Safe
ty. A
num
eric
al va
lue
is as
signe
d to
eac
h el
emen
t to
test
cod
e co
mpl
iance
. The
tota
l sco
re
mus
t equ
al or
exc
eed
a sp
ecifi
ed m
anda
tory
sco
re fo
r th
e bu
ildin
g ty
pe. T
he e
ntire
bui
ldin
g is
scor
ed; n
ot ju
st w
here
the
wor
k is
bein
g pe
rfor
med
. A
n ite
miz
ed a
ppro
ach
reve
als a
ran
ge o
f op
tions
av
ailab
le to
brin
g a
proj
ect a
t an
allow
able
sco
re. F
eatu
res
may
be
upgr
aded
in th
e pl
ans a
nd d
esig
n to
pas
s by
the
Stat
e.
The
follo
win
g ite
ms a
re sc
ored
: H
eigh
t and
Are
a Fi
re S
prin
kler
/Ext
ingu
ishin
g Sy
stem
s Co
rrid
or W
alls/
Parti
tions
H
VA
C Sy
stem
s Sm
oke
Cont
rol/
Win
dow
s D
ead-
End
Cor
ridor
s E
leva
tors
/Ele
vato
r Con
trol
Use
s With
in a
Bui
ldin
g Sp
ace
Div
ision
Fi
re A
rea
V
ertic
al O
peni
ng/S
hafts
Sm
oke
Alar
m S
yste
ms
Exi
ts/E
xit C
apac
ity
Exi
t Tra
vel D
istan
ce
Ligh
ting/
Egr
ess
Com
mun
icatio
ns
It is
stro
ngly
rec
omm
ende
d th
at a
qua
lified
eng
inee
r or
arc
hite
ct
revi
ew y
our
reha
bilit
atio
n pl
ans
and
the
stru
ctur
e, es
pecia
lly o
ne
fam
iliar
with
Rul
e 8.
In
man
y co
mm
uniti
es t
he l
ocal
build
ing
insp
ecto
r is
not
nece
ssar
ily ―
up‖
on t
his
tool
. Whe
n in
dou
bt o
r fu
rther
in
form
atio
n is
need
ed,
cont
act
the
Whi
tley
Coun
ty
Cham
ber
of C
omm
erce
, or
the
Div
ision
of
Hist
oric
Pres
erva
tion
and
Arc
haeo
logy
at
31
7.23
2.16
46.
The
Indi
ana
Build
ing
Com
miss
ione
r’s D
epar
tmen
t of F
ire a
nd B
uild
ing
Serv
ices
may
also
be
of a
ssist
ance
at 3
17.2
32.1
437.
42
A
PP
EN
DIX
II
EN
ER
GY
CO
NS
ER
VA
TIO
N
Mon
ey S
avin
gs th
roug
h E
nerg
y U
sage
Red
uctio
n A
s bu
ildin
g an
d en
ergy
cos
ts r
ise, i
t is
impo
rtant
to
mak
e hi
stor
ic
build
ings
ene
rgy
effic
ient
. Th
is do
es n
ot m
ean
that
a h
istor
ic bu
ildin
g m
ust b
e gu
tted
and
rebu
ilt w
ith n
ew m
ater
ials.
That
in a
nd
of i
tsel
f is
a w
aste
of
natu
ral
reso
urce
s, bo
th t
hose
use
d to
co
nstru
ct th
e bu
ildin
g in
the
begi
nnin
g an
d th
e m
ater
ials
that
mus
t be
mad
e fo
r the
reha
bilit
atio
n. H
istor
ic st
ruct
ures
wer
e bu
ilt to
take
ad
vant
age
of n
atur
al he
atin
g an
d co
olin
g w
ith h
igh
ceili
ngs
for
sum
mer
hea
t and
larg
e w
indo
ws t
o let
in n
atur
al lig
ht.
Man
y tim
es
a sim
ple
fine
tuni
ng
of
exist
ing
syst
ems
and
com
pone
nts
is all
that
is n
eede
d to
mak
e a
hist
oric
build
ing
ener
gy
effic
ient
at a
frac
tion
of th
e co
st o
f an
entir
e re
trofit
. List
ed b
elow
ar
e so
me
hint
s on
mak
ing
your
bui
ldin
g en
viro
nmen
tally
frie
ndly
and
save
you
r mon
ey in
the
long
and
shor
t ter
m.
US
E A
WN
ING
S, C
AN
OP
IES
AN
D T
RE
ES
: H
istor
icall
y, th
ese
wer
e us
ed to
pro
vide
sha
de d
urin
g th
e su
mm
er
mon
ths.
Use
d in
con
junc
tion
with
ope
n w
indo
ws a
nd h
igh
ceili
ngs,
inte
riors
will
sta
y co
oler
dur
ing
sum
mer
mon
ths.
With
cen
tral a
ir,
thes
e ite
ms
will
kee
p th
e co
olin
g co
sts
dow
n. M
ake
sure
the
trees
ar
e de
ciduo
us s
o th
ey d
o no
t in
terf
ere
with
win
ter
solar
hea
ting.
Tr
ees s
houl
d be
plan
ted
at le
ast 1
0 fe
et fr
om th
e fr
ont o
f the
stor
e.
RE
DU
CE
AIR
IN
FILT
RA
TIO
N:
Use
cau
lkin
g an
d w
eath
er-s
tripp
ing
to im
prov
e ef
ficie
ncy
of d
oors
an
d w
indo
ws.
Air
will
ent
er th
roug
h cr
acks
in tr
im, w
indo
wsil
ls an
d do
or ja
mbs
. Be
sure
to u
se m
ater
ials
that
will
not
det
ract
from
the
appe
aran
ce o
f the
bui
ldin
g.
US
E S
TO
RM
WIN
DO
WS
: St
orm
win
dow
s als
o he
lp re
duce
air
infil
tratio
n at
a fr
actio
n of
the
cost
of
repl
acin
g th
e en
tire
win
dow
. Mou
nt th
e st
orm
win
dow
on
the
inte
rior t
o pr
eser
ve th
e or
igin
al ap
pear
ance
of t
he e
xter
ior.
Add
w
eep
hole
s in
orde
r to
prev
ent a
ny m
oist
ure
cond
ensa
tion.
Ext
erio
r m
ount
ing
of s
torm
s is
anot
her
optio
n. W
hen
this
is do
ne, m
atch
th
e ex
istin
g siz
e an
d co
nfig
urat
ion
of th
e w
indo
w it
self.
U
SE
IN
SU
LAT
ION
: In
sulat
e th
e at
tic a
rea
of y
our
build
ing.
Hea
t los
s th
roug
h th
e ro
of
is a
majo
r co
st a
nd c
an b
e pr
even
ted
with
a m
inim
al in
vest
men
t. Co
nsul
t an
insu
latio
n pr
ofes
siona
l to
dete
rmin
e th
e be
st t
ype
for
your
situ
atio
n. B
e su
re to
ven
tilat
e th
e sp
ace
prop
erly.
IN
SU
LAT
E D
UC
TS
AN
D W
RA
P P
IPE
S:
Low
cos
t an
d ef
fect
ive,
this
will
hel
p de
crea
se y
our
heat
ing
and
cool
ing
bills
in a
hur
ry.
43