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A Guidebook on
Historic Preservation and Design Review
Prepared for: Stevens Point Historic Preservation/design Review Commission
By: Portage County Planning Department and Howard, Needles, Tammen & Bergendorff
Adopted by: Stevens Point Common Council
Amended: 7/20/88
STANDARDS
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INTRODUCTION
This guidebook is prepared to assist applicants in preparing and filing documents for the Stevens Point Historic
Preservation/Design Review Commission. Information presented is summarized from the Stevens Point Architectural
Guidelines, City ordinances, and City Downtown Comprehensive Plan. Any new construction or exterior changes to
existing buildings or site improvements within the District require a Design Review.
Prior to preparing documents for development and filing an application, the applicant is encouraged to have a pre-application
conference with the Commission's designated agent. Please contact the Community Development Office
at (715)346-1567.
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PURPOSE OF HISTORIC
PRESERVATION/DESIGN REVIEW
The purpose of the Historic Preservation/Design Review is to protect property rights and values, enhance historical
and environmental features of the area and to ensure that the general appearance of site development and buildings
shall not impair or preclude the orderly, harmonious, and safe development within the District.
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SECTION I APPLICATION SUBMITTAL
REQUIREMENTS
The following application submittal information will be required of the applicant in order to be placed on a public
meeting agenda. Note: The Commission or designated agent may waive specific submittal requirements based upon the
type of project proposed by the applicant.
1. Pre-application conference
2. Complete application
3. Legal description of property
4. Type of applicant ownership
5. Vicinity maps (8 ½" x 11") showing location of site and current zoning
6. Site plans (8 ½" x 11") reduced copy of original site plan
7. Building plans (2 copies line drawings to scale)a. first floor plan to show outside access
b. elevations of all buildings and structures with an indication of proposed materials, color, and mechanical equipmentOne copy shall be a colored rendition
8. Color photographs of existing structure
9. Site plans (2 copies)a. site dimensions, square footage, scale, and north arrow
b. size, shape, and location of existing and proposed buildings
c. parking layouts including spaces, drives, curb cuts, & circulation patterns
d. existing and proposed grades and drainage with on-site retention
e. proposed utility services
f. landscaping plan, existing and proposed
g. proposed fences, sidewalks, signs, and advertising features
h. property lines and street pavement lines10. Additional information
a. exterior lighting plans (pedestrian, vehicle, security, decorative)
b. indications of outdoor storage areas, loading areas, screening of trash, and mechanical installations
c. phasing schedule for future buildings, expansion of additional site development
d. any addition information that will clarify understanding of the total project
SECTION II IMPROVEMENT STANDARDS
The Historic Preservation/Design Review Commission is empowered to review any new construction or exterior changes
to existing buildings or site improvements within an officially designated Design Review District. The object of
design review is to recognize and approve proposals which comply with adopted design standards and guidelines.
The HP/DR Commission reserves the right to grant special consideration to any applicant for an exceptional design
proposal which exhibits harmony with adjacent properties. Special consideration may in some cases result in variance
from height, area, setback, or other standards. Variance from design standards may also be granted in cases where
strict adherence may result in undue hardship to the applicant. Existing buildings, signs, and site improvements
shall be grandfathered into the District.
1. ARCHITECTURAL STANDARDS
The removal or modification of any distinguishing architectural feature of a building is not allowed unless safety
is questioned. When removal or modification is required, that feature should be duplicated. If the duplication
of a missing feature is not possible, an attempt shall be made to approximate the missing feature.
Existing materials in facades should be maintained and/or restored to the highest level of quality practical.
New or infill construction shall be similar in scale to that of surrounding structures.
New or infill construction shall not adversely contrast with significant horizontal or vertical patterns or rhythms
of surrounding structures.
The setback of new or infill construction shall be compatible to that of adjacent structures.
Significant existing views or vistas shall not be adversely affected by new or infill construction.
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2. MATERIALS
To the extent possible, original materials shall be retained in existing facades. They should be removed only where
they are structurally unsound and are beyond restoration, and then only in accordance with an approved design scheme.
Natural materials are preferred over simulated or synthetic materials. The types of material preferred, but not
limited to, may include: brick, stone, wood, stucco, clay, tile, ceramic tile, quarry tile, terra cotta, and cut
stone. Materials to be avoided may include, but not be limited to, concrete block, plastic, fiberglass, simulated
brick, simulated stone, hardboard or metal siding panels and wood siding panels.
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3. ENTRANCES
New storefront doors should match or closely resemble a traditional storefront door (i.e. contain large glass panels).
Wooden replacement doors and frames are encouraged. Colonial, cross-buck or other such stylized doors are usually
inappropriate in older commercial districts and shall not be permitted.
Metal doors and frames (permanent or storm) should be either painted or anodized with a dark finish rather than
left in a natural metal finish.
New entrances should be designed with due consideration for access by the physically handicapped.
Entrances which front on decorative pavement in the right-of-way shall use paving materials which are substantially
similar to, or harmonious with, that public pavement.
Projecting entrances, with an architecturally compatible overhead projection, shall be allowed if they do not project
beyond the property line.
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4. WINDOWS
The original shape, proportion and scale of window openings shall be maintained. Blocking up or otherwise closing
off of an original window shall not be permitted unless deemed necessary for energy efficiency. Exceptions may
be made based on overall design concept.
Wooden replacement windows are encouraged, however, new metal window frames (permanent or storm) should be either
painted or anodized with a finish in character with the building being renovated.
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5. SIGNS AND GRAPHICS
One externally mounted primary sign per ground floor tenant or storefront entrance shall be allowed. All other
signs shall be considered secondary signs. All primary and/or secondary signs shall be located within the signable
area as described in Appendix
A. Advertisement of brand names (superfluous
information) shall be limited to 25 percent of the sign and must be incorporated into the overall sign design.
Window and awning signs and signs for second story tenants shall be considered separately. Sign specifications
follow.
A. DEFINITIONS
1) PERMITTED SIGNS:
a. Primary the most prominent sign on a façade and/or property
b. Secondary any sign on a façade and/or property other than the primary sign. Sign size shall be limited to 50% of the allowed signable area
c. Flush-mounted sign attached to building wall
d. Projecting Shung from supports attached to building wall
e. Free-Standing mounted on pedestal or pole support anchored to ground. Only allowed for businesses that are accessible by auto and provide on-site parking directly accessible to the business advertised
f. Awning sign incorporated directly onto awning fabric
g. Directory sign used to identify tenants occupying a building
h. Marquee permanent roof-like structure or canopy or rigid materials supported by and extending from the façade of a building
i. Readerboard (changeable copy sign) sign on which copy (letters, characters, and/or illustrations) can be changed manually.
j. Sidewalk portable sign placed on sidewalk during regular business hours. k. Temporary signs that are in place for a limited, pre-determined time period and can be physically moved
l. Window Graphics graphics and/or letters applied directly onto window pane2) PROHIBITED SIGNS:
a. Roof-mounted signs that are physically mounted to the roof and/or extend above the roofline silhouette
b. Flashing signs that use intermittent light flow. Prohibited unless grandfathered. Time and temp./message signs may be allowed
c. Billboards and off-premise signs that advertise products or services not sold or produced on the same property where the sign is located
B. SIGN STANDARDS
Shall be located in the "signable" wall area of a façade. The "signable" area is defined as the continuous portion of a building faced unbroken by doors or windows, below the sill line of the second story and above the storefront transoms (See Appendix A).
Signable areas shall not exceed 10% of the total façade area (ht.x wdth.).
Graphics within the signable area shall be limited to 40% of the total signable area where that facade faces commercial land uses and 30% of the total signable area where the façade faces residential land uses.
In buildings that contain two or more businesses, the signage area may be divided to accommodate the additional businesses. All signage should be coordinated in terms of color and materials.
Business directories for upper story tenants shall not exceed 8 sq. ft. in total area. Exceptions may be made based on overall design concept.
Signs and graphics shall not be allowed to physically harm the architectural character of the building they are attached to.
2) PROJECTING SIGNS (except theatre marquees)
Maximum sign area (ht. x wdth. of sign face) shall be limited to 8 s.f. where adjacent to residential areas and 16 s.f. in commercial areas.
Must maintain a minimum 8 foot 6 inch clearance between the bottom of the sign and finished grade.
May project to a point not more than 2' in from face of curb or 5' from face of building, whichever is less.
Shall project at 90 degree angle from building wall unless located at a corner.
No part of a sign shall extend above the second story window sill line.
3) FREE-STANDING SIGNS
Maximum Height (distance measured between highest part of sign structure and finished grade).
12' where adjacent to residential areas
20' in commercial areas
Maximum Sign Area (ht. x wdth. of sign face)16 s.f. per side where adjacent to or across street from residential zones
32 s.f. per side in commercial areas
Sign BaseShall be equal in size to total square footage of sign face but must be at least four (4) square feet.
Shall include plant materials and/or other permanent construction materials such as brick, stone, timbers etc.
4) AWNING SIGNS/CANOPY
Maximum graphic coverage may not exceed allowable graphics area as described under Section 5.B.1.).
Flush-Mounted Signs, or 255 of the total awning area, whichever is less.
Graphics displayed on awning end panels shall not exceed 8 s.f. where adjacent to residential areas and 16 s.f. in commercial areas. No part of end panel graphics may extend further than 5 feet from face of building.
Use of logos is encouraged and shall be reviewed on a case specific basis.
Internal illumination awning shall be opaque except area of allowable graphics. Lighting shall comply with Section 6.A. Sign Lighting.
Awnings with triangular (straight) cross-sections are historically appropriate and recommended. Semi-circular (barrel type) cross-sections shall be considered on a case specific bases.
Awning Structure
Must provide a minimum 8 foot 6 inches vertical clearance between the bottom of the awning and finished grade.Shall project a minimum of 3' 6" to provide pedestrians protection from the elements.
May extend to a point not more than 2' in from face of curb or 7' from building face, whichever is less.
Must be constructed of fire resistant material.
No vertical supports are allowed in the public right-of-way.
5) MARQUEES
Shall be reviewed on a case specific basis.
6) WINDOW GRAPHICS
Total aggregate graphics area shall not exceed 25% of total window area.
Graphics must not become unsightly or illegible. Chipped or peeling areas must be removed, repaired or replaced.
7) SIDEWALK SIGNS
Total sign area may not exceed 6 sq. ft. per side.
May take up no more than one-quarter the width of any sidewalk area.
Must be made of weather-proof materials.
May only be in place during normal work hours of business it is advertising and must be removed when that business is closed.
Must be removed if its condition becomes faded, stained, or otherwise unsightly.
Shall be exempt from base planting requirements.
May not be lighted or electrified.
Only one sidewalk sign per business location.
8) ACCESSORY SIGNS
a. Readerboards
Letters shall be limited to 6" in height.
Area shall count toward total allowable sign area and shall not exceed 255 of the total sign area.
b. DirectoriesTotal area shall not exceed 8 sq. ft. and shall count toward total allowable sign area.
9) TEMPORARY SIGNS AND GRAPHICS
Temporary signs and graphics are subject to the design standards of permanent signs except where noted.
Includes banners and window-mounted signs (e.g. sale signs, posters, etc.). Exemption: construction signs, real estate sales signs, traffic signs, information signs and political campaign signs.
May only be in place during the time period of the condition or event it is advertising or a three week period, whichever is less.
Must be removed if its condition becomes faded, stained, or otherwise unsightly, but may be replaced if the condition or event it is advertising has not ended or passed.
Must be made of weather-proof materials.
Shall be exempt from base planting requirements.
May not be lighted or electrified.
Only one temporary sign per business location.
Temporary signs shall not be permitted above the first story of a facade.
Light source shall not be visible from the street.
Light source shall be shielded to eliminate glare.
Mounting hardware should be either painted or anodized with a finish in character with the building.
B. Building Lighting
Light source shall not be visible from street.
Light source shall be shielded to eliminate glare.
Mounting hardware should be either painted or anodized with a finish in character with the building.
All building entrances providing pedestrian access during periods of darkness shall be lighted.
C. Site Lighting
All pedestrian walks and parking lots shall be lit for safe passage.
Any lights provided to illuminate any public or private parking area shall be so arranged as to reflect the light away from any abutting or adjacent residential and commercial property.
7. PARKING LOT DESIGN
All parking areas shall be constructed of concrete, asphalt, pavers or other acceptable material approved by the
Commission or designated agent.
All off-street parking spaces shall be delineated by the use of stripping or a method approved by the Commission or designated agent.
All parking stalls shall conform to the dimension standards listed in Appendix B.
An allowance of 25% of the total number of off-street parking spaces required may be identified, constructed and used as compact car spaces.
Compact spaces shall be conveniently located and provided with adequate above grade signage to identify "COMPACT CARS ONLY."
Parking stalls to accommodate the physically handicapped shall be provided in accordance with the State Building Code and shall be conveniently located.
Screening shall be provided as specified in Section 8 Landscaping.
Ingress and egress of parking areas shall be designed with due regard for visibility and safety.
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8. LANDSCAPING
A. General
Existing healthy trees shall be saved where not in conflict with the building locations or required driveways. Site plans shall be arranged so that healthy trees can be saved or transplanted. Trees to be removed shall be inspected by the designated agent relative to compliance with this requirement.
Plantings must be installed with growth characteristics which will provide the required height and sight obscurity within a two-year period.
Screening shall be provided in the form of a hedge, fence, planter box, berm and trees or any combination thereof.
Landscaping shall provide year-round variety in color and composition.
All fixed planters shall be large enough to provide adequate growth area for plantings and protection from dehydration.
Shade trees shall be planted which are not less than 1 ½"-2" caliper size at time of planting. (Caliper shall be measured 6" above ground line).Shrubs shall be a minimum 18" in height at time of planting.
Transitional yards between commercial uses and residential uses shall be landscaped with a random layout of coniferous and deciduous trees and possibly fencing to create a sight obscuring and sound absorbing buffer.
Trees, shrubs, groundcovers and topographic variations (berms) shall be provided to diffuse and buffer street noise, sun exposure, prevailing winds and to control soil erosion.
B. Parking Lot Screening
Three (3) foot inground planters shall be provided between all parking areas of four or more spaces and any street.
A minimum 3' high visual screen shall be provided adjacent to any street. (exception: maximum 2' height within 20' clearview triangle).Provide a 5'-6' continuous screen when adjacent to land uses other than commercial or industrial.
All parking spaces adjacent to planters shall be provided with permanent wheel restraints to guard against vehicular encroachment into landscaped area.
Parking areas of four or more spaces shall be served by an access drive so that no backward movement or maneuvering within a street, except alleys or service drives, will be required.
No access or service drive shall be less than 20' wide for two-way traffic or less than 12' wide for one-way traffic.
A 20' clear-view triangle shall be maintained at all intersections. Said triangle to be formed by connecting points along intersecting property lines measured 20' from the point of intersection.
C. Interior Lot Landscaping
Shall be required on lots of 50,000 s.f. and larger.
Not less than two percent of the total parking lot area, excluding the perimeter landscaping shall be landscaped with interior plantings dispersed throughout the lot and shall consist primarily of overstory/understory trees.
Each separate landscaped planter shall be a minimum of 80 s.f. in area with one minimum dimension being eight feet.
9. MAINTENANCE
All exterior building surfaces, signage and screening materials shall be maintained at the highest level of quality
practical.
Restoration and cleaning of masonry surfaces shall be accomplished only through the use of water detergents, scrubbing and/or chemical agents. Sandblasting shall not be permitted.
Painting of existing masonry or stone surfaces, unless already painted, shall not be permitted. Clear sealants shall be allowed.
All exposed wood trim and decoration shall be protected with primers, paints, preservatives and/or sealants. Prior to the application of these materials, all loose and deteriorated material shall be removed. Semi-gloss or flat latex paints are recommended.
Repointing deteriorated mortar joints should be done with mortar similar to the original in color, texture, and hardness. The style and size of new mortar joints should also match the original.
APPENDICES
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HISTORIC PRESERVATION/DESIGN REVIEW COMMISSION RULES
A. Unless the Chair is appointed by the Mayor, the
Chair shall be elected by the Commission. The Chair, or its designee, shall preside at all meetings.
B. Action shall be by majority vote of the body of the whole.
C. A quorum shall be 5 members or more.
D. The Chair and members present shall vote unless disqualified by conflict of interest. Sec. 22.04(4).
E. Regular meetings shall be held at 4:15 p.m. the first Tuesday of each month. Special meetings shall be at the
call of the chair or request of 3 members. Executive sessions may be held in accordance with State law.
1. Meetings shall be open to the press and the public except Executive Sessions. Action taken at closed Executive Sessions shall be made public on request.
2. The Designated Agent, in consultation with the Chair, shall prepare an agenda for all meetings. Adequate notice of all meetings shall be provided to the press. The notice shall include the agenda and a statement if the meeting is closed to the press and public.
F. Minutes in writing shall be kept by a member
of the City Staff who is approved by the Chair. Minutes shall be approved at the next meeting of the Commission.
Minutes shall be promptly supplied to the Common Council.
G. The "Designated Agent" of the Commission is the City Planner/Designer for architectural design review
and historic preservation, and the Community Development Director for enforcement and clerical/administrative functions
until authority is revoked. Duties are as follows:
1. Perform the first review of an application for a Certificate of Appropriateness and Building Permit. Where the proposal is judged to be in conformance with the provisions of Chapter 22, Stevens Point Ordinance and the Architectural Guidelines, a Certificate of Appropriateness may be issued.
2. Agent(s) is(are) not authorized to deny a Certificate of Appropriateness. Where judgment indicates a Certificate should be denied, the Agent(s) shall refer the application with recommendations to the Commission for its action.
3. Agent(s) may refer to the Commission with recommendations for any application or proposal which is judged to merit Commission review and action.
4. Agent(s) shall have a minimum of one week to investigate and act on an application. This time may be extended by the Commission.
5. Agent(s) shall attend and give a work report to the Commission at each regular meeting including, but not limited to:
a. A descriptive summary of each application filed on the current agenda
b. A descriptive summary (update) of any pending proposals.
c. Report on staff approvals to date.
d. A brief report on the status of Design Review and Historic Preservation matters generally. e.g. Compliance
H. Minutes and Forms.
1. Minutes, files, and records of the Commission and its Agent(s) shall be kept by the Community Development Director to provide those concerned with an accurate record of their proceedings and work. Destruction of these items shall take place by Commission order only.
2. Forms needed to perform the work of the Commission or its Agent(s) shall be designed under the direction of the Community Development Director and the designated agent and approved by the Commission prior to use.
I. The Chair shall control the procedure at Hearings and Meetings. Generally, the order of presentation shall be as follows:
1. Introduction and project description staff
2. Applicant or proponent and witnesses
3. Designated agent(s)
4. City representative
5. Commission witnesses
6. Commissioners and
7. Others
Upon first obtaining recognition and permission of the Chair, any Commissioner may question any speaker at any time. The Chair reserves the right to vary the order of presentation and shall keep them to a reasonable length of time and to the point. After the presentations are closed by the Chair, the Commission shall deliberate without interruption by others present. Action may be taken at the current session or held over for further consideration and action at an adjourned or subsequent meeting of the Commission.
J. All questions not covered by these Rules shall be controlled by the latest edition of Roberts Rules of Order.
APPENDIX E
The primary purpose of Design Review is to protect
and enhance the visual image and property values of Stevens Point. Application for Historic Preservation/Design
Review is required for all exterior changes made to properties within the Design Review District. A concern of
most applicants is the potential for added "red tape" and the resulting delay of their project start-up.
Delay can be minimized by complete submittals of necessary materials and adequate advance communication of intentions.
The granting of a Certificate of Appropriateness by the Historic Preservation/Design Review Commission (HP/DRC)
is only one part of the permit application. An applicant is not authorized to proceed with a project until a building
permit is received from the City Inspection Department. The explanation of the design review process which follows
is intended to supplement and interpret the provisions of the Historic Preservation Design Review Ordinance.
1. PRELIMINARY INQUIRY
The applicant is encouraged to meet with the City's Design Review staff person to become familiar with the City's
design guidelines, review procedures, building and zoning codes, etc. During this meeting, the Design Review staff
person will outline the specific submission requirements for the proposal. If it is determined that the applicant
can satisfactorily meet all the design guidelines and submittal requirements, an application may be accepted at
that time. If the proposed requires further development, an application form will be issued but must be returned
with the design submissions.
2. DESIGN SUBMISSIONS
The applicant must submit a completed application form and presentation materials as determined by the Design Review
staff person during the preliminary inquiry. All submissions are due a minimum of ONE WEEK PRIOR to the regularly-scheduled
HP/DRC public meeting.
3. STAFF REVIEW/RECOMMENDATION
The Design Review staff person will prepare and distribute to the HP/DRC members a report for all proposals submitted.
The purpose of the report is to analyze each proposal based on information submitted and make recommendations to
the Commission.
4. HP/DRC PUBLIC HEARING
A public hearing will be held on the first Tuesday of each month. If necessary, special meetings may be scheduled
subject to Wisconsin Open Meeting Law notice requirements. If an application and related staff recommendation are
to be considered at a public hearing, the applicant or designated representative must be present.
5. CERTIFICATE OF APPROPRIATENESS
Upon approval of an application, a formal Certificate of Appropriateness will be issued. The applicant, in addition,
must secure the necessary permits and approvals from the City Inspection Department and other governmental authorities
having jurisdiction. No construction, reconstruction, or sign erection may commence solely on the basis of approval
by the HP/DRC. No approval issued by the HP/DRC shall be interpreted to authorize any activities which would otherwise
be in violation of the City's codes.
6. APPEAL
Upon receiving a formal determination from the HP/DRC that no Certificate of Appropriateness will be issued, based
upon the applicant's submission, the applicant may appeal any or all parts of the determination to the City of
Stevens Point Common Council. The Common Council will consider the appeal. The outcome of the Common Council reconsideration
may uphold, reverse, or modify the HP/DRC decision.
7. CONSTRUCTION ENFORCEMENT
The Building Inspector has the authority to stop projects that do not comply with the Standards.
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Plot Plan ____ Zoning a) ___ spot elevation b) ___ catch basin location
____ Parking and Drives
a) ___ parking requirements ____ Landscaping
a) ___ landscape coverage ____ Fire Department (if applicable)
a) ___ Fire access drive ____ Lighting
a) ___ Type Building Elevation
a) _____ Building height Signage
a) ____ Free-standing location
____ Scale
____ North Arrow
____ Building Square Footage
____ Lot Coverage
____ Lot Size
____ Property lines
____ Drainage
b) ___ dimensions
c) ___ access to right-of-way
b) ___ existing and proposed plants
c) ___ plants to be removed
d) ___ parking screen
b) ___ Existing or proposed hydrant on property
b) ___ Height
b) _____ Exterior materials
c) _____ Window type
d) _____ Door type
e) _____ Mechanical unit screen
b) ____ Wall sign location
c) ____ Sign Elevation
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