[HISTORY: Adopted by the Village Board of
the Village of Mazomanie 6-25-1996. Amendments noted where applicable.]
A.
The Mazomanie Historic Preservation Plan is a document
that presents goals, policies and procedures regarding the community's
historic resources in a single, basic document. It is the basis for
the Village's historic preservation program.
B.
The Historic Preservation Plan is written specifically
for the Mazomanie Downtown Historic District and will also be used
to provide direction for the other historic assets within the Village
of Mazomanie.
C.
The Mazomanie Downtown Historic District is located
within the center of downtown Mazomanie. It includes properties along
Brodhead, Hudson and Crescent Streets within the center of the Village.
The railroad corridor is also within the district. Many property owners,
including the Village government, are involved.
D.
Among the reasons for a preservation plan are the
following:
(1)
To clearly state the goals of historic preservation
in Mazomanie.
(2)
To let current and future property owners and residents
know what the community wants to protect.
(3)
To educate and inform citizens about their heritage
and its value to the community.
(4)
To encourage economic development through the preservation
of historic resources.
(5)
To create an agenda for future preservation activities.
(7)
To strengthen the political understanding of and support
for historic preservation policies.
The Mazomanie Downtown Historic District was
listed on the National Register of Historic Places on August 19, 1992.
One building within the district, the Mazomanie Town Hall (49 Crescent
Street), was placed on the Register earlier on October 20, 1980.
A.
Boundaries.
(1)
The Mazomanie Downtown Historic District is located
wholly within the Village of Mazomanie in Dane County, Wisconsin.
The boundaries include all those lots or portions of lots within a
six-block area historically associated with the buildings within the
district and such portions of the railroad yard as are necessary to
create a coherent whole. The district is bordered on the south by
the length of the now discontinued east-west running Exchange Street,
on the east by Cramer Street and the now covered-over tail race of
the Mazomanie Mill, on the west by Brodhead Street, and on the north
by Hudson Street.
(2)
A map with specific boundaries is a part of this document.[1]
[1]
Editor's Note: The map is included at the end of this chapter.
B.
General character.
(1)
The Mazomanie Downtown Historic District is divided
into visually distinct north and south portions, each of which is
distinguished by markedly different land usage. The south portion
of the district consists of a broad, elongated, crescent-shaped parcel
of flat land at the foot of the slope and constitutes the central
portion of the railroad corridor that bisects the Village from east
to west. Most of this south portion was and is given over to the railroad
usage although nearly all the buildings and structures that were historically
associated with the railroad within the district, including the water
tank, the pump house, and the round house and turntable, have now
been demolished. Today, this portion of the district contains four
contributing buildings, one of which is associated directly with the
railroad and the others with the various manufacturing and processing
concerns that once utilized the land adjacent to the railroad. These
buildings are the Mazomanie Electric Power Plant and Village Hall
(118 Brodhead), the Mazomanie Railroad Depot (102 Brodhead), the Lynch
and Walker Flouring Mill (114 Cramer), and the outbuilding associated
with the mill.
(2)
The north portion of the district contains the more
densely built-up commercial center of the Village. Most of Mazomanie's
retail store buildings face east and west onto Brodhead Street, the
principal north-south thoroughfare of the Village. As a consequence,
Brodhead Street serves as both the principal thoroughfare of the Mazomanie
Downtown Historic District and its main entranceway as well. The view
of the district seen from Brodhead Street at the top of the High Street
slope is also the finest in the Village and the one most frequently
seen by visitors exiting from US Highway 14.
(3)
The north portion of the district contains 30 buildings
in all, of which 13 front on Brodhead Street, seven front on Hudson
Street, and the remaining 10 front on Crescent Street. Two of these
buildings are small frame construction garage buildings associated
with larger district buildings, two are single-family residential
buildings whose dates of construction and placement between other
district buildings warrant their inclusion within the district (34
E. Hudson and 53 Crescent), one is noncontributing to the district
because of the substantial alterations made to its exterior (1 Brodhead),
and two are noncontributing to the district because of the late date
of their construction (41 and 37 Crescent). The remaining 23 buildings
include all of the surviving buildings associated with Mazomanie's
commercial history not otherwise included in the south part of the
district. These buildings can be divided into two basic types: freestanding
buildings built mostly to shelter small manufacturing, agricultural
and industrial processing or warehousing concerns and more densely
packed commercial specialty store buildings, most of which are placed
in rows and are joined by party walls, forming continuous blocks of
buildings. Regardless of type, most of the buildings within the district
are faced in either brick or stone and none of them is more than two
stories in height.
C.
Architectural character.
(1)
Collectively, the buildings within the district represent
the continuous evolution of the various building styles associated
with commercial buildings in Mazomanie through eight decades of the
Village's history, beginning with the frame construction Greek Revival
style John Davidson Store Building (23 Hudson) built in 1859 and ending
with the late Tudor Revival style Mazomanie Community Building (9-11
Brodhead) built in 1935. With the exception of the Italianate style
J. A. Schmitz Block (18 Brodhead) and the buildings just mentioned,
nearly all the rest are examples of various stages in the development
of the Commercial Vernacular and the Astylistic Utilitarian forms.
District examples of the Commercial Vernacular form in particular
are characterized by the understated designs of their principal facades
and by their restrained use of ornamentation, regardless of the period
during which they were built. In general, most of the district buildings
exhibit a high degree of integrity for buildings of these types even
though nearly all of them have experienced some exterior or interior
changes. This is especially true of the commercial specialty stores
that line Brodhead and Hudson Streets. Almost all of these buildings
have had their first floor display windows modified to conform to
more modern taste in the last two decades. Fortunately, most of these
modifications are reversible and many of the cast-iron window frames
and most of the decorated cast-iron columns that originally enframed
the display windows are still intact beneath the later alterations.
(2)
The mix of building types and styles found in the
district illustrates every phase of Mazomanie's commercial history
and every phase of the architectural evolution of the buildings which
represent this history. The buildings within the district are also
representative of the larger patterns of stylistic evolution that
shaped similar commercial buildings in other area communities. What
makes Mazomanie significant as an exemplar of this progression, however,
is both the completeness of the extant examples in terms of the styles
represented and the relatively high degree of integrity that buildings
within the district display.
A.
Because the Mazomanie Downtown Historic District contains
almost all of the surviving resources in the Village that were built
specifically for commercial activity prior to 1935, the history of
commercial activity in Mazomanie and the history of the district are
essentially one and the same.
B.
The first settlers of European origin in this area
arrived in December of 1843 as the agents of the British Temperance
Emigration Society, which had been formed in December of 1842 and
had headquarters in Liverpool, England. The declared object of the
society was to raise a fund by weekly contributions to buy land in
the State of Wisconsin and to secure to each settler a farm of eight
acres with improvements, the whole not to exceed the value of £40.
The first settlers then began to arrive in June 1844 and they promptly
began the arduous task of making the land over into farms. The community
that developed was overwhelmingly devoted to farming and was so thinly
spread over the landscape that the only settlement of any size in
the vicinity between 1845 and 1850 was the now vanished Village of
Dover, located some three miles west of the eventual site of the Village
of Mazomanie.
C.
The railroad that was to transform this area was the
Milwaukee and Mississippi Railroad, the successor to Wisconsin's first
railroad, the Milwaukee and Waukesha. While the Milwaukee and Mississippi
railroad was in process of construction through our state and the
line was being surveyed through the town, the directors of the road
noticed that a fine location presented itself for a village, north
and west of the bluff on Section 16. They observed that by maintaining
a proper grade in building their road, a fine water power could be
developed by making the grade serve the purpose of confining the waters
of Black Earth Creek for a distance of about 3/4 of a mile and determined
to take advantage of the circumstances thus presented to lay the foundations
of a thriving village. Accordingly, after purchasing a portion of
the northwest quarter of said Section 16, Messrs. E. H. Brodhead,
Eliphalet Cramer, Anson Eldred and Moses Scott, as proprietors, joining
with Abram Ogden, a previous owner, laid out what is known as the
original plat of the Village. This was in the early part of the year
1855.
D.
The first buildings constructed in the new village
were shanties built for the railroad construction crew. These temporary
buildings were immediately followed by the first buildings of the
residents of the new village and then their commercial buildings.
E.
These new commercial buildings were all clustered
along Brodhead Street and its intersection with Hudson Street. This
concentration of buildings around the juncture of local roads and
the railroad created the beginnings of a commercial core whose location
was to determine the pattern of subsequent commercial development
in the Village.
F.
In June of 1856, the railroad reached Mazomanie and
on June 10 the new community commemorated this event with a great
celebration that drew people from the entire area. With the coming
of the railroad, population and building activity in the Village boomed
and on November 15, 1856, the Madison Patriot reported that Mazomanie
now contained about 80 buildings of all types, among which were many
new mostly frame construction commercial buildings (all nonextant).
In 1857, the first buildings included within the Mazomanie Downtown
Historic District were built. The first of these was a new railroad
depot built to replace the one constructed in 1855 and destroyed by
fire in 1856. In the same year, the Milwaukee firm of Lynch and Walker
purchased the water power created by the construction of the railroad
and built the original portion of the stone-over-frame construction
Lynch and Walker flour mill. Both literally and figuratively these
two 1857 buildings were of the greatest importance to the local economy.
With the construction of the mill local farmers now had a means of
turning their crops into a salable product and the railroad gave them
the means to transport this product to market, thereby ensuring the
success of agriculture in the vicinity.
G.
Besides the mill and the depot, only a single pre-1860
commercial building still exists in the district today, the Greek
Revival style John Davidson Store Building (2 E. Hudson), built ca.
1859. All the rest of the original buildings have fallen victim either
to fire or to larger buildings that were built on their sites.
H.
In 1860, the first manufacturing concern of importance
was established in the Village when the firm of J. Warren and Co.
built a large three-story brick and stone building on Crescent Street
for the purpose of manufacturing fanning mills. These small hand-operated
wood and metal mills were designed to separate wheat from chaff and
they sold widely to farmers both within and outside the region. Fire
destroyed this factory in 1865 and it was replaced and enlarged by
N. T. Davies, who added a foundry and machine shop and succeeded in
rebuilding the business. His new building lasted until 1877 when it
too burnt down. Undaunted, Davies once again rebuilt it and this factory
building survived for many years until it was finally demolished in
1970 and replaced by the new Municipal Building. Other factories (nonextant)
were also built in the Village during this period, including several
that also produced fanning mills. Two early factories that still survive
from this period are the John Parman Blacksmith Shop (105 Crescent)
and the first portion of C. J. Trager's Carriage Manufacturing Building
(38 Crescent) built ca. 1868. Both Parman's and Trager's principal
business was the manufacturing of carriages and wagons and these businesses
soon evolved into substantial Village industries.
I.
The coming of the Civil War put a temporary curb on
the building of new commercial store buildings, and only two buildings
from the war period still survive in the district. These are the Charles
Butz Store Building (8-10 Brodhead) and the Frank Dietz Store Building
(4 Brodhead), both built ca. 1863. By the end of the war, however,
business in the Village grew rapidly.
J.
J. B. Stickney (Mazomanie's railroad freight agent
during the 19th century) states that the period of best business activity
was from 1860 to 1870. During this time, the population of the Village
nearly doubled (to 1,143 in 1870) and the population of the township,
outside of the Village, increased by 53% (to 570 in 1870). The farmers
came from a distance of 30 miles from Mazomanie, and for an average
business day in 1870 the number of teams on the streets was three
times greater than in 1900. There was little or no building during
the later sixties, but the trade brought by the farmers made busy
and profitable times for the merchant, laboring man and artisan.
K.
Stickney's comments notwithstanding, a number of commercial
buildings survive in the district that were built immediately after
the war and they are notable as a group for their two-story brick
facades. These buildings include the F. Heydecke and Co. Store Building
(6-8 E. Hudson), built ca. 1866; the Jonathan Jones Store Building
(10-12 E. Hudson), built ca. 1867; the Peters Family Store Building
(29 Brodhead), built ca. 1865; and the Crosby Store Building (39 Brodhead),
built ca. 1866.
L.
The 1870's in Mazomanie were quiet by comparison with
the 1860's and business activity and population growth both leveled
off during this period. Only three buildings within the district were
built during this decade: the J. A. Schmitz Block (18 Brodhead), built
in 1879; the now greatly altered D. W. Bronson & Son Block (1
Brodhead), built in 1877; and a major addition to the C. J. Trager
Carriage Manufacturing Building, built in 1875. Mazomanie's manufacturing
activity continued at about the same level as well, with the more
successful of the existing factories experiencing modest growth.
M.
By 1880, the population of the Village of Mazomanie
had begun to decline and by 1885 it stood at 1,024, a loss of 119
people since 1870 during a period when the Town of Mazomanie added
520 people for a total of 1,544. Only one building within the district
was built during the 1880's. This was the Masonic Lodge Block (2 Brodhead),
built in 1888. The only significant addition to the local manufacturing
scene during the 1880's was the creation of the Mazomanie Knitting
Factory in 1881, which was housed in a frame building located on a
site now occupied by the Mazomanie Electrical Power Plant and Village
Hall (118 Brodhead). This factory turned out knit hosiery, mittens,
scarfs, underwear and caps and employed up to 60 people until it closed
in 1891, after which the building was recycled by the Village as the
forerunner of the later Municipal Hall.
N.
As the 19th century neared its end, Mazomanie settled
into a period of consolidation during which the economic activity
of the Village became focused almost entirely on the agriculturally
based economy of the surrounding area. Such manufacturing as still
existed centered increasingly on creating finished products out of
the crops and produce brought to market by local farmers and included
such items as cheese, eggs, cream, and butter. The retail sector also
adjusted to the relatively static nature of the local economy and
evolved into a rural area trading center. Despite the economy, more
buildings were added to the district in the 1890's than at any time
since the 1860's. These buildings included the A. J. Lamboley Block
(28-34 Brodhead), built in 1891; the A. E. Diment Store Building (14
E. Hudson), built in 1898; the Henry Lappley Store Building (18 E.
Hudson), built in 1898; the C. R. Vogel Store Building (25 Brodhead),
built in 1891; and the Joseph Hausmann Store Building (31 Brodhead),
built in 1890. The impetus for constructing these new buildings did
not necessarily come from the need for expanded business quarters,
however, as the Lamboley Block, Vogel Store, and Hausmann Store were
all constructed after fires destroyed earlier frame construction buildings
on their sites.
O.
By the turn of the century, Mazomanie's population
had declined still further to around 990, but otherwise the level
of business activity in the Village does not appear to have changed
significantly. By 1900, the commercial core of the Village had, for
the most part, attained the appearance it still has today. A few changes
were still to come, however, beginning in 1900 when separate fires
destroyed a large portion of the Lynch and Walker Flouring Mill and
the former Mazomanie Knitting Factory, which was then being used as
the Village Hall and Power Plant. The mill was promptly rebuilt in
the form it has today and the Village built a new stone-over-frame
Village Hall. Little else was done in the first decade of this century
that altered the appearance of the district, and by 1905 the Village
population had reached a modern low of about 900. Even so, several
smaller buildings were constructed in this decade around the peripheries
of the district. These buildings include William Rienow's concrete
block Meat Market Building (30 E. Hudson), built in 1907; Phillip
Hamm's Livery Barn (46 E. Hudson), built in 1908; and the Mazomanie
Sickle Building (46 Crescent), built in 1902.
P.
The 1910's saw the population of the Village begin
to grow once again to approximately 1,000 in 1915, but the only change
within the district was the demolition in 1907 of a small one-story
brick bank building on Brodhead Street that had been constructed for
James Cowdrey in 1873. This building was then replaced by a two-story
addition to the Lamboley Block.
Q.
The 1920's left more of a mark on the district than
did the previous decade and witnessed the construction of the last
of the retail store buildings to be built within the district. These
buildings were Paylow's Department Store (14 Brodhead), built in 1923,
and the W. C. P. Weinschenk Store Building (13-15 Brodhead), also
built in 1923. The construction of these two buildings resulted in
the demolition of the last remaining frame construction commercial
retail buildings in the district that dated from the years prior to
1890. A more significant change occurred when the first buildings
within the Village designed to serve the automobile were built. The
largest of these buildings were two one-story brick garages (both
nonextant), one of which was located just to the west of the Hamm
Livery Stable on Hudson Street and the other on the corner of Crescent
and State Streets. A third building still survives. This is the small
Sunrise Oil Co. filling station (101 Crescent), built in 1925 and
located just across Crescent Street from the now vanished garage building
mentioned above.
R.
The last building constructed in the district until
the 1950's was the Mazomanie Community Building. (9-11 Brodhead),
built in 1935.
S.
Mazomanie was a village of greater commercial importance
during the period of its significance than the other villages in the
area and this importance was originally manifested in Mazomanie's
larger number of business enterprises and in its larger number of
buildings of all types connected with these enterprises. Today, Mazomanie
is unusual among its local peers in that so many of the buildings
associated with its commercial history are still extant and survive
in a largely intact state, and this situation is all the more unusual
given the early date of construction of so many of these buildings.
The survival of these Mazomanie buildings as a still intact group
is a matter of importance in a day when such buildings are increasingly
threatened by obsolescence and by the complexities of the demands
being made on older resources in small rural communities as these
villages try to find new roles in modern economic life. Thus, the
Mazomanie Downtown Historic District is locally significant because
its commercial history is representative of the commercial history
of other similar communities in the area and is also the most extensive
and varied. This significance is heightened by the number and variety
of its numerous intact resources and resource types which together
make a significant contribution towards the understanding of the area's
commercial history.
The Village of Mazomanie, along with other Wisconsin
communities, has become increasingly concerned about preserving historically
and architecturally significant buildings and sites. There are multiple
rationale and benefits to be derived from preservation.
A.
Sense of place. Perhaps the most important rationale
is the desire of the community to regain and protect a "sense of place."
Much of the American landscape has gone the way of billboards, standardized
housing projects, franchise businesses and other indistinguishable
building projects. Many of the features that distinguish one community
from another have been lost to new construction, destruction and remodeling.
The uniqueness of our community or those things that make downtown
Mazomanie what it is must be protected. The buildings and landmarks
within the Downtown Historic District provide us with our "sense of
place" or belonging.
B.
Economic benefit. Preservation can be a significant
economic benefit. As more people are placing a value on uniqueness
and ties with our various heritages, business and property owners
are realizing clear financial advantages in maintaining and protecting
historic structures. Americans are searching out those places that
can provide a connection to the past. The Downtown Historic District
is a drawing card to shoppers and tourists. Furthermore, changes in
tax regulations as embodied in the Economic Recovery Tax Act of 1981
provide financial incentives for preserving historic buildings and
sights. Also, rehabilitation of old buildings if often more economical
than building anew.
C.
Resource conservation. Preservation of older buildings
and districts is one of the most cost-effective ways of conserving
resources. Frequently, the quality of construction in older buildings
cannot be matched by newer construction practices. Extending the life
of these older buildings not only retains the quality built into them
but also reduces our reliance on new materials.
D.
Individual accomplishment. Finally, one of the most
rewarding rationale for preservation is the fostering or awakening
of community pride as individuals become involved in projects to save
their heritage. In Mazomanie, individuals who have already participated
in preservation either through the protection and maintenance of individual
sites or through participation in various committees have derived
a feeling of pride and accomplishment in contributing to the community
in a manner which may be handed down to future generations. Many residents
have a strong personal commitment to preserving values which are symbolized
in the structures we have built.
The following goals state the intent of municipal
and public decisions and actions relating to historic preservation:
A.
Preserve and maintain historic sites which reflect
or represent elements of the Village's cultural, social, economic,
political and architectural history.
B.
Educate residents and visitors to the Village of Mazomanie
about the history of the community as reflected and represented in
historic sites.
C.
Stabilize and improve historic property values in
the Village of Mazomanie.
D.
Preserve and enhance the appearance and aesthetic
values associated with historic sites.
E.
Enhance the economic vitality and livability of historic
neighborhoods.
F.
Foster civic pride in the beauty and noble accomplishments
of the past.
G.
Conserve natural resources and energy that are embodied
in older structures.
H.
Promote economic development which incorporates the
preservation and continued use or reuse of historic structures.
I.
Coordinate historic preservation with other planning
and development programs of the Village of Mazomanie. These include,
but are not limited to, economic development, land use planning, park
and recreation planning, capital improvement programming and neighborhood
planning.
The following policy statements should guide
the Historic Preservation Commission and the Village Board in designating
landmarks, landmark sites and historic districts and reviewing proposals
for changes or improvements on these properties.
A.
Policies for designation.
(1)
All structures, sites and historic districts eligible
for or listed in the National Register of Historic Places should be
considered for local preservation designation.
(2)
Any improvement, site or historic district, whether
eligible for the National Register or not, may be designated a local
landmark for any of the following reasons:
(a)
The structure, site or district exemplifies
or reflects the broad cultural, political, economic or social history
of the nation, state or community;
(b)
The structure, site or district is identified
with historic personages or with important events in national, state
or local history;
(c)
The structure site or district embodies the
distinguishing characteristics of an architectural type inherently
valuable for a study of a period, style, or method of construction
or of indigenous materials or craftsmanship; or
(d)
The structure, site or district is representative
of the notable work of a master builder, designer or architect whose
individual genius influenced his or her age.
B.
Policies for exterior alterations.
(1)
The distinguishing original qualities or character
of a building, structure or site and its environment should not be
destroyed. The removal or alteration of any historical material or
distinctive architectural feature should be avoided.
(2)
All buildings, structures, and sites should be recognized
as products of their own time. Alterations which have no historical
basis and which seek to create an earlier appearance shall be discouraged.
(3)
Changes which may have taken place during the course
of time are evidence of the history and development of a building,
structure or site and its environment. These changes may have acquired
a significance in their own right, and this significance should be
recognized and respected.
(4)
Distinctive stylistic features or examples of skilled
craftsmanship which characterize a building, structure or site should
be treated with sensitivity.
(5)
Deteriorated architectural features should be repaired
rather than replaced. In the event replacement is necessary, the new
material should match the material being replaced in composition,
design, color, texture and other visual qualities. Repair or replacement
of missing architectural features should be based on accurate duplications
of features, substantiated by historical physical or pictorial evidence
rather than conjectural designs or the availability of different architectural
elements from other buildings or structures.
(6)
The surface cleaning of structures should be undertaken
with the gentlest means possible. Sandblasting and other cleaning
methods that will damage the historic building materials shall not
be undertaken.
(7)
Every reasonable effort should be made to protect
or preserve archaeological resources affected by, or adjacent to,
any acquisition, protection, stabilization, preservation, rehabilitation,
restoration or reconstruction project.
C.
Policies relating to new construction in historic
districts.
(1)
The mass, volume and setback of proposed structures
should appear to be compatible with existing buildings in the immediate
area.
(2)
The facade of new or remodeled structures should maintain
a compatible relationship with those of existing structures in terms
of windowsill or header lines; proportion of window and door openings;
horizontal or vertical emphasis of major building elements; and extent
of architectural detail.
(3)
The building materials and colors used should complement
and be compatible with other buildings in the immediate area.
(4)
The sizing, design and placement of signs should fit
the building and be comparable to signs in adjacent structures.
(5)
All landscaping and parking provisions should compliment
and be compatible with improvements in the immediate area.
D.
Policies relating to demolition.
(1)
No building or structure should be demolished if it
is of such architectural or historic significance that its demolition
would be detrimental to the public interest, contrary to the general
welfare of the Village of Mazomanie or detract from the general historic
character of the Historic District.
(2)
Any new structure which is proposed to be constructed
or any change in the use which is proposed to be made should be compatible
with the buildings and environment of the historic district in which
the subject property is located.
The following preservation guidelines represent
the principle concerns of the Historic Preservation Commission regarding
this historic designation. However, the Commission reserves the right
to make final decisions based upon particular design submissions.
These guidelines shall be applicable only to the Downtown Historic
District. Nothing in these guidelines shall be construed to prevent
ordinary maintenance or restoration and/or replacement of documented
original elements.
A.
Guidelines for rehabilitation These guidelines are
based upon those contained in the Historic Preservation Ordinance
for the Village of Mazomanie.[1] These guidelines are not intended to restrict an owner's
use of his/her property but to serve as a guide for making changes
which will be sensitive to the architectural integrity of the structure
and appropriate to the overall character of the district.
(1)
Roofs.
(a)
Retain the original roof shape. Avoid making
changes to the roof shape which would alter the building height, roofline,
pitch or gable orientation. Dormers, skylights and solar collector
panels may be added to roof surfaces if they do not visually intrude
on those elevations visible from the right-of-way.
(b)
Retain the original roofing materials, wherever
possible. Avoid using new roofing materials that are inappropriate
to the style and period of the building and neighborhood.
(c)
Replace roof coverings with new materials that
match the old in size, shape, color and texture. Avoid replacing deteriorated
roof coverings with new materials which differ to the extent from
the old in size, shape, color, and texture that the appearance of
the building is altered.
(2)
Exterior finishes.
(a)
Masonry.
[1]
Unpainted brick or stone should not be painted
or covered. Avoid painting or covering natural stone and unpainted
brick. This is likely to be historically incorrect and could cause
irreversible damage if it was decided to remove the paint at a later
date.
[2]
Repoint defective mortar by duplicating the
original color, style, texture and strength. Avoid using mortar colors
and pointing styles which were unavailable or not used when the building
was constructed.
[3]
Clean masonry only when necessary to halt deterioration
and with the gentlest means possible. Sandblasting brick or stone
surfaces is prohibited.
[4]
Always replace or repair deteriorated material
that duplicates the old as closely as possible.
(b)
Stucco. Repair stucco with a stucco mixture
duplicating the original as closely as possible in appearance and
texture.
(c)
Wood.
[1]
Retain original material, whenever possible,
and avoid removing architectural features such as half-timbering,
window architraves and doorway pediments. An architrave is a molded
ornament skirting the head and sides of a door or window. These are
in most cases essential parts of a building's character and appearance
that should be retained.
[Amended 12-8-2006 by Ord. No. 2006-2]
[2]
Repair or replace deteriorated material with
new material that duplicates the appearance of the old as closely
as possible. Avoid covering architectural features with new materials
which are inappropriate or were unavailable when the building was
constructed, such as artificial stone, brick veneer, asbestos or asphalt
shingles, or vinyl or aluminum siding.
(3)
Windows and doors.
(a)
Retain existing window and door openings that
are visible from the public right-of-way. Retain the original configuration
of panes, sash, lintels, keystones, sills, architraves (molded ornaments
skirting the head and sides of a window or door), pediments, hoods,
doors, shutters, and hardware. Avoid making additional opening or
changes in the principal elevations by enlarging or reducing window
or door openings to fit new stock window sash or new stock doors sizes.
Avoid discarding original doors and door hardware when they can be
repaired or reused.
[Amended 12-8-2006 by Ord. No. 2006-2]
(b)
When replacing window sash and doors, respect
the stylistic period or periods a building represents and duplicate
the original window sash and door design. Avoid using inappropriate
sash and door replacements such as unpainted, galvanized aluminum
storm and screen window combinations or plastic metal strip awnings
or fake shutters. Avoid using modern-style window units such as horizontal
sliding sash in place of double-hung sash or the substitution of units
with glazing configuration not appropriate to the style of the building.
(4)
Porches, trim and ornamentation.
(a)
Retain and avoid altering porches and steps
visible from the public right-of-way that are historically and architecturally
appropriate to the building.
(b)
Retain trim and decorative ornamentation, including
copings, cornices, cresting, finials, railing, balconies, oriels,
pilasters, columns, chimneys, bargeboards or decorative panels. An
oriel is a bay window, especially one built out from a wall and resting
on a bracket or similar support. Repair or replace, when necessary,
deteriorated material with new material that duplicates the old as
closely as possible.
[Amended 12-8-2006 by Ord. No. 2006-2]
B.
Guidelines for streetscapes. Maintain the height,
scale, mass and materials established by the buildings in the district
and the traditional setback and density of the block faces. Use traditional
landscaping, fencing, retaining walls, signage and streetlighting
which are compatible with the character and period of the district.
C.
Guidelines for new construction. It is important that
new construction be designed so as to harmonize with the character
of the district. A positive feature of the Downtown Historic District
is that it is an eclectic collection of buildings representing a broad
range of architectural styles, dating from the 1860's to the 1930's.
It is not the intention of this plan that new construction should
try to emulate or copy past styles. It is the intention of the plan
that new construction should reflect the traditional siting, scale
and form of existing buildings. Siting refers to setback distance,
spacing between buildings, their orientation and their relationship
to each other. Scale refers to the overall height and bulk of new
buildings and their compatibility with existing structures. Form refers
to the profiles of roofs and building elements which project and recede
from the main block. New construction should express the same continuity
established by existing buildings within the historic district.
D.
Guidelines for demolition. Although demolition is
not encouraged and is generally not permissible, there may be instances
when demolition may be acceptable if approved by the Historic Preservation
Commission. The following guidelines shall be taken into consideration
by the Commission when reviewing demolition requests:
(1)
Condition. A demolition request may be granted when
it can be clearly demonstrated that the condition of a building or
a portion thereof is such that it constitutes an immediate threat
to health and safety.
(2)
Importance. Consideration will be given to whether
or not the building is of historical or architectural significance
or displays a quality of material and craftsmanship that does not
exist in other structures in the area.
(3)
Potential for restoration. Consideration will be given
to whether or not the building is beyond economically feasible repair.
(4)
Additions. Consideration will be given to whether
or not the proposed demolition is a later addition which is not in
keeping with the original design of the structure or does not contribute
to its character.
(5)
Replacement. Consideration will be given to whether
or not the building is to be replaced by a compatible building of
similar architectural style and scale.
E.
Fire escapes. Additional required fire escapes shall
be designed and located so as to minimize their visual impact from
the public right-of-way.
F.
Signs. The installation of any permanent exterior
sign other than those now in existence shall require the approval
of the Commission. Approval will be based on the compatibility of
the proposed sign with the historic and architectural character of
the building and the district.
The program noted in this section consists of specific strategies for implementing the goals identified in § A420-5. The major features of the action program are four distinct strategies which combine the use of education, regulatory powers, economic incentives, and Village improvement programming. All of these strategies will require input and action from the members of the Historic Preservation Commission, the Mazomanie Historical Society, the Village Board and the Village staff. In general, the Historic Preservation Commission, with assistance from the Mazomanie Historical Society, should be charged with educational and public information responsibilities, designating landmarks and historic districts and reviewing changes to improvements on such properties. The Village Board should be the appeal review body for all regulatory actions of the Historic Preservation Commission. The Village staff should be responsible for keeping minutes of Historic Preservation Commission actions and serving as a liaison between the Village Board, the Historic Preservation Commission and the general public.
A.
Education strategy. In general, the Historic Preservation
Commission and Historical Society should provide a program for public
information. The Historic Preservation Commission members will organize
and conduct most of the public information programs associated with
historic preservation. The Village staff will be available to provide
some clerical and support help, but the impetus for education will
need to be sponsored by the Historic Preservation Commission and Historical
Society. Specific education programs may include the following:
(1)
Conduct walking tours and workshops.
(2)
Publish brochures and literature.
(3)
Provide plaques and signs where appropriate and resources
permit identifying historic sites.
(4)
Provide video tape or other audiovisual materials
promoting historic preservation.
(5)
Work with individual property owners to explain the
historic preservation goals and policies of the Village.
(6)
Provide technical information to property owners and
other individuals on construction techniques associated with preservation
and suggest methods to meet the design guidelines contained in the
Historic Preservation Ordinance.
B.
Regulatory strategy. The Village's development regulations
should be used to require the preservation and maintenance of designated
landmarks. The Historic Preservation Commission should be charged
with designating landmarks, landmark sites and historic districts
and reviewing proposals for changes to improvements on these properties.
[Amended 12-8-2006 by Ord. No. 2006-2]
C.
Economic incentive strategy. The financial advantages
to business and property owners in maintaining and preserving historic
structures provide the "carrot" element of the program for historic
preservation. Increased property values and business activity provide
the primary economic incentives; these are supplemented by incentives
provided by tax regulations and the possibility of public financial
assistance. The federal government through its tax incentive programs
and grants-in-aid program has maintained a public policy of providing
economic incentives for historical preservation. Through block grant
programs and other techniques for providing local development incentives,
such as tax incremental financing, the Village has the opportunity
to provide additional incentives for historic preservation. The following
specific actions are recommended as a means of implementing an economic
incentive strategy for historic preservation:
(1)
The Historic Preservation Commission should provide
written material and communicate through other media concerning the
availability of federal tax incentives for historic preservation.
In particular, information on the twenty-five-percent tax credit program
for improvements to certified commercial and income-producing property
as provided by the Economic Recovery Tax Act of 1981 should be made
widely available.
(2)
The Village Board should explore the opportunity of
utilizing federal block grant funding for loans or grants for the
rehabilitation of locally designated landmarks.
(3)
The Village Board should consider establishing a revolving
loan fund from general revenue or other local revenue sources to assist
the rehabilitation of locally designated landmarks.
(4)
Potential low-interest loans may be available from
local lending institutions for facade improvements.
D.
Village municipal property strategy. Several historic
buildings are publicly owned structures. The Village has the opportunity
to set an example, act as a steward and be a leader in the area of
historic preservation by assuring that public capital improvements
are sensitive to the historic integrity of landmarks and historic
districts. The following specific steps should be taken to screen
public actions for historic sensitivity:
(1)
All Village improvement programs which will impact
designated landmarks or properties identified in the intensive survey
as significant should be reviewed by the Historic Preservation Commission.
(2)
All proposed Village improvements within designated
historic districts should be reviewed by the Historic Preservation
Commission for historic sensitivity. Where affordable, street furniture,
public lighting and pavement surfaces within historic districts should
be designated to integrate into the character of the district.
Historic preservation planning is most meaningful
if it is coordinated with other planning activities of the Village
of Mazomanie. The Historic Preservation Plan reflects this coordination
in two ways:
A.
Goals.
(1)
The goals for historic preservation must compliment
and reinforce community goals as expressed in the soon to be developed
Village Master Plan. At its most general level, historic preservation
planning reinforces the concern for the aesthetic and visual elements
of the urban experience. Preservation of historic structures and districts
is viewed as part of an overall program to encourage quality urban
design.
(2)
The goals of historic preservation planning also restate
and reinforce the Village's goals for economic development and revitalization.
The economic benefits of historic preservation have been well documented
nationwide. These benefits range from high job creation ratios and
spin-off economic benefits to properties adjacent to historic structures
to cost-effectiveness of rehabilitation over new construction.
B.
Specific implementation.
(1)
The strategies for implementation of historic preservation
goals are closely associated with the downtown revitalization strategies
already being implemented in the Village of Mazomanie.
(2)
The action program described in this plan is designed
to integrate into the efforts of Village staff and the Village Board.
The Historic Preservation Commission is expected to work closely with
each of these groups to coordinate its historic preservation efforts
with other planning activities in the Village.
