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Boyne City Main Street

Design Guidelines

BOYNE CITY MAIN STREET DESIGN GUIDELINES

Approved by Boyne City Main Street Board – June 2, 2011.

1

Overview and Map . . . . . . . . . . . . . . . . . . . . . . . . . .3Existing Buildings & Historic Preservation . . . . .4New Construction . . . . . . . . . . . . . . . . . . . . . . . . . .17Transitional Commercial District . . . . . . . . . . . . .20Appendix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23

The Boyne City Main Street guidelines are written to provide propertyowners the most appropriate methods for preserving the historic integrity of their buildings while continuing to efficiently operate nowand in the future.

The guidelines are intendedto help businesses maintainand develop properties ineach district by implement-ing fundamental principlesof historic preservation

Contents

2 Boyne City Central Commercial District

Park

Str

eet

East

Str

eet

M-7

5

M-75 S

Lake

Str

eet

Fron

t Str

eet

Main Street

Ray Street

Water Street

River Street

Edward Jones

Indo China GardensBoyne Country AntiquesBoyne Area ChamberBoyne City Main Street Bernadette Beyer, LMFT

S & K Marathon

Forgotten TreasuresA-Beautiful Nails & Spa

Robert Banner PC

Family Barbershop

Klevorn & Klevorn PC

Freshwater Art Gallery

State Farm Insurance

Lake Street Pub

Lake Charlevoix Co�ee

Charlevoix State Bank

North Harbor Real Estate

Mary’s of Boyne

Boyne City Bakery

Paga Family Dentristy

AmericanLegion

Lake StreetMarket Deli

KruzelInsurance

Visitors Center

City Hall,Police, Fire,

Ambulance,MSU Extension,

Future BoyneHeritage Center

Public Restrooms

I Lov

e Bo

yne

City

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en v

ogue

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Subw

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Sol

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Gre

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Ass

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Wea

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dvis

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Prog

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ive

Den

tal C

are

Mas

onKa

mm

erm

ann

& R

ohrb

ack

PC

Wat

er S

tree

t Inn

The Max Car Wash

Self-Indulgence Salon

Floy

d &

Todd

Wrig

htBu

ilder

s

Create: CommunityArts Studio

Boyn

e D

istr

ict

Libr

ary

Boyne CitySchool DistrictEarly LearnersProgram and

Grain Train

Boyn

e Vall

ey

Chiro

prac

tic C

ente

r

Shag

gy’s

Copp

er

Coun

try Sk

is

North

ern

Auto

Glass

Bay A

rea

Man

agem

ent

F.O. Barden & Son Lumber

Boyn

e Ci

ty A

uto

Part

s

Consumers Energy

Boyne City MotelThe Wood ShopHubble Insurance Agency

GazeboFountain

PlaygroundCity Marina

Fishing Pier

Pavilion

CommunityPlayground

NorthBoat Launch

South Boat Launch

Shopper’s Dock

VETERANSPARK

To Young State Park,Ridge Run Dog Park,

Open Space ParkBC School Forest Trails,

The Hill Nature Center

SUNSET PARK

LAKE CHARLEVOIX

BOYNE RIVER

OLD CITY PARK RIVERSIDE PARK

RIVERWALK

RIVERWALK

«

To Peninsula BeachTo Tannery Beach, Whitings Park

««

To 131, Boyne City Municipal

Airport,Boyne Mountain,

Industrial Park,BC Public Schools,

other retail and service businesses

«

«

«

To Avalanche Park

To Rotary Park

«

Lynda’sReal Estate

Cap

Trus

t Fin

anci

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ign

Wat

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hof

the

Nat

ivity

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Boyn

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Colle

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olla

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Bob

Mat

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For

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Sanc

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assa

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H&

R Bl

ock

Wol

verin

e D

ilwor

th In

n

F.O.E. Eagles

Huntington Bankbalanced living yoga and fusion studio

NorthernMichiganPremierProperties

One Water StreetAlpineChocolat Haus

Kidd & LeavyReal Estate

Café Santé

Char-Em AppraisalLE Design

One Water MarinaBoyne Watersports

Northern Michigan Sports Medicine CenterLashes and Lace Salon

BoyneTheatre

Boyne CityTaproom

Stiggs Brewing Company

Boyn

e Tr

adin

g Co

mpa

ny

4 Front Credit UnionBC Pizza NorthBoyne Area Medical CenterBoyne MarathonBoyne Rehab CenterDollar GeneralElite EnergeticsFamily Fare SupermarketHoneywell AerospaceLake Street Veterinary

Little CaesarsNorthern Pet SalonPark View Family DentistryPar-T-PakRed Brick SalonStarbucksSummertree Residential CenterWild Wild West Tobacco

Downtown

WaterStreet

Center

Boyne City Massage & Bodyworks

Boyne City Gazette

Camp QualityCenter of Attention PhotographyFriggy’s Sobo PubMichael D. Gee CounselingPyramid of HopeSage WellnessUpsy Daisy Floral

Boyne Co-opTrue Value

Boyne City Visitors Center (231) 582-6222

1

5

6

2

3

10

4

9 8

7

Farmers Market

POCKETPARK

SculpturesFood / BeverageRetailLodgingProfessional/ServicesPublic RestroomsPublic / MunicipalParkingPublic WI/FI*

Historic Preservation in the Central Commercial District 3

This manual was developed by the BoyneCity Main Street / Downtown DevelopmentAuthority Design Committee to help businessowners, property owners and developersthroughout the Main Street / DowntownDevelopment Authority District maintain andenhance the historic qualities of theirproperties that are so important to thecommunity. The guidelines provide propertyowners the most appropriate methods forpreserving the historic integrity of theirbuildings while

continuing to operate them as modernbusinesses.

A guiding principle in creating the designguidelines is to celebrate the Boyne City ofyesterday and today while looking totomorrow. The goal is to create anenvironment that integrates retail, servicebusinesses, the arts and culture, andhousing into a dynamic downtown.

The Boyne City Main Street/DDA Districtencompasses properties in four distinctzoning districts: the Central BusinessDistrict; the Transitional Commercial District;the Waterfront Marina District; and GeneralCommercial District. Guidelines offered inthis manual are for the Central BusinessDistrict and the Transitional CommercialDistrict. For design guideline information inthe Waterfront Marina District andCommercial General District contact theBoyne City Planning Department.

Overview

4 Historic Preservation in the Central Commercial District

Existing Buildings & Historic Preservation

General Design Guidelines

The primary goal of historic preservation isto keep what remains of the historiccharacter of a building. The character of abuilding’s exterior is expressed throughsurviving original features such as roof type,doors and windows, cladding, trim, andornamentation. Maintaining the historicintegrity of a building involves the processof identifying, retaining, and preservingthose features and qualities that define abuilding’s historic appearance. Where all ormost of these features have been changed,the building’s integrity is effectively lost.

When working on old buildings, twocommon mistakes actually damage historicvalue rather than preserve it. One mistake isto add historic features to a building thatnever were there. The other common error isto make an old building look new or modern.

Even in cases where some of the originalfeatures of a building have been altered orlost, there are ways to re-establish thebuilding’s historic appearance. Reproducingthe building’s original features ordeveloping a new, compatible design arestrategies that can meet historicpreservation standards.

The following general guidelines apply to allexterior work and/or interior work thataffects the exterior of an existing historicbuilding. They are based on the Secretary ofInterior’s Standards for Rehabilitation. (seeappendix)

What is it called? What is it made from?

Parapet Galvanized sheet metal, Cornice brick, wood

Lintel Stone, brick

Masonry corbelling Brick

Window Wood double-hung sash

Muntins Wood

Sill Stone, brick

Storefront cornice Galvanized sheet metal, wood

Transom Glass/wood

Display window Glass

Bulkhead Wood millwork

Column Brick, cast iron/millwork

Pilaster Brick,cast iron/millwork

5

Exterior Work

If the original feature is intact, retain it as iswithout altering or covering it. When theoriginal feature is in need of repair, do therepair work in place if possible, using thegentlest methods available to avoiddamaging the original materials.

If the original feature has deterioratedbeyond repair and must be replaced,replace it with materials that duplicate asclosely as possible the original in size,shape, and texture.

Do not replace missing features withconjectural or falsely historicreconstructions, or with newly designedelements that are incompatible with thebuilding’s size, scale, and materials. Where paint is required, consider colorsthat are appropriate to the historicbuilding or district.

Historic Preservation in the Central Commercial District

Masonry

Masonry refers to building materials – stone,brick, concrete block, tile, terra cotta, orstucco – that are used to construct andornament building walls and architecturalelements, such as chimneys, parapets, andsteps. As construction material, masonryconsists of individual units of brick, block, orstone, and mortar, a bonding material.Mortar primarily plays a structural role, butalso contributes to the visual character ofthe building.

Masonry is a highly durable buildingmaterial, but it is particularly vulnerable toinappropriate cleaning and repair. Properassessment of underlying problems,particularly those related to water damage,is critical before deciding on repair andtreatment.

Guidelines: Retain original masonry and mortarwhenever possible without the applicationof any surface treatment. Concealing originalmasonry is not recommended.

Clean masonry only when necessary to haltdeterioration or remove heavy soiling. Usegentlest means possible to prevent damageto masonry surfaces.

Apply paint only to areas that have beenpreviously painted.

Where there is evidence of deterioration,duplicate old mortar in strength,composition, color, and texture. Replace oldmortar joints in width and in joint profile.

Sandblasting brick or stone surfaces usingdry or wet grit or other abrasives is stronglydiscouraged as it will mar, damage, andweaken the masonry. High pressure watercleaning methods should also be avoidedsince they can damage and weaken themasonry.

When necessary, replace masonry units orfeatures of brick, stone, terra cotta, and/orconcrete using the same materials, or onethat is a compatible substitute material,matching the original in size, color, texture,density, and profile.


7Historic Preservation in the Central Commercial District

Wood

In the late 1800s, brick and stone replacedwood as the most common constructionmaterial for commercial buildings. However,wood still appears frequently as functionalcomponents and decorative features ofmany buildings, including clapboard siding,cornices, windows, and storefront framing.

Wood is especially susceptible to thedestructive effects of weathering; exposureto moisture and sunlight are particularlydamaging. Historically, this is the primaryreason all wood was painted, and becauseof this precedent, all new wood should be painted.

Guidelines: Do not replace missing wood features withnew elements that do not have historicprecedent.

Do not resurface wood buildings with newmaterials that are inappropriate or wereunavailable when the building wasconstructed, such as artificial stone, metal,or vinyl siding.

Consider using new wood siding whenreplacement of siding material is required.Match proportions and profiles of newmaterial to existing siding, and use smooth-faced, knot-free material.

Install any siding material in a way that doesnot obscure or damage historic ornament,such as fish scale shingles, window casings,sills, hoods, and corner boards.

Paint surfaces to protect wood fromdeterioration.


Metal

Architectural metals include both cast andsheet metals. In the district, cast metal wasgenerally used for storefront columns anddisplay window framing systems. Pressedsheet metal was frequently used to formcornices – at the roofline and storefrontlevels – and window hood moldings.

While cast iron pieces are difficult to repair,sheet metal elements can be repaired fairlyeasily through patching. For those iron-based materials that will rust, regularpainting of metal elements is an essentialmaintenance technique.

Guidelines: Retain and repair original metal architecturalfeatures such as pressed metal cornices,window hoods, and cast iron columns.

Clean metal features only where suchcleaning will not damage historic color,texture, or patina. Any cleaning treatmentshould use the gentlest means possible,using methods that do not abrade thesurface.

Do not expose to the elements metal typesthat require protection. Paint metal typessuch as cast iron or pressed tin. Do not applypaint or other coatings to metals that werehistorically meant to be exposed, such as copper.

When replacing missing metal architecturalfeatures, consult historical photographs orcomparable structures in the district forscale, design, and proportion of newfeatures.


Cornices

A cornice is the uppermost protectiveportion of a wall that is often treated in adecorative manner. In addition to a primarycornice crowning the top of a facade,commercial buildings often have asecondary, or storefront, cornice thatprovides a horizontal division betweenstreet-level and upper stories.

Guidelines: Repair and retain original corniceswhenever possible.

If an existing cornice has deterioratedbeyond repair and must be replaced,reconstruct the original design as closely aspossible.

When reconstructing a cornice that hasbeen previously removed, consult historicalphotographs or comparable structures inthe district for scale, design, and proportion.

When historical photographs are notavailable, contemporary replacementsshould be simple and harmonic withexisting scale, materials and size of thebuilding while avoiding a false historic look.


Doors

Doors are often a visual focus of commercialand civic buildings; thus, the appearance ofan entry can be very important in definingthe overall character of a building. As withwindows, doors are architectural elementsthat are frequently subject to replacement –often needlessly, when simple repair canmake them sound and functional.

In the district, doors are of two primarytypes. Historically, storefront doors almostalways had full-height panes of glass, whilethe doors to residential units or offices on abuilding’s upper floors often had half-heightglass panels.

Guidelines:Retain original doors and door hardwarewhenever possible.

If the replacement of an existing originaldoor is necessary, select a manufactureddoor or have a new door built with the samedesign, materials, and proportions as the original.

When no evidence of the original doorexists, choose a replacement that iscompatible with the proportions, design,and materials of the building. Wood paneleddoors with full-height glazing are preferredfor storefront door openings. Wood paneleddoors with half-height glazing are generallypreferred for second floor entrances. Select replacement door hardware that isconsistent with historic hardware in designand finish.

Do not reduce the size or proportions oforiginal door openings to install

Storefront with Original Doors

Storefront with inappropriate Replacement Doors.


Roofs

Most of the commercial buildings have roofsthat are flat or slightly sloped in profile andare not visible behind parapet walls.Buildings of wood construction frequentlyhave gabled roofs with the end facing thestreet. Since the surfaces of a gabled roofare visible from the street, replacementroofing for this roof type should becompatible with the original material.

Additional historic roof features present inthe district include chimneys, skylights, androof ventilators. Retaining these existingfeatures is also a preservation goal.

Guidelines: Do not alter the form of the roof and/orchange its character by adding inappropriatefeatures, such as dormers or skylights on agabled roof.

Replace deteriorated roof coverings that arevisible from the street with new roofing thatis compatible with historic precedents in thedistrict.

A rubber membrane covering for a flat roofis acceptable. When installing white or light-colored membrane roofing on a flat roof,avoid wrapping the membrane over the topand sides of parapet walls so that thematerial is visible from the street. Use adark-colored metal cap, or dark-coloredfasteners to secure the membrane.

Take every effort to reduce the visual impact of new roof features such asantennae, satellite transmitters, skylights,and air conditioning units.


Original Window

The original window frame and sash fits the arched opening.

Inappropriate Replacement

The replacement window is too small for the original opening. Do not fill in the original opening

to accommodate a smaller-sized window.

Inappropriate Replacement

The rectangular shape of the upper replacementsash does not fit the original arched

window opening.

13

Windows

Most commercial buildings were designedwith large, plate glass display windows onthe lower story and smaller, double-hungwindows above. Upper-story windows oftenreceived decorative treatment – originalhoods and moldings are still evident onmany buildings.

Windows are major design features thatfrequently have been altered due to theharsh climate and a lack of maintenance. In anumber of cases, window replacement hasseriously compromised the historicappearance of buildings.

Older windows can often be repaired orretrofitted to match the thermal andoperational performance of new windows.However, when replacement windows areneeded, new windows are available thatreplicate the visual qualities of historicwindows.

Guidelines: Do not alter original window openings either toblock-in a window, or to install a window that islarger or smaller than the original opening.

Any new window openings required bybuilding code should be located, wheneverpossible, on secondary facades.

Whenever possible, retain and repair existingwindows including the window sash, glass,lintels, sills, hoods, and hardware.

Replace deteriorated window parts byduplicating the materials, design, and hardwareof the original window, including the molding,casing, trim, and sash.

Retain and repair existing original windowswherever possible. If windows are beyondrepair, then replacement windows must matchthe design, size, proportions, and profile of theexisting original windows. Wood replacementsare recommended. Metal-clad replacementswith a painted finish are acceptable.

Use sheets of clear, non-reflective and non-tinted glass when replacement is necessary.Double-paned thermal glass is acceptable.

Do not install new floors or dropped ceilingsthat block the glazed area of historic windows.

Install storm windows that match the shape ofthe original window. Vinyl windowreplacements are discouraged.

Wood or wood-clad storm windows arepreferred. Aluminum combination stormwindows are allowed. However, when windowsof this type are installed over historic windows,they must be attached within the blindstop ofthe original window. Unpainted aluminumstorm windows are discouraged.

Do not install inappropriate new windowfeatures such as fixed awnings or imitationshutters that detract from the historic characterand appearance of the building.

Historic Preservation in the Central Commercial District


Rehabilitation work should preserve and/or replace in-kind character-defining features and materials. Above are components of an historic storefront in the district.

Changes to this building have diminished itshistoric appearance.

Inappropriate Storefront ModificationAppropriate Storefront Modification

Removal of display, transom and bulkheadwindows

Removal of original door and installation ofmodern replacement.

Upper cornice

Storefront cornice

Transom

Display window

Bulkhead

Second floor access

Recessed entry


Storefronts

Street-level storefronts play a dominant rolein conveying the historic appearance andfeeling of Boyne City’s downtown district.Appropriate storefront design is also key tothe success of businesses in the downtownarea. The commercial district has a variety ofstorefronts, but many show a similararrangement of these standard components:display windows, bulkheads (the areabeneath the display window), recessed entrydoors, transoms, and cornices.

In converting downtown buildings to newuses, some of Boyne City’s historiccommercial storefronts have been closed in,covered over, or greatly altered. A betterapproach to accommodating a new first-floor use is through a sensitive rehabilitationthat retains the storefront’s character-defining features. If needed, interior screens,blinds, curtains, or other materials set backfrom the window can create privacy withoutremoving display windows or otherimportant storefront elements.

Guidelines: Retain and repair significant historicstorefront elements and materials. Attempt to return the storefront to its historicappearance. Do not add architectural detailsthat were not part of the original design.

Do not block in large display windows orreduce the size of the original window areawith smaller, inset windows.

Maintain the commercial character of thestorefront, even if its use has changed.

If a new storefront design is required,incorporate traditional storefrontcomponents that harmonize with the rest ofthe building and neighboring structures.

Contain new storefront construction withinthe first floor portion of the facade,maintaining the distinct yet visuallycompatible relationship with the building’supper stories.

When original elements are missing and/orhistoric materials are deteriorated, the use ofcomparable substitute materials may beconsidered. However, the use of extrudedaluminum storefront window framing is not preferred.

Retain historic storm enclosures. Newenclosures should be constructed of woodand composed primarily of glass. Newenclosures must be removable and theirdesign should be based on historicprecedents.

Installation of storefront awnings is encouraged. Awnings must be mounted below the storefront cornice andabove display and transom windows.Awnings must be retractable and constructedof woven material.


Guidelines: Make it visibly clear that the addition is asecondary component. The existing buildingmust remain dominant.

If the proposed addition cannot be locatedat the rear of the building and/or is large inrelation to the original structure, theaddition should conform to the guidelinesfor new construction.

Building additions should be compatiblewith the size, scale, material, and characterof the original building.

Do not use decorative architectural detailsand ornamentation that borrow fromhistorical periods not represented in thedistrict, such as “gingerbread” spindles orexterior window shutters.

Wherever possible, new additions oralterations to structures should beconstructed in such a manner that, ifremoved in the future, the form andhistorical integrity of the structure would be unimpaired.

Additions

When additional space is required in abuilding, it is possible to design an additionthat maintains the structure’s historiccharacter. First, however, it should bedetermined that an addition is definitelyneeded – that extra space cannot be gainedthrough a reorganization of the interior.

In designing additions, make certain that theoriginal historic structure remains the primarybuilding block with the addition seen as asubordinate component. A passerby on thestreet should be able to determine where theoriginal structure ends and where theaddition begins. The goal is to make theaddition compatible with the original buildingbut identifiable as new construction. This canbe achieved by using similar materials, designelements, and proportions.

Facades are not set backfrom the sidewalk

17

New Construction

New buildings constructed on open lotsshould be compatible with neighboringhistoric buildings and with the generalcharacter of the civic and commercialdistrict. In the downtown, individual

structures form a continuous row of facadesthat define the street. Any new buildingshould fit into this framework and beparticularly sensitive to the design qualitiesof adjacent buildings.

Guidelines: Make certain that the intended use anddesign of the proposed building meets allapplicable regulations, including the City of Boyne City Zoning Ordinance.

Design new construction to be compatiblewith adjacent historic buildings maintaining consistency in size, proportion, and building materials.

New designs based on, or inspired by, thearchitectural styles present in the district are encouraged.

Do not add features that might appearhistoric but were never found on buildingswithin the district including, for example,applied ornamental shutters and small-paned windows.

New ConstructionNew Construction in the Central Commercial District

The Central Business District is locatedbetween Main Street and State Street fromBoyne Avenue to Front Street. In this area,walkability and pedestrian comfort are topdesign goals for development. All availableon-street parking should be used, andadditional parking should be developed tothe rear of buildings.

Two-story buildings should be developed,allowing for second story office orresidential opportunities. Buildings shouldbe built up to the sidewalk and up to theside lot lines. They should have brick ornatural surface facades in colors typical oftheir composition – earth tones, or mutedyellows, blues, and greens. Natural surfacefacades have a fine-grained texture givingbuildings a warmth which invite passers-byto pause and look in the windows.

Windows on buildings in the CentralBusiness District should occupy between60% and 70% of the first-floor façade area,and should begin about two and a half feetabove the sidewalk. On upper floors,windows should occupy about 30% to 60%of the façade.

18 New Construction in the Central Commercial District

19New Construction in the Central Commercial District

The vertical appearance of two-story or tallerbuildings should be broken up withhorizontal detailing; the goal is for thebuildings to define the street space.Detailing, like a storefront cornice anddifferent window design on the upper floors,make two- and three-story buildings morewelcoming. Side and rear facades should befinished in complementary manner to thefront of the building, but need not be asdetailed.

(Figure 3) The zoning ordinance allows forcanopies and awnings, and the DesignCommittee encourages complementarycolors, and sturdy materials and installationas the winds blowing off Lake Charlevoix canget intense even on the mildest days.

Detailed sign design recommendations,including sandwich board sidewalk signs,can be found in the sign guidelines (page23), but in general, they should beproportional to the building façade,designed to quickly communicate thebusiness identity and products, and use asimple color palate which complements the building.

Outdoor displays of merchandise and caféseating on the sidewalks are great ways tobring vitality to the public space outsideyour business. These activities are regulatedby the city; call the Planning Department at(231) 582-0337 for more information.

Approved Retractable Awning. Inappropriate Fixed Awning

FIGURE 3

New Design in the Transitional Commercial District

This district mainly extends north of StateStreet along two blocks of Lake Street, andalong Park Street between State Street andNorth Street. Historically this area was a mixof single-family homes, industrial uses,commercial enterprises, and offices. Thecity’s land use plan and waterfront masterplan envision this area becoming anextension of the core downtown, to promoteaccess to and activity in the city parks alongLake Charlevoix. With this in mind, two-story development set as close to thesidewalk as possible is most desirable.

Since on-street parking is not available onLake Street, opportunities for quick-stoppatrons to visit stores and then linger andstroll the other destinations in the district isachieved by shared access to parking behindbuildings fronting Lake Street. Sharedparking areas with pedestrian-scaled accesscorridors between these buildingsconnecting the parking and the Lake Streetsidewalk will make this district walkable.

Building materials should predominantly beof brick and natural materials, and the colors

should complement the colors of theadjacent lake and parks. Windows shouldoccupy 60% to 70% of first floor facades, inthe area from two and a half feet above theground to eight feet off the ground, and30% to 60% of upper floors.

Architectural detailing should differentiateground floors from upper stories. Thesebuildings will be seen from parks and thelake as well as by sidewalk pedestrians andpeople driving down the road. Side and rearfacades should be finished incomplementary manner to the front of thebuilding, but need not be as detailed.

Boyne CityTransitional Commercial

District

20 New Design in the Transitional Commercial District

21

Appendix The Secretary of the Interior's Standards for RehabilitationIntroduction to the Standards

The Secretary of the Interior is responsiblefor establishing standards for all programsunder Departmental authority and foradvising Federal agencies on thepreservation of historic properties listed inor eligible for listing in the National Registerof Historic Places.

The Standards for Rehabilitation (codified in36 CFR 67 for use in the Federal HistoricPreservation Tax Incentives program) addressthe most prevalent treatment."Rehabilitation" is defined as "the process ofreturning a property to a state of utility,through repair or alteration, which makespossible an efficient contemporary use whilepreserving those portions and features ofthe property which are significant to itshistoric, architectural, and cultural values."

Initially developed by the Secretary of theInterior to determine the appropriateness ofproposed project work on registeredproperties within the Historic PreservationFund grant-in-aid program, the Standards forRehabilitation have been widely used overthe years--particularly to determine if a

rehabilitation qualifies as a CertifiedRehabilitation for Federal tax purposes. Inaddition, the Standards have guided Federalagencies in carrying out their historicpreservation responsibilities for propertiesin Federal ownership or control; and Stateand local officials in reviewing both Federaland nonfederal rehabilitation proposals.They have also been adopted by historicdistrict and planning commissions across thecountry.

The intent of the Standards is to assist thelong-term preservation of a property'ssignificance through the preservation ofhistoric materials and features. TheStandards pertain to historic buildings of allmaterials, construction types, sizes, andoccupancy and encompass the exterior andinterior of the buildings. They alsoencompass related landscape features andthe building's site and environment, as wellas attached, adjacent, or related newconstruction. To be certified for Federal taxpurposes, a rehabilitation project must bedetermined by the Secretary to be consistentwith the historic character of the structure(s),and where applicable, the district in which itis located.

As stated in the definition, the treatment"rehabilitation" assumes that at least somerepair or alteration of the historic buildingwill be needed in order to provide for anefficient contemporary use; however, theserepairs and alterations must not damage ordestroy materials, features or finishes thatare important in defining the building'shistoric character. For example, certaintreatments--if improperly applied--maycause or accelerate physical deterioration ofthe historic building. This can include usingimproper repointing or exterior masonrycleaning techniques, or introducinginsulation that damages historic fabric. Inalmost all of these situations, use of thesematerials and treatments will result in aproject that does not meet the Standards.Similarly, exterior additions that duplicatethe form, material, and detailing of thestructure to the extent that they compromisethe historic character of the structure will failto meet the Standards.

TThe Standards (Department of Interiorregulations, 36 CFR 67) pertain to historicbuildings of all materials, construction types,sizes, and occupancy and encompass theexterior and the interior, related landscapefeatures and the building's site andenvironment as well as attached, adjacent, orrelated new construction. The Standards areto be applied to specific rehabilitationprojects in a reasonable manner, taking intoconsideration economic and technicalfeasibility.

1. A property shall be used for its historicpurpose or be placed in a new use thatrequires minimal change to the definingcharacteristics of the building and its siteand environment.

2. The historic character of a property shallbe retained and preserved. The removal ofhistoric materials or alteration of featuresand spaces that characterize a property shallbe avoided.

3. Each property shall be recognized as aphysical record of its time, place, and use.Changes that create a false sense ofhistorical development, such as addingconjectural features or architectural

elements from other buildings, shall not beundertaken.

4. Most properties change over time; thosechanges that have acquired historicsignificance in their own right shall beretained and preserved.

5. Distinctive features, finishes, andconstruction techniques or examples ofcraftsmanship that characterize a propertyshall be preserved.

6. Deteriorated historic features shall berepaired rather than replaced. Where theseverity of deterioration requiresreplacement of a distinctive feature, the newfeature shall match the old in design, color,texture, and other visual qualities and, wherepossible, materials. Replacement of missingfeatures shall be substantiated bydocumentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such assandblasting, that cause damage to historicmaterials shall not be used. The surfacecleaning of structures, if appropriate, shallbe undertaken using the gentlest meanspossible.

8. Significant archeological resourcesaffected by a project shall be protected andpreserved. If such resources must bedisturbed, mitigation measures shall beundertaken.

9. New additions, exterior alterations, orrelated new construction shall not destroyhistoric materials that characterize theproperty. The new work shall bedifferentiated from the old and shall becompatible with the massing, size, scale, andarchitectural features to protect the historicintegrity of the property and its environment.

10. New additions and adjacent or relatednew construction shall be undertaken insuch a manner that if removed in the future,the essential form and integrity of thehistoric property and its environment wouldbe unimpaired.

Information from National Park Service web-site:www.cr.nps.gov/hps/tps/tax/rhb/stand.htm

22

The Secretary of the Interior's Standards for Rehabilitation

23

SECTION 1 1.1 Introduction

Signs are one of the most noticeablevisual elements along Boyne City’scommercial streets and State Trunk Line.Not only do signs communicatesomething about goods and servicesbeing offered at a particularestablishment, they also communicatesomething about the quality of thebusinesses and the image of thecommunity in general. Taken togetherwith other visual elements in the City’senvironment, signs play a major role inhow people perceive Boyne City’s image.Well-designed signs that communicatetheir message clearly, without attemptingto compete for attention will help create amore pleasing visual environment alongBoyne City’s streets.

1.2 Sign Design Guidelines Organizationand Applicability

The sign design guidelines apply to allnew signs and the modification orreconstruction of existing signsthroughout the City. The purpose of thesesign design guidelines is four-fold:

1) Further implement the intent of theBoyne City Sign Ordinance.

2) Assist businesses and sign designers tobetter understand the City’sexpectations for well-designed, highquality signs.

3) Assist those responsible for reviewingsign permit applications by havingcriteria upon which to judgeappropriateness of sign designsubmittals.

4) Improve the overall quality of signsthroughout the City.

To achieve these goals, the sign designguidelines are divided into the following sections:

Section 2General Sign Design Guidelines. Thissection will describe basic sign designguidelines that are applicable to all signs,regardless of type.

Section 3:Design Guidelines for Specific Sign Types.This section describes design guidelinesspecific to sign types and identifies someof the development types in thecommunity where the signs might bemost appropriate.


This section provides basic designguidance for all signs, regardless ofspecific type or location within thecommunity. The guidelines address issuesrelated sign legibility, placement on thefacade, color and materials, and effectiveillumination,

2.2 Sign Legibility

• Use a brief message. The fewer thewords, the more effective the sign’smessage. A sign with a brief, succinctmessage is simpler and faster to read,looks cleaner, and is generally moreattractive. Businesses with long namesare encouraged to use a genericidentification (e.g., “CLEANERS”) ratherthan force too many words into theallowed sign area.

• Ensure legibility. An effective signshould do more than attract attention; itshould communicate its message clearly.Usually, this is a question of thereadability of words and phrases. Themost significant influence on legibility islettering style and spacing. Thefollowing guidelines should be used tohelp ensure that signs are easy to read.

• Use easy to read lettering styles. Avoidhard-to-read, intricate typefaces.Typefaces that are difficult to readreduce the sign’s ability to communicate.

• Avoid spacing letters and words too closetogether. Crowding of letters, words, orlines will make any sign more difficult toread. Conversely, over-spacing theseelements causes the viewer to read eachitem individually, again obscuring themessage. Lettering should not occupymore than 75 percent of the sign face.

• Limit the number of lettering styles inorder to increase legibility. A general ruleto follow is to limit the number ofdifferent letter types to no more thantwo for small signs (generally up to 10square feet) and three for larger signs.

• Encourage unique signs, but avoidtypefaces that are too faddish or bizarre.These typefaces may look good today,but may soon go out of style. The imageconveyed may quickly become that of adated and unfashionable business.

• Use significant contrast. If there is littlecontrast between the brightness or hueof the message of a sign and itsbackground, it will be difficult to read.Generally, light colored letters and adarker, contrasting background presentsthe most visible and best-looking image.

• Avoid signs with strange shapes. Signs

Sign guidelines

that are unnecessarily narrow or oddlyshaped can restrict the legibility of themessage. If an unusual shape is notsymbolic in nature, it will probably be confusing.

• Use symbols and logos. Pictographicimages will usually register more quicklyin the viewer’s mind than a writtenmessage. If the nature of the businesssuggests a particular symbol or logo toidentify the business, this should beincorporated into the sign.

2.3 Sign Placement

• Signs should be designed to relate tothe architectural features of the buildingon which they are located and createvisual continuity with other storefrontson the same or adjacent buildings.

• Signs should be placed at or near thepublic entrance to a building or mainparking area to indicate the most directaccess to the business.

• Signs should be placed consistent withthe proportions of the building’s façade.For example, a particular sign may fitwell on an upper, more basic wall, butwould overpower and obstruct the finerdetail of a lower storefront area. A signappropriate near the building’s entrymay look tiny and out of place above theground level.

• Signs should not be located so that theycover or interrupt the architecturaldetails or ornamentation of a building’sfaçade.

• Signs should not project above the edgeof the rooflines and should not obstructwindows and/or doorways.

• The location and extent of signs andadvertising should not obstructscenic views.

2.4 Sign Color

• Too many colors overwhelm the basicfunction of communication. The colorscompete with the sign’s content for theviewer’s attention. Limited use of theaccent colors can increase legibility,while large areas of competing colorstend to confuse and disturb. Colorsshould be limited to no more than threeon a single sign.

• Contrast is an important influence onthe legibility of signs. The most aestheticand effective graphics are producedwhen light colored letters and imagesare placed on a dark contrasting coloredbackground.

• Bright day-gb (fluorescent) colors shouldbe avoided as they are distracting anddo not blend well with other backgroundcolors.

• Sign colors should relate to andcomplement the materials or colorscheme of the buildings, including

accent and trim colors.2.5 Sign Materials

• Sign materials should be selected withconsideration for the architecturaldesign of the building’s façade. Signmaterials should complement thematerials on the façade and shouldcontribute to the legibility of the sign.

• Sign materials should be very durable.Paper and cloth signs are not suitable foroutside because they deterioratequickly. When wood is used, it should beproperly sealed to keep moisture fromsoaking into the wood and causing thesign’s lettering to deteriorate.

• The following sign materials areencouraged for downtown Boyne City:•Wood (carved, sandblasted, etched,properly sealed and painted,or stained)

•Metal (formed, etched, cast,engraved, and properly primed andpainted or factory coated to protectagainst erosion)

• Subtle custom neon tubingincorporated into sign or reminiscentof historic signs

2.6 Sign Illumination

• If the sign can be illuminated by anindirect source of light, this is usuallythe best arrangement because the signwill appear to be better integrated withthe building’s architecture. Light fixturessupported in front of the sign cast light

on the sign and generally a portion ofthe building as well. Indirect lightingemphasizes the continuity of thebuilding’s surface and signs become anintegral part of the facade. Conversely,internally illuminated cabinet signswhere only the sign face is illuminatedtend to stand out and not appearintegrated with the building’s facade.

•Whenever indirect lighting fixtures areused, care shall be taken to properlyshield the light source.

• Individually illuminated letters, eitherinternally illuminated or back-lightedsolid letters (reverse channel), are apreferred alternative to internallyilluminated plastic-faced cabinet signs.Signs comprised of individual letters willbe better integrated with the buildingbecause they use the building’s façadeas their background.

• The use of backlit, individually cut lettersigns is strongly encouraged for all typesof business and signs, includingmonument-type signs.

• If internally illuminated cabinet signs areused, their sign panels should beopaque so that when illuminated onlythe lettering, not the background, isilluminated. The background or fieldshould have a nongloss, nonreflectivefinish.

• Blinking, rotating, flashing, changing, orreflecting lights are prohibited.

• Electrical transformer boxes and

24 Sign Guidelines

raceways should be concealed frompublic view. If a raceway cannot bemounted internally behind the finishedexterior wall, the exposed metal surfacesof the raceway should be finished tomatch the background wall, orintegrated into the overall design of the sign.

• If raceways are necessary, they shouldbe as thin and narrow as possible andshould never extend in width or heightbeyond the area of the sign’s lettering orgraphics.

• All exposed conduit and junction boxesshould be appropriately concealed frompublic view.

• Use of energy-efficient, high intensitydischarge lamps are encouraged.


Each of the various sign types presentparticular issues that need to beconsidered. The guidelines in this sectionaddress issues of good design, placement,and compatibility for each of thefollowing sign types:

• Wall Signs•Projecting Signs•Hanging Signs•Awning Signs•Window Signs•Figurative Signs•Freestanding Monument Signs•Pole-Mounted Signs•Sidewalk Signs

3.2 Wall Signs

• A wall sign should be located where thearchitectural features or details of thebuilding suggest a location, size, orshape for the sign. The best location fora wall sign is generally a band or blankarea between the first and second floorsof a building.

•Wall signs should not project from thesurface upon which they are attachedmore than that required for constructionpurposes and in no case more than6 inches.

•Wall signs and “ghost” signs painteddirectly on a structure may beappropriate in some cases. Whilegenerally not appropriate on historicstructures (unless being renovated on anexisting building), these types of signsoften lend an air of age and authenticity.

• Internally-illuminated cabinet-type signsare discouraged. Internally-illuminated,individually-cut channel letters arepermissible.

• New wall signs for individual businessesin a shopping center should be placedconsistent with the location of signs forother businesses in the center. This willestablish visual continuity amongstorefronts and create a unifiedappearance for the center.

• For new and remodeled shoppingcenters, a comprehensive sign programfor all signs in the center should bedeveloped.

3.3 Projecting Signs

• The use of small, pedestrian-orientedsigns is strongly encouraged. Projectingsigns are especially appropriate indowntown Boyne City and NeighborhoodCommercial developments.

• Projecting signs should be used forground floor uses only. On a multi-storied building, the sign should besuspended between the bottom of thesecond story windowsills and the top ofthe doors or windows of the first story.On a one-story building, the top of thesign should be in line with the lowestpoint of the roof.

• The scale of projecting signs should notdetract from the architectural characterof the building.

• Projecting signs should be hung at a90-degree angle from the face of thebuilding.

• It is recommended that the distancebetween projecting signs be at least25 feet.

• Sign supports and brackets should becompatible with the design and scale ofthe sign and the architectural design ofthe building. Decorative iron and woodbrackets are encouraged.

• Internal illumination of projecting signsis strongly discouraged.

3.4 Hanging Signs

•Where overhangs or covered walkwaysexist, pedestrian-oriented hanging signsare encouraged. Signs should be hungover the pedestrian right-of-wayconsistent with the Sign Ordinance.

• Hanging signs should be simple indesign and not used to compete withany existing signage at the site, such aswall signs.

3.5 Awning Signs

• Signs on awnings should generally belimited to ground floor and second flooruses only.

• The text of the sign should be locatedonly on the valance portion of theawning. Letter color should becompatible with the awning and thebuilding color scheme.

• The shape, design, and color of theawnings should be carefully designed tocoordinate with, and not dominate, thearchitectural style of the building. Wheremultiple awnings are used on thebuilding, the design and color of the signawnings should be consistent with allother awnings.

• Backlit, internally illuminated awningsare strongly discouraged.

25Sign Guidelines

• Only permanent signs that are anintegral part of the canopy or awningshould be used. To avoid having toreplace awnings or paint out previoustenant signs when a new tenant movesin, the use of replaceable valancesshould be considered.

• Awning signs should be painted directlyon the awning. The use of adhesive/press lettering is strongly discouraged.

3.6 Window Signs

•Window signs (permanent) should notcover more than 50-percent of the areaof each window.

•Window signs should be primarilyindividual letters placed on the interiorsurface of the window and intended tobe viewed from outside. White and gold-leaf paint are the recommended colors.Glass-mounted graphic logos may alsobe applied as long as they comply withthe 50-percent area limitation.

• The text or sign copy of a window signshould be limited to the business name,and brief messages identifying theproduct or service (e.g. “maternity wear”or “attorney”), or pertinent information(e.g. “reservations required”).

3.7 Monument Signs

• Freestanding monument-type signs (onground) are strongly encouraged oversigns mounted on poles.

• Monument signs may be internallyilluminated, however, the sign copyshould -be the only portion of the signface that is illuminated. The signbackground or field should be opaquewith a non-gloss, non-reflective finish.Signs with individual back-lit letters, orstenciled panels with three-dimensionalpush-through graphics are encouraged.

• The sign area and height of the signshould be in proportion to the site andsurrounding buildings. Signs should notbe overly large so as to be a dominantfeature of the site.

• Monument signs should be placedperpendicular to the street.

• Monument signs should be placed sothat sight lines at entry driveways andcirculation aisles are not blocked.

• Monument signs should be designed tocreate visual interest and complimenttheir surroundings. Monument signsshould incorporate architecturalelements, details, and articulation asfollows:• Provide architectural elements on thesides and top to frame the signpane(s). Use columns, pilaster,cornices, and similar details toprovide design interest.

• Incorporate materials and colors intothe sign support structures to matchor be compatible with materials andcolors of the development the signserves so it does not appear out of

scale with its adjacent building(s).• Monument signs shall incorporatelandscaping at their base.

• Landscaping around monument signsshould be designed to ensure thelong-term readability of the sign.

• For house conversions, bed andbreakfast inns, and other small-scalecommercial uses, simple, freestandingsigns may be appropriate.

3.8 Figurative Signs

• Signs, which advertise the occupantbusiness through the use of graphic orcrafted symbols, such as shoes, keys,glasses, or books, are encouraged.Figurative signs may be incorporatedinto any of the allowable sign typesidentified above.

3.9 Pole Signs

• Pole-mounted signs are discouraged forparcels with less than 100 feet of streetfrontage as such signs would typicallybe out of scale with smaller parcels andwould allow tall signs too close together,which would disrupt visibility.

• Pole signs supported by 2 poles orstructures are encouraged over signssupported by single poles, which usuallyappear overly top heavy.

• Pole signs incorporate architecturalelements into the sign portion of thesign as well as the supporting structure.

• Pole signs should incorporate alandscaped area at the base of the signequal to one to two times the size ofthe sign face.

• Pole signs may be internally illuminated,however, the sign copy should be theonly portion of the sign face that isilluminated.

3.10 Sidewalk Signs

The use of small signs on the sidewalk ofthe public right-of-way, as regulated bythe sign ordinance, can add to thepedestrian-friendly texture of thestreetscape and enhance the visibility ofbusinesses in the Central BusinessDistrict.

Sidewalk signs may be designed asA-frame or base-mounted signs.

Sidewalk signs should be professionallydesigned to ensure stability and legibility.

Changeable message areas should notcontain mounts for individual letters, butshould be hand-lettered. Changeablemessage areas may contain mounts forchangeable panels equal in size to thechangeable message area.

Flags, pennants, balloons or other similaritems should not be attached to a sidewalk sign.

26 Sign Guidelines

The benefits of using these Design Guidelines and working with and through the Design Committee process can be seen by this initial proposal for a mixed use development and the final, approved design. Design Committee stands ready to work with any proposal/development.

Benefits of Using Design Guidelines

27Project Spotlight: The Lofts

Download - Boyne City Main Street Design Guidelines › wp-content › uploads › ... · BOYNE CITY MAIN STREET DESIGN GUIDELINES Approved by Boyne City Main Street Board – June 2, 2011

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