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Landmarks FAQ

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1. What is the role of the Waukesha Landmarks Commission?

Each of the City of Waukesha’s designated landmarks and historic districts possesses a special character or special historic, cultural, or architectural significance. The Landmarks Commission helps preserve these buildings and sites by regulating alterations to their significant features. The Landmarks Commission does not prevent owners from making changes to their designated buildings. Instead, the Landmarks Commission works with owners to make certain that alterations are appropriate and do not detract from the special character of the city's landmarks and historic districts.

2. What is a Certificate of Appropriateness (COA)

A Certificate of Appropriateness (COA) is the Landmarks Commission approval needed when the proposed work will affect significant protected architectural features on the exterior of the structure or property. Additions, demolitions, new construction, and changes of architectural features such as stoops and cornices require a COA.

3. How do I get my project approved by the Landmarks Commission?

If you live in a Historic District or Local Landmark you will need to complete a Landmarks Commission Application. Once the application and fee are received by the Community Development Department you are scheduled on the next available Landmarks Commission agenda. The Commission will review your project and determine if it meets the criteria for approval.

You can download an application form, instructions for filing, or a materials checklist below or you may pick up the materials at in the Community Development Department at City Hall (Room 200). After completing the form and adding your descriptive materials, you may mail or drop off your application. The application fee is $15.00 and it is an additional $15 if you wish to apply for a Paint and Repair Grant.

4. When does the Landmarks Commission Meet?

The Landmarks Commission meets the 1st Wednesday of the Month in Room 207 at Waukesha City Hall, 201 Delafield Street. Meetings begin at 6:00 P.M.

Applications are due 10 days prior to the meeting date.

5. How can I find out more about my Landmarked property of the Historic District where my property is located?

The City has extensive records on Landmark properties and Historic Districts, including nomination papers, previous approvals, historical articles, and preservation plans for the various districts in the City. Please contact the Community Development Department at 262-524-3750 or CommDev@waukesha-wi.gov You can also stop by City Hall at 201 Delafield Street, room 200 to view these files. The City’s internet mapping system also lists information on Landmarks and Historic Districts (Link)

6. What projects need approval from the Landmarks Commission?

The Commission must approve in advance any restoration, alteration, reconstruction, demolition, or new construction affecting any designated property, including buildings in historic districts. You need Landmarks Commission approval for any project that will affect the exterior appearance of a designated building before you begin work on the exterior; whether the proposed project requiring a permit from the Building Inspection Division or not.

7. Do I need Landmarks Commission Approval for interior work on my historic home?

No, Landmarks Commission approval is not required for interior work as long as that work does not have any impact on the exterior of a home. If the interior work will result in changes to the exterior, such as relocating a window to accommodate a remodeling project, it will need a Certificate of Appropriateness.

8. Do I need a Certificate of Appropriateness (COA) to make ordinary repairs?

You do not need a COA from the Landmarks Commission to perform ordinary repairs or maintenance chores. For example, you do not need a permit to replace broken window glass, repaint a building exterior to match the existing color, or caulk around windows and doors. However some repairs, such as tuckpointing exterior masonry, will likely require a COA. If you have any doubt about whether a COA is needed, be sure to contact the Community Development Department at 262-524-3750 or CommDev@waukesha-wi.gov.

9. I want to enlarge my building. May I consult with the Landmarks Commission or a staff member about my proposal before I file an application?

Yes. If you plan to file an application to enlarge your building or to construct a new building in a historic district, you may arrange to meet with Community Development Department staff to discuss your proposal. Such a meeting may be helpful if you have questions about the Landmarks Commission's policies or procedures.

10. What material and information should I include with my Landmarks Commission application form?

The descriptive materials needed to complete your application should illustrate the existing conditions of the building and the proposed changes. Depending on the type of work proposed, the descriptive materials could include drawings, photographs and photomontages of street fronts, samples and photographs of proposed materials, and/or written specifications. You should also include a short written description of your proposal.
• For an application for a building in a historic district you should include photographs showing the building's relationship to the neighboring buildings in the historic district.
• For a complex proposal, such as a proposal to construct a new building in a historic district, you should submit written statements, drawings, photographs, and material samples; you may wish to submit a model or color rendering if it will help to explain the proposal.
• For an application to replace windows, clear photographs of the building, drawings showing a section and elevation of existing and proposed windows, and a sample of the proposed window finish may be needed.

11. Does the Landmarks Commission offer any financial assistance?

The Landmarks Commission has a Paint and Repair Grant program (LCP&R) that is funded with Community Development Block Grant (CDBG) funds. This program provides matching grants to property owners to offset the costs to repair and/or paint designated landmarks, landmark sites, or properties within Historic Districts. The grant application fee is $15, which you can submit along with your COA application. You should include a written estimate for the work which you are requesting the grant assistance for. The Landmarks Commission will determine the grant amount. Please be aware that fund availability fluctuates from year to year and grant awards are made on a first-come, first-served basis. There is no set grant amount and grant award amounts are at the sole discretion of the Landmarks Commission.

These grant awards are matching grants, meaning no grant may exceed 50% of the project costs. Grants are paid only after the work is completed. Once your project is complete, submit receipts and paid invoices to the Community Development Department for reimbursement. Property owners may receive up to two (2) Paint and Repair Grants within a 5 year period.

In addition, landmark properties, properties in historic districts, or properties that are on the National Register of Historic Places are eligible for federal and state tax credits. For more information on tax credits, please visit the Wisconsin Historical Society website. Please be aware that the State must review all plans for any project you plan on applying for tax credits for.
Wisconsin Historical Society website

12. What happens after I file my application?

The application is reviewed by Community Development Department staff. If the application is incomplete, the staff member will contact you and explain what additional materials are needed. Depending on the complexity of the proposal, the staff may suggest that you and your architect or contractor come to the Commission's office to discuss the proposed project. A meeting at the property may also be arranged. The staff member will then review the proposal to evaluate the effect of the proposed changes on the architectural and historic character of the building and/or the historic district.
If the staff believes that the proposed work would detract from your building's significant architectural features, the staff may be able to suggest alternatives that would satisfy your practical requirements while maintaining the architectural integrity of the building. The staff member will also provide guidance regarding materials and restoration or construction techniques, if needed. If the application is complete staff will place it on the Landmarks Commission agenda. For more information please see “Certificate of Appropriateness” below.

13. When the Commission reviews an application for a Certificate of Appropriateness, what factors does it consider?

The Landmarks Commission assesses the effects of the proposed work on the significant features of the landmark and the compatibility of the proposed changes with the building's appearance and character. The Commission considers the building's architectural, historical, and cultural significance and its architectural style, as well as the proportions, materials, textures, and colors of the existing and proposed designs, among other factors. In a historic district, the Landmarks Commission also considers the effect of the proposed work on neighboring buildings and on the special character of the district. There are specific criteria, depending on the property designation and property type:
• For work on a designated landmark or site – Proposed work on the building, structure, or other improvements on the site can not destroy or adversely affect any exterior architectural feature.
• For new construction on a landmark site – The exterior of the new building, structure or other improvement must harmonize and not adversely affect the external appearance of other improvements and structures on the site.
• For any property located in a Historic District – The proposed construction or exterior alteration must conform to the objectives and design criteria of the historic preservation plan.

14. What happens at the Landmarks Commission meeting?

It is strongly recommended that you or a representative (contractor, etc) is present at the meeting in case there are questions.

The Chair of the Commission will announce your item and City Staff will present your proposal to the Landmarks Commission. After the proposal the Chair will open the floor to the applicant and the public. At this time you are given the opportunity to explain why you believe that the application should be approved. The public may also comment on the proposed work. The applicant and the public may also submit written statements before the hearing.

Usually the Commissioners will make a decision on a COA application based on "presentation" or "design development" drawings of a proposed project. After the Commissioners vote to approve an application, the applicant may be required to submit construction drawings in order for the approval to become final. The actual COA permit is not issued until the staff has reviewed the final construction drawings to make sure that the final plans are consistent with the proposal approved by the Commissioners.

15. Does the Landmarks Commission offer any financial assistance

In addition to issuing Certificates of Appropriateness, the Commission has a Paint and Repair Grant program (LCP&R). This program provides grants to property owners to offset the costs to repair and/or paint designated landmarks, landmark sites, or properties within Historic Districts. The grant application fee is $15, which you can submit along with your COA application. You should include a written quote for the work which you are requesting the grant assistance for. The Landmarks Commission will determine the grant amount. In order to receive the grant, you must complete the work and submit a receipt to the Community Development Department. Please see the following link for additional information regarding additional financial and technical assistance available to Designated Landmarks, Landmark sites, and properties in Historic Districts

16. Will the Building Inspection Division issue a permit before the Landmarks Commission has approved my application?

No. The Department of Buildings will not issue a permit in response to your application unless you have first received a Landmarks Commission approved COA for the proposed work.

17. I plan to make a series of similar changes to the facade of my building over the next few years. Can I apply for a permit for all of the work at one time?

Yes, you may submit an application for a "master plan" that includes those series of changes. You should provide an anticipated schedule outlining when you think each project task will be completed. Please keep in mind that building permits expire after a certain amount of time depending on the project. So while you will not need to return to Landmarks once your master plan is approved, you may need to re-apply for building permits if your project takes a long time.

18. Does the Landmarks Commission restrict the height of proposed buildings in historic districts?

The Commission does not regulate the height or floor area of buildings, the size of rear yards or open spaces, obstruction of sunlight or air, density of population, or the purposes for which buildings are used. These Zoning Code matters are under the jurisdiction of the Planning Division. For more information about these issues, contact City Planning at 262-524-3750 or within City Hall at 201 Delafield Street Waukesha, WI room 200.

19. My project conforms to zoning regulations regarding height and bulk. Does that mean that the Landmarks Commission must approve my application?

No. The Landmarks Commission may find that a proposed project is inappropriate under the provisions of the Landmarks Regulations even if the project complies with the Zoning Code requirements. For example, even if a proposed addition to a landmark does not exceed zoning limits regarding height and bulk, the Landmarks Commission may deny a permit for the addition if it finds that the design and materials would detract from the landmark's architectural significance.