HomeMy WebLinkAboutItem 6 - De Pere Neighborhood Pres Plan01- pa-t-15- �- Pirvil-
September, 2010
Sped6l thanks to the neighborhood resi-
dents of Broadway, Randall and Michigan -
Superior. This document was tailored by
the residents involved in the design pro-
cess, creating a guide for celebrating the
beauty of the area and making it an even
better neighborhood for tomorrow!
U(/CMichael Walsh
Kev' Bauer
James Boyd
Michael Donovan
Robert Heuvelmans
Paul Kegel
Daniel Robinson
Kathleen Van Vonderen
Robert Wilmet
fa�li`cha:el Walsh
Rebecca Afshar
Derek Beiderwieden
James Kalny
Alderperson Kathleen Van Vonderen
Tom Walsh
Alderperson Robert Wilmet
Chair - Mary Jane Herber
Brian Netzel
Gene Hackbarth
Mike Fleck
Alderman Paul Kegel
Tom Monahan
Carla Nicks
Ken abich.
Planning & Economic
Development Director
Larry Delo, City Administrator
Bill Boyle, GIS Coordinator
Kaylin Helm, Planning Intern
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RDG Planning & Design
Martin Shukert, FAICP, Project Principal
Cory Scott, AICP, Project Manager
Ben lwen
Dave Heuring, AIA, LEED AP
Amy Haase, AICP
Nate Dittman
Sonja Carter - Graphic Design
Part One: Neighborhood Analysis and Key Issues. This section includes
a brief analysis of the fabric and character of the entire historic neighbor-
hoods study area and of the three constituent historic districts. It uses this
analysis to identify key issues that affect the future integrity of the three
neighborhoods.
=s Part Two: Maintaining Neighborhood Character, Design and Land Use
Requirements (Regulatory Recommendations). This section identifies spe-
cific elements that should govern public or private sections. These "manda-
tory" requirements may be established through the creation of local historic
districts under the terms of De Pere's Historic Preservation Ordinance, and
may differ somewhat for each of the three historic districts.
/7, _g Part Three: A City/Neighborhood Program to Support Historic
Neighborhoods (Advisory Recommendations). This section presents ideas
that can guide private owners as they consider improvement projects or al-
terations to their properties. It includes a gallery of architectural features
that are characteristic of the three neighborhoods. These recommendations
are not mandatory, but can provide important assistance if owners choose
to take advantage of federal or state tax credits.
z Part Four: Guiding New Investments, Advisory Ideas for Future Private
Improvements (Policy and Project Recommendations). This section in-
cludes recommendations for projects that are largely in the public realm
- streets, sidewalks, street landscaping, lighting, and other projects - that
support the neighborhood conservation efforts of neighborhood residents
and property owners.
/7-p Part Five: Implementation and Next Steps. This section presents steps that
will help both neighborhoods and the city implement the recommendations
of this plan. It also includes references to programs and other tools that
promote neighborhood conservation.
In 2009, the City of De Pere engaged RDG Planning & Design to prepare Neighborhood
Preservation Plans for three historic neighborhoods on the east bank of the Fox River, im-
mediately north of Downtown, all of which are listed on the National Register of Historic
Places. These neighborhoods include the North Broadway, Randall, and Michigan -Superior
National Register Districts. Under the city's Historic Preservation Ordinance, preservation
plans include provisions that guide public and private development, and may propose other
changes to conserve the quality of historic neighborhoods. The specific recommendations
of these plans should adapt to the character and specific needs of neighborhoods and their
residents. To this end, residents of all three districts participated in public meetings to dis-
cuss distinguishing qualities and identify critical features for protection or enhancement.
0&'uccessf,[il conservation policies encourage appropriate improvements, investments, and
public actions that sustain the value and quality of neighborhoods. Each of the three neigh-
borhoods considered in this plan have distinctive qualities, and their development played
an important role in the history of De Pere and the Green Bay metropolitan region. Their
historical roles are ably discussed in the extensive research compiled to support their nomi-
nation to the National Register of Historic Places. Their physical nature - residential ar-
chitecture, street landscape, and relationship to their surroundings - contribute to their
attractiveness as places to live and make them valuable to both property owners and the city
as a whole.
Built environments achieve harmony and coherence when development has respected cer-
tain patterns or relationships over the course of many years. We intuitively recognize and
appreciate this harmony, but have more difficulty trying to define the patterns that lead to
it. These patterns may include such factors as street width and landscaping, land use, size of
buildings, types of materials, location of houses on their lots, and relationship of buildings
to their adjacent street. One of the goals of this document is to define these patterns in the
North Broadway, Randall, and Michigan -Superior districts, and encourage public and pri-
DE PERE NEIGHBORHOOD PRESERVATION PLAN
vate actions that reinforce the character and integrity of individual neighborhoods.
The overall approach of this plan is positive, designed to encourage public and private
actions that make neighborhoods better. However, a plan to conserve the quality of neigh-
borhoods also assumes that changes are possible that could alter and even threaten that
quality. These changes could include land use patterns, street projects, or new buildings
developed on vacant lots that change the time-honored scale or character of residential
streets. Thus, this plan also identifies these possible threats, and establishes policies and
regulations to guard against them.
The purpose of this plan is to ensure that the North Broadway, Randall, and Michigan -
Superior neighborhoods continue to be distinctive, vital neighborhoods for many years. It
recognizes that the development of towns and neighborhoods is a process that residents,
developers, and governments contribute to over time. Based on this, the plan has regula-
tory, advisory, and policy components.
The regulatory component identifies possible threats to the patterns and features that are
central to the integrity of the three neighborhoods, and to provide regulations that address
these threats. These regulations are limited to a small number of serious issues that could
seriously harm the neighborhoods.
The advisory component provides guidance to private property owners as they contem-
plate changes to their own properties and homes, based on the characteristics of their
neighborhood. These ideas do not dictate styles or specific solutions, but instead suggest
a choice of approaches that maintain the harmony and consistency that define these resi-
dential districts. Most residents and property owners understand their responsibilities to
neighbors and want to do "the right thing." This part of the plan provides a gallery of pos-
sible solutions, based on the precedents already found in the three neighborhoods.
The policy component considers actions such as public projects that can support the neigh-
borhood conservation efforts. These policies and projects are often the result of partner-
ships between city government and private property owners.
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NEIGHBORHOOD ANALYSI„S AND ISSUES
21"M
Understanding the issues of the
The three historic districts high-
lighted by this plan are located north of
De Pere's "east banle' Downtown, with
an irregular boundary that extends as
far south as George Street and north to
the Norbertine property on the north
edge of the city. The neighborhoods are
almost entirely residential in use, and
are configured along a regular grid of lo-
cal streets. This street grid rotates south
of Franklin Street, as city neighborhood
plats adjusted their orientation with a
bend in the Fox River shoreline.
PART 1
Major street corridors that serve the three historic neighborhoods include:
North Broadway. North Broadway, a major north -south arterial and Wisconsin High-
way 57 linking De Pere with Green Bay to the north. This is a four -lane facility fronted
by homes north of Cass Street.
Ridgeway Boulevard. Ridgeway Boulevard is a divided local street, providing paral-
lel parking and one lane of traffic in both directions east to Webster Avenue. Ridgeway
continues as a collector through residential areas to the east side of the city. As a result,
Ridgeway has become a conduit of convenience for westbound local traffic to Broadway.
Most homes in the three historic districts are oriented to north -south streets. The neigh-
borhoods also boast extensive tree cover both along streets and on private property. Street
orientation and the quality of this urban forest are important common characteristics of the
three districts. Map One displays the street pattern and building fabric of the three historic
districts, while Map Two illustrates the extent of their urban forests.
The National Register nominations for each historic district describe the history and archi-
tecture of each district in extensive detail. The discussion below briefly summarizes charac-
ter features of each historic district and identifies issues that affect future public and neigh-
borhood policy and potential regulation. Map Three identifies the historic significance of
each structure in the districts.
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NORTH BROADWAY HISTORIC DISTRICT
CHARACTERISTICS
�Single street district with lots oriented to North Broadway. Location at the north edge of
De Pere along a major metropolitan corridor paralleling the Fox River, marks the district
as a gateway to the city.
�Traditional pattern of large, deep lots along both sides of North Broadway north of Fulton
Street. Deep lots north of Fulton Street have been subdivided to provide rear access lots
with a river orientation.
�Density gradient from south to north, with higher density and building coverage to the
south and large, mansion -quality lots on the north. Large lot frontages and relatively
deep front yard setbacks are important definers of street quality.
Variety of residential architectural forms, including high styles along this portion of De
Pere's "gold coast.' Nineteenth and early 20th Century development of most of the North
Broadway frontage, with contributing historic structures built between 1836 and 1923.
1SWUM
�Possible continued subdivision of lots on the east side of North Broadway north of Mor-
ris Street alignment. If this trend continues, an additional North Broadway access will be
required, with a possible impact on the street frontage.
Possible division of lots with large frontages on North Broadway, with consequent impact
on the rhythm of the street and spacing of structures.
Possibility of increased traffic loads along Ridgeway Boulevard, leading to future war-
rants for signalization at the Ridgeway and North Broadway intersection.
�Continued traffic volumes and operating speed of traffic along North Broadway.
�Development of open sites, including corner lot at Randall and North Broadway.
�Preservation of high -style residential architecture along the street.
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DE PERE NEIGHBORHOOD PRESERVATION PLAN
RANDALL HISTORIC DISTRICT
CHARACTERISTICS
�Multiple street district, generally including one block north and south of Randall Avenue.
Most structures are oriented to north -south streets, with the exception of houses oriented
to Ridgeway Boulevard.
�Contemporary "suburban" pattern of moderately -sized to large single-family lots with-
out alleys.
�Constant density throughout the district, with building coverage and lot size intermedi-
ate between the large -lot pattern of the North Broadway district and the small -lot, high -
density configuration of the Michigan -Superior district.
�Surrounded by other residential land uses on all sides, and less affected by possible land
use or density changes than the North Broadway or Michigan -Superior districts. Low -
density, contemporary residential streets along Glenwood Avenue and Lawton Place are
outside the historic district, but frame it on the north.
�Diverse residential architecture, with both period and more contemporary, post -World
War II design.
Significant topography, grading down from Ridgeway Boulevard.
ISSUES
�Potential future traffic loads along Ridgeway Boulevard, leading to possible street wid-
ening or other capacity improvements along the street. Additionally, street lighting is
relatively poor along Ridgeway. Ridgeway is a residential boulevard through the Ran-
dall district, and traffic -related changes would have a substantial effect on neighborhood
quality.
�Development of open sites, including a site on Oakdale north of Randall.
�Possibility of additional subdivision of large lots in the district.
�Maintaining reasonable architectural harmony that respects diverse residential building
forms.
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MICHIGAN—SUPERIOR HISTORIC DISTRICT
CHARACTERISTICS
�Multiple street district with irregular boundaries. Most structures are oriented to north -
south streets, including Wisconsin, Michigan, Superior, and two blocks of Huron Street.
Small urban lot configuration, with intervening north -south alleys. The local street grid
shifts between Franklin and William Streets.
�Constant density throughout the district, with relatively high lot coverage. Small set-
backs establish a consistent building line and strong street orientation to primary north -
south streets.
�Commercial land uses on the west and south sides of the historic district include the rear
wall of ShopKo along Michigan Street, and the smaller scale buildings along and north
of George Street.
�Primarily single-family residential, with some duplex and small multi -family residential.
Largest structure is a school building converted to offices on Superior Street between
William and Franklin Streets.
�Diverse residential architecture, dating from nineteenth century. A prevalent housing
type includes finely scaled 1-1/2 story houses with gable roofs and ridgelines perpendicu-
lar to fronting street. Materials include both clapboard and masonry.
ISWIlE
�Preserving a strong residential setting at the boundary of residential and commercial uses
on the south and western edges of the historic district, including protecting against en-
croachment of non-residential uses into the residential fabric.
�Ensuring that infill development on vacant lots is consistent in use and scale with other
structures in the historic district.
�Providing guidance that provides property owners with both flexibility and affordable
options in making home improvements while maintaining the historic quality of the
neighborhood.
In common with the other districts, maintaining Ridgeway Boulevard's character as a
low -speed residential boulevard.
�Softening the edge of the ShopKo interface with the residential east side of Michigan
Street.
�Possibility of acquisition and demolition of small lot single-family houses to assemble
larger lots.
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MAINTAINING NEIGHBORHOOD CHARACTER
PART
Regulaloty Recommendations
Part One identified significant features
and potential issues for each of the three
historic districts within the study area.
This analysis helps to define potential
changes that could have a negative ef-
fect on the long-term health of these
three neighborhoods. Control over
these changes will help provide greater
certainty about the future of the histor-
ic districts and provide a stable environ-
ment for future homeowner investment.
On the other hand, mandatory controls
should be kept to an absolute minimum,
restricted to a few possible items that
could have the greatest negative impact.
LAND USE CHANGE
�Two historic districts include borders with non-residential land uses and are vulnerable
to potential expansion of these uses into a primarily residential fabric. These involve:
The southern and western edges of the Michigan -Superior district between George and
James Street on the south and along Michigan Street along the edge of the ShopKo prop-
erty.
The southern edge of the North Michigan historic district between William and Franklin
Streets.
Possible non-residential expansions through rezoning or other use changes can make hom-
eowners uncertain about the future nature of the neighborhood, consequently discouraging
reinvestment. The plan recommends that the following provisions be adopted as manda-
tory requirements in the two historic districts, potentially as part of an ordinance establish-
ing local historic districts:
MICHIGAN-SUPERIOR
�New non-residential uses are not permitted north of James Street.
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Critical items that should be the
subject of specific regulation
include:
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Between George and James Street, low impact office uses maybe permitted if they occupy>
existing houses, business identification signage does not exceed four square feet, parking
requirements are satisfied with off-street facilities, and no parking is located between the
front facade of the structure and the right-of-way line.
Any conversion from residential to non-residential use is reviewed and approved by the
Historic Preservation Commission for compatibility with the architecture and scale of
the neighborhood.
NORTH BROADWAY
�New non-residential uses are not permitted north of Franklin Street.
Between Franklin and William Street, low impact, non-residential uses maybe permitted
if they occupy existing structures, business identification signage does not exceed four
square feet, parking requirements are satisfied with off-street facilities, and no parking is
located between the front facade of the structure and the right-of-way line.
Any conversion from residential to non-residential use is reviewed and approved by the
Historic Preservation Commission for compatibility with the architecture and scale of
the neighborhood.
16
DE PERE NEIGHBORHOOD PRESERVATION PLAN
RIDGEWAY BOULEVARD
Ridgeway Boulevard is an important image feature for all three historic districts. Widen-
ings or other projects that could compromise its character in favor of higher or faster traf-
fic flow would have highly adverse effects on all three neighborhoods, but would have the
greatest impact on the Randall Historic District. Therefore:
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Critical items that should be the
�Ridgeway Boulevard should be identified as a major contributing factor to the character
subject of specific regulation
of all three historic districts and its preservation in current configuration should be re-
include:
quired as part of any local historic district designation.
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�Ridgeway Boulevard should be maintained as a residential boulevard with a landscaped
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median, one through traffic lane in either direction, and parallel parking within its cur-
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rent curb width.
In addition, the city, in partnership with adjacent neighborhoods, should pursue a Ridge-
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way Boulevard enhancement program, described in Part Three.
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SUBDIVISION OF LARGE LOTS
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Subdivision of large lots is a most significant issue for deep parcels along the west side of
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North Broadway, and has already taken place north of Franklin Street. Additional subdivi-
sion will require Planning Commission and City Council approvals, but should be subject
to the following additional requirements:
New lots created by subdividing or splitting existing lots will not increase the visual den-
sity or otherwise affect the pattern and distribution of structures with direct visual expo-
sure to North Broadway. All new lots will be created to the rear of existing North Broad-
way lots.
New lots will be served by a permanent north -south access easement or dedicated right-
of-way. This easement will be connected to North Broadway with no more than one ad-
ditional access point. If possible, this access point should align with existing east -west
streets, specifically Ridgeway or Randall.
The Historic Preservation Commission will review the configuration of subdivided lots
and design of new buildings on such lots for consistency with the character of North
Broadway and the architectural forms of the North Broadway historic district.
DEMOLITION
Demolition of existing structures and their replacement by new houses, sometimes on large
lots created by consolidation of two or more smaller lots, has been a trend in some well -
located neighborhoods. In other cases, houses or other structures that could be feasibly
rehabilitated or restored are demolished without pursuing alternatives. Unnecessary de-
molitions can begin to erode the fabric of historic neighborhoods. The city's Historic Pres-
ervation Ordinance provides for a delay in demolition of up to six months to pursue reha-
bilitation and reuse options. This demolition delay should be maintained as a requirement
of local historic designations for any of the three historic districts.
17
ARCHITECTURAL COMPATIBILITY OF NEW CONSTRUCTION
New construction on infill sites can both damage the character and integrity of any of the
three historic districts, or enhance them by creating modern adaptations of their forms and
materials. The Historic Preservation Commission includes members with a variety of skills
that can help to ensure that new construction on vacant lots is compatible with the exist-
ing architecture and scale of the three historic districts. The Commission should have the
power to review, modify, and approve the exterior architectural design and siting of new
construction on vacant lots or on lots created by demolished structures within local historic
districts in the study area. The gallery of images included in this plan provides a directory
of forms with precedents in the three neighborhoods.
STREET ORIENTATION
Houses and other primary structures in all three historic districts are strongly oriented to
their adjacent frontage streets. In a few cases, side entrances and unarticulated front fa-
cades demonstrate the negative visual effect of turning away from the street. Therefore:
Any new house or primary structure developed in the area's three historic districts should
be oriented to its primary street, with its primary entrance facing that street and connected
directly to the private sidewalk.
GARAGES ALONG STREETS
In historic neighborhoods, street frontages should be dominated by primary living spaces
rather than garages and driveways. So-called "snout houses; where garages extend in front
of the primary front facade, are incompatible with the rhythm and character of residential
streets in these three areas. Therefore:
Any new house or new garage construction on an existing house should be set back at least
10 feet from the line of the house's primary front facade.
The following table summarizes the applicability of each of these regulations to specific lo-
cal district designations within the study area. These provisions represent the complete rec-
ommended scope of mandatory regulations, unless the scope is expanded with the agree-
ment of a simple majority of the property owners within a locally designated district.
Regulation
Applicability to
North
Broadway
Randall
Michigan -
Superior
Land Use Change
Yes
NA
Yes
Ridgeway Boulevard Preservation
Yes
Yes
Yes
Subdivision of Large Lots
Yes
NA
NA
Demolition Delay
Yes
Yes
Yes
Architectural/Site Review of New Primary Structures
Yes
Yes
Yes
Front Street Orientation
Yes
Yes
Yes
Garage Setback
Yes
Yes
Yes
Review and Approval of Major Exterior Alterations of
Existing Structures
Yes, with
neighborhood
approval
NA
NA
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Critical items that should be the
subject of specific regulation
include:
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A CITY/NEIGHBORHOOD PROGRAM
TO SUPPORT HISTORIC NIGHBORHOODS
Advisory Recommendations
This section addresses cooperative efforts
that the city, in association with neigh-
borhoods, should consider to support
the value of its historic districts. These
efforts fall into four categories:
Neighborhood Identification
Ridgeway Boulevard Project
Design of the Street Environment
Streethghting
Commercial Buffering & Landscaping
NEIGHBORHOOD IDENTIFICATION
Neighborhood identification efforts, such as special street signs, gateways, and markers,
build neighborhood cohesion, call attention to the quality of special districts, and make his-
toric neighborhoods more marketable. De Pere has begun this process by installing special
street signs identifying these three historic neighborhoods as National Register districts.
Other actions the city and neighborhoods should consider include:
�Renaming. Residents of the Randall and Michigan -Superior Historic Districts expressed
a desire through this planning process to use original addition names to identify their
neighborhoods in the future. These original names were "Urbandale" for the Randall
District and "Irwin" for the Michigan -Superior District.
Neighborhood Entrance Signs. Attractive and architecturally compatible signs at key
neighborhood entrances would complement existing street signs that mark the National
Register Districts.
RIDGEWAY BOULEVARD
Ridgeway Boulevard is a critical to a quality public environment for all three historic dis-
tricts, and should continue as an attractive, low to moderate -speed and volume neighbor-
hood collector. The Ridgeway Boulevard program includes measures to calm traffic, im-
prove landscaping and street lighting, and enhance the street's pedestrian quality. Figure 3.1
illustrates strategies for physical improvements that are described below:
�Nodes. Establish nodes (curb extensions) at intersections along Ridgeway Boulevard.
This calms traffic by reducing the perceived width of the street at the intersection and
preventing cars from attempting to pass slower vehicles at intersections. It also reduces
the distance that pedestrians must negotiate as they cross the street and provides oppor-
tunities for additional street landscaping.
�Medians. Ridgeway's existing median breaks the scale of this relatively wide street and
contributes to its quality as a park -like corridor. Additional landscaping should filter but
not block a motorist's view of the opposing street channel. This is effectively done by
combining low-level and overstory plantings. Flower and ornamental plantings should
be employed to add color.
�Gateway signage. Neighborhood entrances off Ridgeway are good locations for special
neighborhood identification signs described above. Monument signs could also be uti-
lized in the median to define the boulevard as a distinctive place in its own right. Street
signs along the boulevard may also be upgraded or use thematic elements.
�Street Lighting. Street lighting along Ridgeway appears inadequate to provide reason-
able night visibility. A lighting program should be executed, using thematic fixtures and
poles. Gateway signage may also be a source of subtle lighting. Thematic lights should
be designed to focus light at street and sidewalk level.
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DE PERE NEIGHBORHOOD PRESERVATION PLAN
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Signalization at North Broadway intersection. In the future, a traffic study maybe war-
ranted for the intersection of Broadway and Ridgeway Boulevard to determine the need
for a traffic signal. A signal may slow traffic on Broadway to some degree, but could cause
additional traffic to use Ridgeway Boulevard. Neighbors prefer that the intersection not
be signalized. A priority should be placed on strategies to relieve Ridgeway Boulevard
traffic to avoid signalization.
Street trees. Trees should be planted to restore the tree canopy along the street. Each
property should ultimately have a minimum of one tree placed in the tree lawn between
the sidewalk and curb. Tree plantings should utilize diverse species suited to northern
street environments, and avoid overuse of a single tree type.
Bury Overhead Wires. During street improvement projects, overhead utility wires
should be buried, when possible.
DESIGN OF THE STREET ENVIRONMENT
Streets and public rights of way account for 20 to 25% of the total land area covered by the
three historic districts, making the design of the street environment very important to the
overall quality of these neighborhoods. While Ridgeway Boulevard warrants special com-
munity consideration, the study area's other streets are equally important as the public face
of individual houses. Elements of the streetscape include landscaping, paving materials,
lighting, street furniture, signs, and similar features. In these three districts, with dominant
tree cover and front yards, a "green street' concept, merging street landscape and sustain-
able design, is especially relevant, and presents significant advantages that include:
�Improved traffic safety. Green streets create more pleasant pedestrian and vehicular en-
vironments that reduce stress and calm traffic. Green streets can help restore civility to
our local travel environment.
�Increased property values. Home values are enhanced by attractive, well -landscaped
streets, especially given the dominant orientation of homes in the three historic districts.
Unattractive or poorly landscaped major corridors cause properties to turn away from
them, producing blank walls and reducing the street's sense of security, comfort, and
neighborliness.
�Increased pedestrian and bicycle access. Green streets are friendly to pedestrian and
bicycle transportation, creating complete access environments that safely and attractively
accommodate both motorized and non -motorized transportation. Complete streets use
landscaping to help define good spaces for the slower speeds of pedestrian and bicycle
transportation.
�Better stormwater management. Tree canopies and landscaped areas can increase the
permeability of street right-of-ways and help manage major storm loads.
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DE PERE NEIGHBORHOOD PRESERVATION PLAN
A green streets program applicable to the three historic districts and exportable to other De
Pere neighborhoods is implemented by:
New tree installations. Street trees should be planted at regular but not rigid in-
tervals in the parkway or tree lawn strip between curb and sidewalk. Spacing de-
pends on the crown size, root structure, and maintenance needs of individual speci-
mens. Tree plantings may be relatively informal depending on context, and need not
be at the same interval in every situation. The City of De Pere's Street Tree Program
through the Park, Recreation and Forestry Department provides trees in the spring
and fall. The City assist homeowners in selecting and planting the tree in the parkway.
Tree selection is important. Trees should also be resilient and appropriate to their sur-
rounding neighborhood environment. Diversity of tree plantings is very important, be-
cause an over -reliance on a single species can destroy the neighborhood's entire tree can-
opy. Elms and oaks continue to be threats in Wisconsin, while ash borers are an emerg-
ing concern for these neighborhoods.
�Street tree maintenance. De Pere's Forestry Department will prune all trees planted be-
tween the curb and sidewalk. Property owners should alert the department when prun-
ing is necessary. The Forestry Department will also instruct homeowners how to prune
trees on their private property. The Forestry Department's contact number is 339-8362.
Private owners doing their own work should:
Avoid "topping off" trees. It makes them susceptible to disease the insect attacks.
Avoid pruning elms and oaks between April 1st and October 1st. Pruning these
trees during this period makes them susceptible to disease.
Alley maintenance. Alleys are important to the Michigan -Superior district, with its
small and relatively narrow lots and rear -access garages. Unmaintained alleys impair vis-
ibility, cause property damage and obstruct emergency and service vehicles. Alleyways
should not be obstructed by brush. Private property owners should prune vegetation
back to at least one foot behind the edge of the path and ten feet above it.
Best stormwater management practices. These techniques include rain gardens, drain-
age swales, or wetlands, and can be developed both by individuals and public/private
actions. These can increase the amount of green space and improve the appearance of
streets in the neighborhood. More importantly, they control stormwater runoff from the
neighborhood into Fox River. Private property owners may elect to work with the city to
establish these features.
Landscaping. The landscaping plan should respond to the individual buildings and
neighborhoods, and may be guided by a neighborhood landscape master plan.
23
�Sidewalks. Sidewalks in De Pere's traditional neighborhoods were typically set back be-
hind an eight foot parkway strip, providing enough space for street trees and providing
a sense of layering of the vehicular and pedestrian environments. In De Pere and other
cities, newer subdivision practices reduced the size of the parkway, consequently reduc-
ing the generosity and green quality of the street and the comfortable separation of pe-
destrians and motor vehicles. New sidewalks established in the historic districts should
continue to respect a six to eight -foot minimum sidewalk setback. Minimum sidewalk
widths for neighborhood streets are four feet wide, with a desirable width of five feet. All
sidewalk intersections should meet ADA design standards.
STREET LIGHTING AND UTILITIES
Additional street lighting is required along Ridgeway Boulevard and may be needed along
local neighborhood streets in the historic districts. Fixtures should be used that are con-
sistent with the historic quality and precedents of the neighborhood, and efficiently direct
light to the sidewalk and street plane, limiting light into adjacent buildings. Fullcut-off or
cut-off fixture optics focus the observer's eye on the illuminated surface below the fixture.
Efficient light sources can achieve equivalent lighting levels with lower energy use. Their
scale, spacing and style of the fixtures contribute to the visual tone of the street. Recom-
mended lighting for districts with historic quality includes:
Dorchester Luminaires supplemented by roadway lighting. Most of downtown De
Pere utilizes Dorchester luminaires. This lamp design was popular in the 1800's when
Victorian styles were matched with the soft glow of gas lamps. Later, these gas -fired fix-
tures were replaced by electric lamps. Current installations collect insects. These lamps
and future installations should be routinely cleaned and maintenanced.
Acorn Luminaires. Acorn -style lighting is frequently used in historic neighborhoods.
Fixtures should be selected with reflecting optics that direct light to the ground.
Bury Overhead Wires. During street improvement projects, overhead utility wires
should be buried, when possible.
Cut—off {fixture iK ZoWKtomt
�orckester L.uwtiHAire
24
DE PERE NEIGHBORHOOD PRESERVATION PLAN
COMMERCIAL BUFFERING AND LANDSCAPING
The large ShopKo structure along Michigan Street contrasts sharply with the fine residen-
tial scale of the east side of the street. A significant buffer yard screens the long rear wall
of ShopKo from the residential street. However, landscaping could be improved and the
rear elevation should be redesigned to complement neighborhood quality. In addition, the
store's truck loading area is accessed directly from and visually exposed to Michigan Street.
The curb cut into the loading area should be significantly reduced and techniques such as
a screen wall with landscaping should be used to reduce impact on the neighborhood. The
city, ShopKo, and the neighborhood should cooperatively develop and implement a master
plan that addresses the neighborhood/commercial interface, addressing the store elevation,
bufferyard landscaping and utilization, and loading area screening.
25
26
Sri
tm///
i
GUIDING INVESTMENTS
........PART me
Advisory Ideas.forFuluxe
Private Improvements
Over time, homeowners make changes
to their houses that both improve them
and adapt them to their individual needs.
Indeed, this plan should help create an
environment that encourages continued
upgrading and reinvestment in the hous-
ing stock of these three important neigh-
borhoods. In historic districts, the over-
all visual quality of the neighborhood is
also an important determinant of value
- the whole is more than the sum of the
parts.
This section provides advisory recommendations that will be valuable to property owners
as they contemplate home improvements. These ideas can help ensure that projects that
improve individual properties also enhance the character of the entire neighborhood.
The North Broadway, Randall, and Michigan -Superior districts are listed on both the Na-
tional Register of Historic Places and the Wisconsin state register. Both of these designa-
tions provide significant incentives for historically appropriate rehabilitation or improve-
ments. Federal investment tax credits are generally limited to income -producing proper-
ties, while the State of Wisconsin offers a 25% investment tax credit against state income
taxes for approved rehabilitation or improvement of owner -occupied houses. Projects
seeking state tax credits require review and approval by the Wisconsin Historical Society's
Division of Historic Preservation. While this section is not a comprehensive guide to his-
torically appropriate reuse, it can offer valuable assistance and precedents to applicants for
these important tax incentives.
This discussion divides recommendations into Site Recommendations, addressing the loca-
tion of buildings, additions, and accessory buildings on a lot; and Building Additions, ad-
dressing issues that are part of the facades of buildings themselves. It is concerned entirely
with exterior improvements, although building codes and other city ordinances may estab-
lish specific requirements for interior improvements, and internal plumbing, mechanical,
and electrical work. This plan also includes a gallery of images from the neighborhood that
owners can uses as they consider alternatives for their own homes.
28
DE PERE NEIGHBORHOOD PRESERVATION PLAN
SITE RECOMMENDATIONS
The character of a neighborhood can be assessed by the types of uses within it, then
evaluating the architectural qualities of the buildings within each use type.
SITE DEVELOPMENT PATTERNS
Relationships between buildings and between buildings and blocks can define
neighborhood character. Style, setbacks, building spacing, and the scale of build-
ings, driveways, accessory buildings, landscaping, and accessory buildings should
be considered. Homes built before 1960 often had detached garages, although some
homes had attached garages. Figures to the right show different placements of garag-
es found in the neighborhood, which in turn affect the amount of paving and loca-
tion of driveways on the lot. Future developments in historic neighborhoods should
be consistent with existing relationships of primary and accessory buildings such as
garages on the lot.
1. Single-family Detached (interior lot). An individual dwelling for one family lo-
cated on a lot with a garage detached from the dwelling. The driveway is next to
the primary dwelling.
2. Single-family Detached (with alley). An individual dwelling for one family lo-
cated on a lot with a garage detached from the dwelling. Drive access is from the
alley.
3. Single-family Detached on Corner Lots. An individual dwelling for one family
located on a lot with a garage detached from the dwelling. Drive access is from
the side street.
4. Single-family Attached. An individual dwelling for one family located on an in-
dependent lot with a garage attached to the dwelling.
5. Vacant Lot. A lot with no development.
29
BEST PRACTICES FOR IMPROVEMENT
The following standards ensure desirable relationships between the home (principal
use) and garage (accessory use). Figures to the right show the setback distance for
typical lots in a historic neighborhood.
Infill Development and New Construction. Future development should follow
the existing development pattern found in the neighborhood and, more impor-
tantly, follow setbacks and street orientations established by neighboring proper-
ties.
Garage (accessory use). The garage should be set back behind the face of the
house by a minimum of ten feet. Many detached garages are 60-70 feet behind the
face of the building. Design of accessory uses should clearly be secondary to the
principal use. Materials and forms employed in the design of the accessory build-
ing should reflect the design of the primary structure. When possible, windows,
doors, and dormers can be used to create architectural interest. Very large garages,
accommodating three or more cars, are generally inconsistent with the scale of his-
toric neighborhoods and should be avoided. As a general rule, detached garages
should range from about 25 to 40% of the floor area of the principal structure. Ex-
ceptions may be very large lots with large houses.
�Driveways. No two side driveways should be placed next to each other. Gener-
ally, single lane drives should extend 20 feet into the property before opening to
two lanes. Properties that have adequate alleys should use the alley for rear garage
access.
Additions. Additions to a building should respect the historic qualities of the
building. Additions to the rear of the building do not influence the personality of
the buildings relationship to the street and surrounding property. Generally, the
facade facing the street should remain intact, and alterations should be consistent
with the buildings existing style.
�Landscaping. Grass and shrubs should be maintained.
30
DE PERE NEIGHBORHOOD PRESERVATION PLAN
BUILDING RECOMMENDATIONS
The North Broadway, Randall, and Michigan -Superior National Register Districts display
a variety of architectural styles that, despite their diversity, achieve a high level of harmony.
Some historic residential districts are marked by a consistent architectural theme (such as
the Victorian architecture of the 19th century or Tudor -revival styles that characterized sev-
eral landmark American residential districts of the first quarter of the 20th century. The di-
versity found in these three historic districts offers owners a great deal of freedom as well as
significant challenges to achieve the right look and scale. It also makes it extremely hard to
define specific standards or vocabularies that meet all conditions and needs. In considering
building improvements to homes in the three neighborhoods, it is important to:
Look carefully at your house design itself - its materials, doors, location and rhythm of
windows, roof shapes, and porches - and, as much as possible, remain true to these ma-
terials, patterns, and proportions.
�Look at the rich architectural variety of the neighborhoods, and see what other home-
owners have done over time. A very important part of this plan is its inventory of archi-
tectural forms found in the three neighborhoods.
Categories of home improvement projects that affect the exterior envelope of the building,
the primary concern of this discussion, include:
Preservation. Actions that save the existing form, integrity and materials of the struc-
ture.
Restoration. Actions that accurately recover the form and details of the building and its
setting as it appeared at a particular time by removing alterations or damaged sections.
�Rehabilitation. Actions that return a property to a state of utility or code compliance
through repair or alterations that establish or retain a contemporary use while preserving
those portions or features of the property which are significant to its historical, architec-
tural and/or cultural value.
New Construction. Infill development, additions, and accessory buildings.
31
BEST PRACTICES FOR IMPROVEMENT
Distinctive features, finishes, and construction techniques or examples of craftsmanship
that characterize a building should be preserved, within the ability of homeowners to afford
them. Often, contemporary, affordable materials can be used that simulate the general look
and quality of historic structures. For example:
�Steel and vinyl sidings now are generally available with narrow profiles that have the same
scale of traditional clapboard siding.
Window inserts can be used that give windows the street appearance of small panes of
glass at a more affordable cost.
Using historical materials and techniques is always preferable. However, in the real world,
many of us do not have unlimited resources. Affordable restoration in an historic district
often involves doing the best we can to respect the most important patterns and features of
our architectural heritage.
The following general guideline can assist owners in improving elements of their homes.
�Interiors. This Neighborhood Preservation Plan does not address improvements to the
interior of the building.
Massing and Elevation. In the street elevation of a building, the proportion between the
width and height in the facade should be consistent with the patterns found in the sur-
rounding neighborhood. For example, a three-story addition with direct street expo-
sure in the urban -scale of the Michigan Superior district, and its relatively narrow, high -
density homes, would be inconsistent with the existing quality of this historic district.
Generally, height of a building equals the average of the ridge height and cave height for
gable and gambrel roofs.
Siding. Narrow profile clapboard siding was typical of historic, wood -frame structures.
Post 1950 houses typically used a wider profile siding, achieving a more horizontal el-
evation. While original materials are preferable, contemporary vinyl and steel siding
products have narrow profile options that can achieve a more "historic" look. The pro-
file should be sloped rather than stepped for greater consistency with the appearance of
clapboard siding.
AV
Top: JGood example o f uiK8l sidiK9.
'Pottowt: Zutck y.Ap profile is discourA9ed
iK kistoyic Kei9kborkoods.
32
DE PERE NEIGHBORHOOD PRESERVATION PLAN
Windows and Doors. The proportions and relationships between doors and windows
in the street facade should be visually compatible with the buildings and neighborhood.
The images above and the Gallery of Homes, beginning on page 36, shows the styles and
types found in the neighborhood. Other considerations include:
Type. Hinge doors should be used on front elevations, and sliding glass doors, if
used, should be reserved for rear and side yard elevations. Most 1950 houses used
double -hung windows, and window replacements should use consistent styles. As
in most cases, exceptions exist. For example, Frank Lloyd Wright was famous for
introducing casement windows to his great prairie houses of the late 19th and early
20th centuries. Casements and picture windows were more typical of houses built
after 1950, and are consistent with homes of that historic period. It is important to
look at the neighborhood surroundings for traditional precedents and to try to emu-
late these patterns to the greatest degree possible.
Materials. Painted or stained wood, hardboard, or metal doors are preferred. The
color of the door should be consistent with building's existing paint scheme or ma-
terials.
Placement. The height of windows match the door height. Windows on upper lev-
els have similar profiles.
QaAlit8 exAmples o f windows AKA doors
used iK tke kistoYic Kei9kborkoods, iK6llAdiK9
exAmples o f double, triple, AKA +AAAYuple
(NiKAo(Ns AYYAK6eA toytkeY.
33
Roof. The design of the roof should be visually be compatible with the surrounding
buildings and neighborhood. The Gallery of Homes Tour identifies the various styles and
roof shapes found in the area.
Form. Buildings should attempt to have one primary roof form. Secondary roofs
for additions and porches, dormers, bays, gables and hips should be consistent with
the principal structure. Roof forms associated with modern architecture such as
shed roofs or flat roofs are generally not consistent with the character of these three
specific historic districts, although some modern homes are found along Glenwood
Avenue north of the Randall Historic District.
Material. A variety of roof materials are found in the historic districts, and recom-
mended precedents include composite shingles, slate or simulated slate tiles, clay
tiles, and other compatible roof materials. Shingle colors should be relatively muted,
although there are exceptions to this general recommendation. Typically, prefin-
ished metal roofs are not consistent with De Pere's historic architecture, although
continued product development can continue to change the range of recommended
materials. Additionally, coarser roof materials such as shake shingles are not com-
patible with neighborhood precedents and should not be used.
Gables and Sheds. Gables or shed dormers should not be mixed together.
Good examples o f root toym beiK6 coKsiAeKt
betWem priWAr.8 AKA secoKAAr8 roots.
1. Gable with dormers
2. Hip roof with dormers
3. Gambrel with shed dormers
4. Gable with dormers
5. Gable with attached building
6. Gable roof
34
DE PERE NEIGHBORHOOD PRESERVATION PLAN
Color. House color is a highly individual preference. Most houses in the three historic
neighborhoods are painted in relatively neutral palettes of white, grays, blue -grays, tans
and earth tones, light yellows, and light greens. Some houses use more saturated accents.
Published color palettes and paint families for period architecture, available through
leading paint stores, provide excellent color choices that add variety while remaining
consistent with neighborhood quality. Also visit the National Trust for Historic Pres-
ervation website at wwwpreservationnation.org/about-us/partners/corporate-partners/
valspar for more information.
Brick and Stone. Many of the homes of the three historic districts include brick and
stone as principal exterior materials. Typically, brick should not be painted unless it
has been previously painted or has been damaged by previous treatments. Brick should
never be sandblasted, because sandblasting removes the fired surface of the exterior and
weakens the integrity of the brick. If brick is cleaned, cleaning should be done by the low-
est impact method available.
�Porches. Homes in the three districts used porches frequently and included a num-
ber of forms. Some porches are ornamental, while others were intended to pro-
vide outdoor living rooms, providing a view of the passing street scene. Some porch-
es used classical columns to support their roofs while others are much more utilitar-
ian. If porches or porch structures are added, compatibility with the structure of the
house is paramount. The porch should look like it was part of the original design of
the structure. Thus, a gable roofed porch on a gable -roofed home is appropriate, but
a flat -roofed porch, while potentially inexpensive, is unlikely to harmonize with the
form of the house. Enclosing porches, although practical for living space, detracts from
the historic quality of the porch being the primary design element and is not advis-
able. Again, references to precedents in the neighborhoods will be very helpful. Note
the consistencies between roof forms and materials, and work to repeat these patterns.
Top: Tke opeK porck is tke primAr8 desi9K
tektwe for MAK8 kistoric komes.
'Pottom: Good exAmples o f color. also
refer to tke XACOKA1 Frost for +listoric
In some cases, people will enclose open porches. While this can provide additional ?yeSey.Ukiowa website for suitAble colors.
weather -protected space at relatively low-cost, it often compromises the appearance of
the house. Great care must be taken in the design of enclosed porches that affect the front
elevation of homes.
"GALLERY OF HOMES"
The following gallery will provide guidance to property owners in considering precedents
and options for their own homes. Map 4.1 displays an address key to the three neighbor-
hoods, while the gallery includes photographs of each of the homes in the study area. The
best practices in appropriate design are found in the existing neighborhood environment.
We hope that this gallery helps people see their neighborhood in new ways, and investigate
its architectural forms in greater detail.
35
36
DE PERE NEIGHBORHOOD PRESERVATION PLAN
Ao)ctk -BY-OAANA8 Aeijkboy- kooA
400 N. Broadway
NaHoinall Silyllc
432 N. Broadway
liallHainalic
191
448 N. Broadway
NaHoinall Silyllc
403 N. Broadway
Gircclk Rcv�vall
434 N. Broadway
11 ouirsquairc/Pirandc
449 N. Broadway
Cir a 11 s irn a ir n
409 N. Broadway
Gircclk Rcv�vall
431) N. Broadway
Ilcidod Rcv�vall
1)03 N. Broadway
ColloinkAll RcvOvall
37
E�EJml
'OY-tk 'by-OAANA�b xeijkbOY-kOOA
508 IN. Broadway
IVA mclodain
519 N. Broadway
Crar'If smain
526 IN. Broadway
Garrhon Colonial Revivall
615 N. Broadway
AmmicarWommIuairc
514 IN. Broadway
Ilirandc/ll ouirsquairc
521 N. Broadway
Dullch ColloinIall
602 N. Broadway
Qmmn Anne
620 N. Broadway
Second hmIfs hrc
r—KAMFle, color mix betNeepi
trim ApiASiAim.
5 IN N. Broadway
Qmen Anne
524 IN. Broadway
Folk NMNmdl
605 N. Broadway
Ndoir
621 N. Broadway
Qmen Anne
38
DE PERE NEIGHBORHOOD PRESERVATION PLAN
Aoytk 'by-OAANAI�i 'neijkboy-kooA
625 N. Broadway
HaHanalic
639 N. Broadway
A kk TylIc
101 N. Broadway
Greek ReAvall
121 IN. Broadway
Qwen Anne
631 N. Broadway
NWWn& S111c
640 N. Broadway
Ilk TomAin
112 IN. Broadway
WOOK Modem Cransmain
126 IN. Broadway
NWWn& S111c
632 N. Broadway
Nno Chsdca! ReAvall
104 IN. Broadway
HaHanalic
120 IN. Broadway
Wook 4;:o1orma! ReMall
806 N. Broadway
Toorian ShOgind
39
E�E::Jml
'NOY-tk
ki
ao/m.Broadway
sngUshTud"r
9oaIN. Broadway
me"c|ass|ca|
405FrankUnsil.
c"|"n|a| nev|va|/ m"dem
alam.Broadway
Queenxnne
m"demmm|maUsmcnad|m"na|
alo Fu|l"n A.
|HaUanalie
aaam.Broadway
c"|"n|a| nev|va|
9asm.Broadway
Greeknev|va|
all FM"n A.
Ranch
40
DE PERE NEIGHBORHOOD PRESERVATION PLAN
s` 10 11 uull'Ifoin slI
Gircdk Okcv^ v„all
443 N. Vy0tocoitns0irn Sil.
Iuudoir
1p21 N. VyOracouns0irn Sil.
Aims«+idcaun 11 ouuirsap;auuirc
411 11 uul1111oiYn S11f
Nrai1:0oirn„aII SityIIc
449 IlN. Vyii5a0irn<„iin p;t.
C«,aIllolr0„a II Ilkouaiw aIII
1py1 N. VyOscoirns0irn Sil.
Duuilch Collloin0„all
421) N. Vy0scoirns0irn Sil.
Quuc run akunirnc
1,p03 N. Vy0ascoirnas0irn S0.
Witirn„acuuII„ait
6xAmple dooY/wiKAONS Apid
retAiwed orew FoYck.
41
I�E::Jmm
'R^^J^U AeijkbodooA
aol I awWnMace
Tud"rnev|va|
ao4�WWnM.
s|de Gab|e
aaoI awWnMace
Tud"rnev|va|
/oam.m|ch|gansil.
c"|"n|a| nev|va|
42
aoaI aWWnMace
s|de Gab|e
aosI awWn M.
s|de Gab|e
9l61 aWWnMace
me"-Oass|ca|
/lmm.m|ch|gan sll.
c"|"n|a| nev|va|
aoaI awWnMace
s|de Gab|e
aomI aWWnM.
c"|"n|a| nev|va|
DE PERE NEIGHBORHOOD PRESERVATION PLAN
'RApiAA«'neijkboYkood
803 Oakdale Ave
u mu n it yip a Irro II c
BIN Oakdale Ave.
u «,u irn 4 yip a Ikro II c
918 Oakdale Ave.
4;:«,uIloin0„III RcvIV„III
933 Oakdale Ave.
4;:«,uIloin0„III RcvIv„III
801 Oakdale Ave
821 Oakdale Ave.
4; olloin0„III RcvIV„III
920 Oakdale Ave.
One oP«ny Cuulbc
931 Oakdale Ave.
Colloin0„III RcvIV„III
814 Oakdale Ave.
Colloin0„III RcvIv„III
908 Oakdale Ave.
Iuudoir RcvIV„III
924 Oakdale Ave.
Colloin0„III RcvIv„III
940 Oakdale Ave.
Iuudoir RcvIV„III
43
94/oakda|exve.
c"|"n|a| nev|va|
91)6oakda|exve.
c"|"n|a| nev|va|
414nandaU Ave.
c"nIemp"rary
slsnandaUxve.
c"|"n|a| nev|va|
91)0oakda|exve
ouich c"|"n|a| nev|va|
4asnandall xve.
ouich c"|"n|a| nev|va|
soanandaUxve.
c"|"n|a| nev|va| v|iih add|m"ns
mosnandaUxve.
c"|"n|a| nev|va|
91)3 oakda|exve.
c"niemp"rary
436nandaU Ave.
c"|"n|a| nev|va|
sl4nandaU Ave.
ouich c"|"n|a| nev|va|
mlanandaUxve.
c"|"n|a| nev|va|
44
Ds Psns Ns/G*oon*000 Pnsssnvm'/om PLAN
614nandaU Ave.
c"|"n|a| nev|va|
/lanandaU Ave.
c"niemp"rary
509mdgewayoM
c"|"n|a| nev|va|
mlmmdgewayoM
c"|"n|a| nev|va|
mlsnandaUAve
c"|"n|a| nev|va|
429mdgewayo|vd
c"|"n|a| nev|va|
604mdgewayoM
c"|"n|a| nev|va|
maomdgewayoM
c"|"n|a| nev|va|
/oanandaUAve.
me"-c|ass|ca|
soamdgewayoM
c"|"n|a| nev|va|
moamdgewayoM
c"|"n|a| nev|va|
/oamdgewayoM
Gab|eB|
45
/lamdgewayoM
c"|"n|a| nev|va|
/oamLsuper|"rsil.
Gab|eB|
aoaTa|b"lxve
c"|"n|a| nev|va|
/aa mdgewayoM
c"|"n|a| nev|va|
/o/Wsuper|"r
s|de Gab|e
809Ta|b"lxve
c"|"n|a| nev|va|
/a/mdgewayoM
c"|"n|a| nev|va|
/lsm.super|"rsil�
c"|"n|a| nev|va|
al/Ta|b"lxve.
c"|"n|a| nev|va|
46
DE PERE NEIGHBORHOOD PRESERVATION PLAN
'KAPiAA« Aeilkboy-kood
4;:oIllolr0„III Rcv� V„III
902 lalllkolll Avc.
4;:oIlloin0„A II Rcv� V„III
91 "p .O..aIIIboIf Avc
ti ollloinkAlll OLcvn vall
906 lalll olll Avc.
Colloin0„A II Rcv^ V„III
47
,A/UckijAK—&pe,Y-iov- Aeij bOY-kOOA
503 I Uu111::o on Sil.
Folk IIIIM0a,m„III
I1y IlN. IhIIauIroIrn S11.
CoIrnIIcIrn1poIraIry
1 y 1 IIII . II II au Ir o Irn A.
ti ollloinikAlll R«:nvlNalll
vnvw��rio vivv�oi pvirwivpvo
525 FuIIIoYn Sil.
WIIk INWWWAAIrnch
I P) IINII. Huron Sll.
126 IW IH uu lro n "� 1�
D ulfch 4;:oIlloinkAlll Rcv�vallI
132 IW Huron Sil.
109 IIII. IIIIuuIroIrn Sil.
120 IW II IIuuIroIrn A.
Gab "! VII
111 IW II IIuuIroIrn A.
ColllloinkAll R«:^vNIII
202 III. Huron Sh
Queen AIYn lrnc
DE PERE NEIGHBORHOOD PRESERVATION PLAN
_ickijAw—,YuFeYioY AijkboYkood
208 II"ell. IhIIuuIroIrn SlI.
Iornll. Wipalrrollcd
215 II"ell. IIIIuuIroan Sil.
Queen Anne
??" II"ell.IhIIuuIroIrn A
Gable II: II II
6 0 "p .V a Irma e a„ Sit.
Collls' inli„III Rs:vivIII
209 II"ell . II II uu Ir o Irn
BuuIrnu:,q„ells¢
21 6 IN. II II uu Ir o in
R„ inch/I11 o11IIk II"JIa11I o inaII
221 II"L Huron
s II A' W,��,u;. e I su I
Quusrsulrn Anne
Mrle epclo, e FoYck
214 IIN. II IIuuIroIrn S11.
AlmncIris.:„ in II ouuuraquur irc
218 II"ell . Huron "b'P: .
Gaw n IFlIIII
233 II"ell . II II u u Ir o Irn S it .
Irs',uIrn4 caIl IIcd
/ 2 Gable1.J a IriYn e a„ ab'l. I
49
EE:2MI
MickijAw—,YuFeYioY xeijkboy-kooA
208 IINII. Wdl'nOgaun Sil.
GaIkroIIc IV II II
222 IINII. Wdl'nOgaun Sll.
Dau1fc n CoIloirnOrAll Rcv0vall l 4::itoss GaIkrollc
312 IINII. Wdl'nOgaun Sll.
I laIIO„ inalilc
4 3 1 IINII . W a.: Il�n O g a it n S it .
I roinll Diu, lblllaTMd
214 IINII . M 0 c Iln O q a irn S it .
BauirngaIIow
232 IINII. M0cIlnOqairn Sll.
I roin'O Wpalblllcd
321 IINII. M0cIlnOqairn Sll.
I roin'O Galblllcd
436 IINII. MOcIl'nOqairn
D u1fch 4":oIlloinkAlll Rcv^ va1ll
220 IINII . W a- Il'n O g a irn S i
Aire«^irOa-„ in II ouuirraquuairc
306 IINII . W a.: Il'n O g a irn
ColllloirnO„A II R«:rvO all
430 IINII . W a- Il'n O g a irn S it .
Aire«,^irOa.ain II ouuiraaquuairc
4 3 1 IINII . W a- Il'n O g a irn S it .
Quuc run Ainirnc
50
Ds Psns Ns/G*oon*000 Pnsssnvm'/om PLAN
Aijkboy-kooA
442m.m|ch|gansil.
Gab|eB|
449m.m|ch|gansil.
Bungalow
soam.m|ch|gansil.
ounga|"vv
saom.m|ch|gansil.
Queenxnne
443m.m|ch|gan sil.
Queenxnne
soom.m|ch|gan sil.
Fr"nil Gab|ed
sll m.m|ch|gan sil.
Queenxnne
sal m.m|ch|gan sil.
Queenxnne
448m.m|ch|gansil.
Queenxnne
soam.m|ch|gansil.
Queenxnne
sl4m.m|ch|gansil.
Gab|eB|
saam.m|chqansil.
Gab|eB|
51
EE:2MI
MickijAw—,YuFeYioY xeijkboy-kooA
') ? 9 IINII. 2N dl'n O g a i n S it .
I ircinch Pirovhna. aII
614 IINII. W dl�n O Aq a un S �If .
CoinIcirnpoirairy
620 IINII. W a.:Il'n O A,q a Irn S it .
WINWANommiffim
632 IINII. Wa.:II'nOAgain Sll.
CounIIc rn1poIr21ry
600 IINII. MlicIlnOA,gaIrn S�If.
Quu«ncin Ainlrnc
6 1 1) IINII . M li c Il n O A,q a Irn S If .
Quu«ucin AIrnlrnc
621 IINII. MlicIlnOA,gaIrn Sll.
Quu«rcin Ainlrnc
633 IINII. MlicIlnOA,gaIrn Sll.
CoIIoIrnO„A II RcvlivaII
WAS
606 IINII. WcIl'nOA:,gaIrn Sil.
CounIIc rnIfsoIr21ry
619 IINII. Wa-Il'nOgaIrn Sll.
CoinIcirnpoirairy
626 IINII. Wa IInOAgain Sll.
ColllolrnO„All RcvNAll
636 IINII. Wa-Il'nOgaIrn Sll.
CoinIcirnpoirairy
52
Ds Psns Ns/G*oon*000 Pnsssnvm'/om PLAN
Aijkboy-kooA
639m.m|ch|ganslI.
c"nIemp"rary
/19m.m|ch|ganslI.
ounga|"w
lamm.super|"rsil.
c"nIemp"rary
aoam.super|"rsil.
s|deGab|ed
/osm.m|ch|gan sil.
ounga|"w
/asm.m|ch|gan sil.
ounga|"w
laa N. super|"r sil.
oullch c"|"n|a| nev|va|
aoam.super|"rsil.
Gab|e8|
/lam.m|ch|ganslI.
ounga|"w
laom.super|"rsil.
ounga|"w
laam.super|"rsil.
xmer|can F"ursquare
209m.super|"rsil.
Queenxnne
53
EE:2ml
MickijAw—,YuFeYioY xeijkboYkooA
214 II"JI. SuuIfsoaiioit "bit.
Gable IF II II
221 IINII. SuuIfscitiioit S4.
Gable IF II II
232 II"JI. Suu1pork)r Sh
Gable IF II II
428 IN. SuuIfsoitiiauit
4;:a',uIIIIa.d,8Wo dpa,u4ll'n c
21 "p IINII . S uu If s c it ii o it Sil.
IiNirng&Ww/ If muniI lip5IrroIIed
226 II"JI. Suulporik)r Sh
Quu«wirn Anne
233 INI. Suurscit0oit S1f:.
Quu«wirn Anne
429 INL Suulfsmuior Sil.
Coinicirnpoirairy
220 II"JI. Suulrsorik)r "bit.
lip5IrroII«u II!iIIII/ Queen Anne
221 INL Suulfs«:uuior Sil.
Queen Anne
423 NL Suupoir0«',uit S1f:.
Gt M iI_ra rn a irn / B uu irn g a II o w
4 3/ IINII. Suulrs«:rir0oir Sil.
Airn«,^ir0a. ain II ouuuaaquuairc
54
DE PERE NEIGHBORHOOD PRESERVATION PLAN
_ickijAw—,YuFeYioY Aijkboy-kood
443 N. Suupcir0oir Sil
4;:«,uIlloin0„A II Rcvr v„III
1)03 N. Suupcir0oir Sil.
Quu«rcin Ainirnc
1p14 N. Suulpcit0oit S4.
I roinil n"ip„ lbllllcd
1p21 N. Suulpcit0oit S4.
I roinll Diu, lblllaTMd
449 N. Suulfscir0oir Sil.
Duu1fch 4"ollloinOAlll Rcvu vall
1)06 N. Suulfscir0oir Sil.
4 olllolrn0„III Rcv^ V„III
"p] "p N. Suulfscir0oir Sil.
Aire«uir0cain Ifouuirsquu„sirc
1p26 N. Suulpcit0oit S4.
4 olllolrn0„III Rcv^ v„III
1)02 N. Suulfs«:uir0oir Sil.
Counitc rnlpoitaity
1)09 N. Suulfs«:uir0oir Sil.
Bungalow
1)20 N. Suulfs«:uir0oir Sil.
Cira0lsirnainl C«,uIlloir0„ ll Rcvr v„ ll
"py! N. Suulfs«:uir0oir Sil.
I roirn'0 GaIrroIIcn0
55
mol m.super|"rsil.
Gab|e B|/ French pr"vmc|a|
432 m.vv|sc"nsm sh
Queenxnne
soa m.vv|sc"nsm sh
Gab|eB|
saa m.vv|sc"nsm sh
Tud"rnev|va|
moa IN. super|"r sh
Fr"y Gab|ed
444 m.vv|sc"nsm sh
Fr"y Gab|ed
soa m.vv|sc"nsm sh
Queenxnne
sam m.vv|sc"nsm sh
Queenxnne
moa vvUUam skeell
HaUanalie
450 m.vv|sc"nsm sh
AM Gab|ed
slaIN. vv|sc"nsm sh
Queenxnne
mlmIN. vv|sc"nsm sh
HaUanalie
56
Ds Psns Ns/G*oon*000 Pnsssnvm'/om PLAN
Aijkboy-kooA
maa m.vv|sc"nsm sil.
xmer|can F"ursquare
maa m.vv|sc"nsm sil.
Gab|eB|
/lam.vv|sc"nsm sil.
ounga|"w
maa m.vv|sc"nsm sil.
1111a11 ana11e
/oa m.vv|sc"nsm sil.
Queenxnne
/24 m.vv|sc"nsm sil.
s|de Gab|ed
maa m.vv|sc"nsm sil.
oullch c"|"n|a| nev|va|
/la N. vv|sc"nsm sil.
oullch c"|"n|a| nev|va|
57
58
DE PERE NEIGHBORHOOD PRESERVATION PLAN
Sri
i
IMPLEMENTATION AND NEXT STEPS
PART �e I
Advisory 1deas.fbr1-'u,1ure
Private Improvements
The recommendations of this plan are
implemented in three ways:
Implementing Regulatory Elements
Community Input & Visioning Model
Resources and Contact Information
Tax Credits
59
PART 5
The recommendations of this plan are implemented in three ways:
Regulatory elements involve the creation of a special district, with provisions limited
to those identified in Part Two. Two options exist for implementation of these items: an
overlay zone, that provide special requirements for development within the district; and/
or a locally designated historical district, pursuant to the city's Historic Preservation Or-
dinance.
�Policy elements, identified in Part Three, are implemented through the city's capital im-
provement program, by a neighborhood association, and by public/private partnerships.
�Advisory elements, identified in Part Four, are ultimately implemented through the vol-
untary efforts of private property owners.
The three historic districts are already listed on both the national and state registers of his-
toric places, making several financing incentives available to eligible projects.
IMPLEMENTING REGULATORY RECOMMENDATIONS
An overlay zone establishes special land use and development requirements that modify
regulations already included in the zoning districts covering the area. Thus, an overlay
zone can enforce setbacks, land use restrictions, and similar land development features, but
typically does not provide individual review of otherwise permitted projects such as the
architectural compatibility of new structures on vacant lots. Overlay zones are created as
zoning ordinance amendments by the City Council with the recommendation of the Plan-
ning Commission.
The City of De Pere's Historic Preservation Ordinance establishes criteria that govern de-
sign review, establish a process for enforcing design review within a locally designated his-
toric district, and establishes an appeal process for owners who are denied a "certificate of
appropriateness.' This plan recommends creation of "limited" local historic districts as a
more effective method of implementing the basic recommendations proposed in Part Two.
This method is "limited" because it permits only some of the review powers accorded to
the Historic Preservation commission under the city's ordinance. For example, a limited
district would not require review and approval of individual alterations to existing homes
(unless a neighborhood chose to grant it such powers). It would, however, require a street
orientation and a garage setback, and would require review of new construction projects on
vacant lots. The scope of regulation or review is limited only to those items that can have
the most important negative impact on the neighborhoods.
60
DE PERE NEIGHBORHOOD PRESERVATION PLAN
�770A,S$
ppi c tfon Notification H aaingil 'Vote
Further, we recommend modifying the procedure for adopting a local preservation district
and related regulations to require a simple majority approval by the property owners in the
district. This may be measured in two ways:
�By petition of property owners in the district.
In the case of a Historic Commission or city initiated district designation, notification of
all property owners by registered mail and approval by a simple majority of the respond-
ing property owners. The district designation includes both specific regulations and the
scope of Historic Preservation Commission review and certification of improvements.
Prior to the vote, property owners within the boundary should be notified of the Local
Designation Application and its proposed mandatory requirements. A public hearing
must be held prior to the vote.
COMMUNITY INPUT AND VISIONING MODEL
The process that led to the development of this Neighborhood Preservation Plan provided
valuable lessons that may be replicated in other notable environments in the City of De
Pere. This model planning process should engage the neighborhood at several events.
�Event One: Introductions and Process. The first event should be a neighborhood pre-
sentation to explain the planning process, expectations and address concerns. All resi-
dents in the neighborhood and adjoining properties should be invited to the event.
Event Two: Discussions. Small group discussions or one-on-one interviews with neigh-
bors to share their priorities and ideas for the area. Again, all residents in the neighbor-
hood and adjoining property properties should be invited to participate.
Event Three: Open House. Prior to the open house, the publication should be made
available for review. The Open House event is a forum for neighbors to have the oppor-
tunity to review the contents of the document and provide changes it.
61
PART 5
TAX CREDITS VS. DEDUCTIONS VS. PROPERTY TAX
RELIEF
A tax credit differs from a deduction in the following way:
�When you figure your income taxes, a deduction reduces your income for purposes of
determining how much you owe the government in taxes.
�A tax credit, on the other hand, is a dollar -for -dollar reduction in what you actually owe
in taxes. In this program, for example, if you were to spend $20,000 on eligible work, you
would receive a $5,000 credit against what you owe in state income taxes. If you cannot
use the full credit in a given year, you can carry the unused credit into the following years
until you use it up.
This program does not affect what you owe in property taxes.
RESOURCES AND CONTACT INFORMATION
LOCAL CONTACTS
De Pere Park, Recreation & Forestry Department for landscaping
920-339-8362
De Pere Community and Economic Development for historic preservation strategies.
920-339-4043
BeffirEmm
Wisconsin Historical Society Division of Historic Preservation
608-264-6493
www.wisconsinhistory.org
National Trust for Historic Places
www.nationaltrust.org
STATE OR NATIONAL REGISTER LISTING
One way to find out whether your property is listed in the state or national register of histor-
ic places is to consult our Architecture and History Inventory, which contains information
about a great number of buildings in Wisconsin, both listed and unlisted. If your building is
listed, either individually or as a contributing element to a historic district, the Architecture
and History Inventory will tell you.
To consult the Architecture and History Inventory, go to wwwwisconsinhistory.org/ahi.
62
DE PERE NEIGHBORHOOD PRESERVATION PLAN
HISTORIC HOME OWNER'S TAX CREDITS
Owning a historic property in Wisconsin carries with it several benefits. On of these is the
ability to participate in federal and state income tax incentives programs for rehabilitation
of historic properties. Currently, there are three programs available to owners of properties
that are listed on the national or state registers of historic places, or that may be eligible for
listing in the national register. These programs include:
Wisconsin 25% Historic Rehabilitation Credit. A 25% Wisconsin Investment Tax Credit
for persons who rehabilitate historic non -income producing, personal residences, and
who apply for and receive project approval before beginning physical work on their proj-
ects.
�Wisconsin 5% Supplement to Federal Historic Rehabilitation Credit. An additional 5%
Wisconsin Investment Tax Credit for persons who qualify for the 20% tax credit, and who
begin actual rehabilitation work.
�Federal 20% Historic Rehabilitation Credit. A 20% federal Investment Tax Credit for re-
habilitation of income producing historic buildings.
WISCONSIN 25% HISTORIC REHABILITATION CREDIT
The Wisconsin Historical Society's Division of Historic Preservation administers a program
of 25% state income tax credits for repair and rehabilitation of historic homes. To qualify,
your personal residence must be one of the following:
�Listed in the state or national register;
�Contributing to a state or national register historic district; or
�Be determined through the tax credit application process to be eligible for individual list-
ing in the state register.
�And you must spend at least $10,000 on the following types of eligible work within a two-
year period:
Work on the exterior of your house, such as roof replacement and painting, but not includ-
ing site work such as driveways and landscaping;
�Electrical wiring, not including electrical fixtures;
Plumbing, not including plumbing fixtures;
Mechanical systems, such as furnaces, air conditioning, and water heaters; and
Structural work, such as jacking up floors.
�Interior remodeling and decoration.
63
PART 5
If you cannot meet the $10,000 minimum investment requirement within the two-year pe-
riod, when you apply, you may request a five-year expenditure period.
Staff Review
All applications must be reviewed by Division of Historic Preservation staff prior to the
start of any work to make sure that the homes are historic and that the proposed work will
not have a harmful effect on the houses' materials and historic features. This review usually
takes less than three weeks.
Other Rules and Guidelines
If you sell the property within five years of claiming the credit, you must pay back the credit
to the Wisconsin Department of Revenue. During that five-year period, you must receive
State Historic Preservation Office approval for any proposed work that may affect your
property's historical integrity.
Because this is both a historic preservation program and a program of income tax credits,
other rules and guidelines exist. Before you apply, you should request and read through the
application materials.
Application Materials
A description of the program, rehabilitation guidelines and applications are available at the
Wisconsin Historical Society website in digital format or you can request paper copies of
these documents by calling 608-264-6493.
The historic preservation tax incentives are not for everyone. You my want to consult Table
5.1: Tax Incentive Requirements to determine if you want to participate in these programs.
WISCONSIN 5% SUPPLEMENT TO FEDERAL HISTORIC REHABILITATION
CREDIT
If you qualify to receive the federal 20% Investment Tax Credit, you will automatically re-
ceive the Wisconsin 5% Investment Tax Credit if you apply for and receive National Park
Service approval of your project before beginning physical work. If you begin work before
your project is approved, you will not be able to claim the Wisconsin 5% Investment Tax
Credit.
64
DE PERE NEIGHBORHOOD PRESERVATION PLAN
Table 5.1: Summary of requirements for state and federal tax credit programs
Historical Status
Fed 20%
Credit
Fed 20%credit
and WI 5%
WI 20%
Credit
Fed 10%
Credit
Listed in the National Register of Historic Places
Yes
Yes
Yes
Listed in the State Register of Historic Places
Yes
Located in a National Register Historic District
Yes
Yes
Yes
Located in a State Register Historic District
Yes
Eligible for National Register,but not yet listed
Yes
Yes
Built before 1936
Yes
Types of work that qualify for the credtit
Exterior work, excluding site work
Yes
Yes
Yes
Yes
Interior decorative work
Yes
Yes
Yes
Structural, heating, plumbing, and electrical work
Yes
Yes
Yes
Yes
Application Requirements
Must submit federal applications
Yes
Yes
Must submit state applications
Yes
Work must be approved
before work may begin
Yes
Minimum expenditures to qualify for credit
Cost of rehab must exceed the building's adjusted basis
Yes
Yes
Yes
Cost of eligible work must exceed $10,000
Yes
Limitations on Credit
Subject to $10,000 maximum credit
Yes
Subject to federal passive loss rules
Yes
Yes
Yes
65
PART 5
FEDERAL 20% INVESTMENT TAX CREDIT
�To qualify, your building must be used in the production of income, either residential or
non-residential income.
Your property must be listed in the National Register, contribute to a National Register
district, or be determined eligible for listing in the National Register through the applica-
tion process.
�You must spend at least as much money on the rehabilitation project (not including the
value of non -depreciable items, such as landscaping and additions) as the "adjusted ba-
sis" of the building - or $5,000, whichever is greater. The adjusted basis is the building's
depreciated value.
�All rehabilitation work that you carry out on the interior and exterior of the building
qualifies for the credit.
�If you sell the property within five years of claiming the credit, you must pay back a pro-
rated portion of the credit o the Internal Revenue Services. During that five-year period,
you must receive State Historic Preservation Office approval for any proposed work that
may affect your property's historical integrity.
�No maximum credit limit exists.
�The program is administered by the National Park Service which approves all work. Ap-
plication is made through the Division of Historic Preservation, State Historical Society.
�The National Park Service is required to charge a fee for its project review. This fee varies,
depending on the costs being claimed, with a maximum fee of $2,500.
66