Bungalow Design Guidelines

Berwyn Bungalow Preservation Initiative & The City of Berwyn

Investing in Berwyn’s Neighborhoods and People
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 2

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 3

What is a Chicago Style Bungalow?
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.

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 space
Side entrance – understated entrance at the
side of the house that allows for more windows
and light in front room
Central 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 common
Square – flat protruding bay from the main
central mass of the bungalow
Polygonal – distinctive 3, 5 or 7-sided bay
protrusions
Curved – least common with softened or
rounded corners

Bungalow Design Guidelines 4

A Chicago Bungalow’s Exterior Features
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.
Bungalow Design Guidelines 5
 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 DON’T
A ■ Do retain masonry or stone planter box ■ D
 on’t remove or replace historic planters
brackets when and where they exist (A) when they exist
■ Do retain historic planters and planter boxes ■ D
 on’t remove or replace existing stone
when they exist (A) planter supports on building front
■ Do restore or replace missing original plant- ■ Don’t
 use plastic or wood planters
ers with new appropriate planter boxes when
B 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)
C ■ Do replace missing original planter urns lo-
cated at the entrance stairs with appropriate
replacement urns (C)

Bungalow Design Guidelines 6

 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
A D ■ 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
B E ■ 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
C F with brick and mortar that match the face
brick and joint profile and color
DON’T
■ D
 on’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)
■ D
 on’t replace original door at all
■ D
 on’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)
■ D
 on’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
■ D
 on’t carpet, tile or paint stairs and porch (F)
■ D
 on’t paint address numbers on steps
■ D
 on’t remove original stone planters
Bungalow Design Guidelines 7
 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.
A D 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-
B E 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)
C F
■ Do add thin profile storm windows similar in
size, shape and color to existing windows (A)
G storm windows or grills (G)
DON’T
■ D
 on’t remove art glass windows
■ D
 on’t replace an entire window when repair
of materials and limited replacement of dete-
riorated or missing parts are appropriate
■ D
 on’t use vinyl replacement windows on
street facing elevations
■ D
 on’t replace existing double hung or case-
ment windows with single fixed glass picture
or slider windows
■ D
 on’t install glass block in-fill windows on
street facing elevations
■ D
 on’t enlarge or reduce window openings to
fit a stock window frame or change the shape
of the window frames
■ D
 on’t replace existing attic windows with a
slider window on the street facing elevations
■ D
 on’t obscure historic window trim with metal
or other material such as awnings or anodized
■ D
 on’t install window air conditioners or metal
awnings on the street facing elevation
■ D
 on’t replace an entire window when repair
of materials and limited replacement of dete-
riorated or missing parts are appropriate
Bungalow Design Guidelines 8
 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
A ■ 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
B 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
C of the building and surrounding neighbor-
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
■ D
 on’t attach a new addition so that the
character-defining features of the bungalow
are obscured, damaged, or destroyed (C)
■ D
 on’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)
■ D
 on’t build attic expansions that are unchar-
acteristic of the period and style and material
hood (A/C)

Bungalow Design Guidelines 9

 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.

A DO DON’T
■ Do repoint masonry with mortar that matches ■ D
 on’t repoint masonry with Portland cement,
the original in color and joint profile concrete or masonry cement
■ Do grind out old mortar 3/4˝ when repointing ■ D
 on’t use a mortar that is stronger than type
to ensure an adequate bond N (1-1-6)
■ Do clean masonry with low-velocity (less than ■ D
 on’t over fill the mortar beyond the face of
B 400 psi) water or steam cleaning the brick
■ Do repair or replace damaged masonry with ■ D
 on’t paint masonry or limestone (A/B/C)
matching materials ■ D
 on’t use masonry sealer
■ Do remove existing building materials that do ■ Don’t
 change the width or joint profile when
not match the original materials and charac- repointing
teristics
■ Don’t
 sandblast, high power water wash or
C use muriatic acid to clean masonry or remove
paint
■ D
 on’t grow vines onto the building walls
■ D
 on’t use imitation materials such as syn-
thetic stucco, vinyl or aluminum siding, stucco,
pseudo stone or metal panels over masonry
■ D
 on’t patch concrete without correcting the
source of deterioration
■ D
 on’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

Bungalow Design Guidelines 10

 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 DON’T
A C ■ Do replace or repair the roof with asphalt ■ D
 on’t strip the roof of sound historic material
shingles or clay tile matching the historic such as clay tile or slate
color and pattern ■ D
 on’t use roll roofing, which is not the same
■ Do replace or repair metal or copper gutters as asphalt shingles and more common to use
and downspouts where leaks are discovered in utility buildings
(A) ■ D
 on’t use caulks, sealants or tar as a
B D ■ Do add insulation and vapor barriers in flashing material (C)
the attic and add vents to prevent moisture ■ D
 on’t locate satellite dishes or TV antennas
build-up within 20 feet of the front of the bungalow so
■ Do make sure all downspouts direct water as not to be visible from the public way (D)
away from the foundation ■ D
 on’t change the configuration of the roof by
■ Do reuse historic brick when rebuilding adding non-historical features on the street-
the chimney facing elevation
■ Do keep the chimney flashing and cap in
good repair to prevent water leakage
■ Use metal flashing (B)

Bungalow Design Guidelines 11

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 DON’T
■ Do maintain the individual space configura- ■ D
 on’t install permanent partitions that dam-
tion and essential proportions of the primary age or obscure character-defining spaces,
spaces (entry, front room, dining room, and features, or finishes.
hallway) ■ D
 on’t remove historic, character-defining
■ Do retain, and preserve historic interior fea- features, such as a mantel, or wood trim.
tures and finishes, such as historic wood strip ■ D
 on’t remove a finish that could be repaired.
floors, lighting fixtures, wood trim and decora-
tive fireplace.
■ D
 on’t remove a damaged feature and not
replace it with a new feature that matches.
■ 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

Bungalow Design Guidelines 12

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 » Decks, Porches, Stairs, Hand railings
» Fireplace installation » Siding, Gutters, Soffit and Fascia
» Demolition work » Stucco or Brick replacement
» Additions and Dormers » Tuckpointing
» Interior and exterior structural alterations » Pressure washing
» Garages and Accessory Buildings » Roofing
» Replacement windows including glass
block windows

Bungalow Design Guidelines 13

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.gov
708-795-6850

Historic Preservation Commission

BerwynHPC@gmail.com

City of Homes/Berwyn Bungalow Preservations Initiative

info@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.

Bungalow Design Guidelines 14