Design Guidelines for Historic Downtown
Ripon
The Main Street program offers free design assistance to
business/property owners within the Main Street area who are interested in doing
exterior and interior renovation projects. This program can help take the
guesswork out of your rehab project by providing you with sample drawings of
possible facade improvements. Color schemes, paint and awning samples, signs as
well as technical information about how to get the work done are just some of
the solutions the program can offer. These design guidelines serve as a guide for various improvement projects.
They are intended to suggest ways in which property/business owners can take
advantage of downtown Ripon's unique charm and history.
The
Downtown Ripon Design Manual can be downloaded by clicking on the PDF link.
Documents:
Downtown Ripon Design Manual
Facade Grant Application
Building Improvement Loan Application
Watson Street National Historic District Application
Historic Downtown
Design Manual
Guidelines for Ripon's Central Business District
Introduction
The Main Street Approach
The Main Street approach combines historic preservation with
downtown development to create a working, growing and aesthetically pleasing
business center. Ripon Main Street, Inc. works to reinforce and rekindle the
economic vitality and values that Main Street stands for - making it once again
the unique commercial and social heart of the city.
The process is designed to improve all aspects of the
downtown for tangible - and intangible - benefits. Improving economic
management, strengthening public participation and making downtown a fun place
to visit are as critical to Ripon's success as recruiting new business and
rehabilitating old buildings and expanding parking.
Building on downtown's inherent assets of rich architecture,
personal service and traditional values, the Main Street Approach has earned
national recognition as a practical strategy appropriately scaled to each
community's local resources and conditions.
Set up in 1977 by the National Trust for Historic
Preservation to stimulate economic development within the context of historic
preservation, the Main Street program now involves over 600 communities
nationwide.
Selected as one of Wisconsin's first "Main Street"
communities in 1989, Ripon is one of over 750 communities participating in the
program across the United States. The "Main Street" program in Ripon is known
as the Ripon Main Street, Inc. It is volunteer driven and funded by
contributions from the community and local government. The purpose of the
program is to improve the quality of life in Ripon by assisting in the
revitalization of the downtown business district and thereby the community as a
whole.
What is a
Design Manual?
The Design Manual is an accumulation of recommendations
created to direct and lead Ripon in its endeavor to conserve and enhance the
appearance of the central business district, preserve historical and/or
architectural assets, and assist property owners. Design guidelines encourage
property owners to effectively work together as new construction and restoration
develops.
The design criteria and associated guidelines form the core
of the design manual. Each guideline or criteria contains a “background”
paragraph that describes the history of that criterion. This will help explain
why this criterion is important in preserving the character of Ripon. The
guidelines are not formulas or specific solutions, but are meant to be flexible
recommendations to develop compatibility within the district. The guidelines are
intentionally flexible, thus avoiding the danger of sameness. Hopefully, the
inherent flexibility of the process will allow for creative, imaginative design
while preserving our communities’ historic attributes.
How does the
Design Review Process work:
New
development or renovation projects in the central business district, as shown in
Figure 1, require a design review permit. The seven-member Historic Preservation
Commission will review the project site, architecture and landscape plans with
this design manual to ensure consistency. The Historic Preservation Commission
will then recommend approval, denial or approval with certain conditions to the
Planning Commission and City Council.
What
information is expected with an application:
The
following information will be required for the Historic Preservation Commission
to fully understand the project and its impact on the downtown. Format for
information should be 24"x36" +/- with a set of reductions at 8 1/2" x 11" or
11" x 17".
Information
needed for sign review:
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Elevation drawing of the sign on the elevation of the building. Drawings need
to be at 1/8" or 1/4" scale. Show dimensions of the sign and the lettering in
the style (font) to be used.
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Provide dimensions of the building and lot width measured along the frontage
that the sign is proposed to be placed.
-
Call
out the materials and colors used for the sign background and lettering.
Provide actual color samples.
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If the
sign is to be illuminated, show in detail how it will be lit and the wattage
of the lamp proposed.
Information needed for Project Review.
-
Site Plan at
1"=20 feet scale, showing dimensions, adjacent properties and structures.
Landscaping, lighting, grading and drainage plan to the same scale.
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Architectural
elevations of all sides of the project at 1/8" or ¼” scale. Elevations should
include adjacent buildings on each side of the proposed project.
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Contextual
sketches, if necessary to convey the idea.
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Material
samples, showing actual materials to be used, their color, and details showing
how they will be used.
Descriptions of the methods of cleaning, maintaining, restoring or improving
existing building materials.
Design Guidelines
Each individual building facade plays an important role in the makeup of the
downtown district. Storefronts, window displays, signage, color, canopies, and
architectural details all play an integral part in the successful design of
individual buildings. Rehabilitating your building can be mind-boggling:
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What materials should I use?
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What colors are best?
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Is an awning appropriate?
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What kind of sign would look best?
Property owners or tenants who wish to improve their buildings should begin
by assessing the current visual condition of the entire facade.
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How could storefront improvements relate to the entire visual impact of the
building?
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How does the building relate to neighboring buildings?
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How does a storefront improvement relate to the historic upper portion of the
building?
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What changes are needed to improve the appearance and integrity of the upper
portion of the building?
Fortunately, all of these questions can now be answered by Ripon Main
Street's design assistance program. The Main Street program offers free design
assistance to business/property owners within the Main Street area who are
interested in doing exterior and interior renovation projects. This program can
help take the guesswork out of your rehab project by providing you with sample
drawings of possible facade improvements. Color schemes, paint and awning
samples, signs as well as technical information about how to get the work done
are just some of the solutions the program can offer. You can also get
assistance for a sign project alone.
These design guidelines serve as a guide for various improvement projects.
They are intended to suggest ways in which property/business owners can take
advantage of downtown Ripon's unique charm and history.
Design Issues
Traditional Facade
 The traditional commercial storefront can be considered the most important
element that sets apart and gives historical significance and character to
downtown Ripon. The majority of our historical buildings date from the late
1800's to the early 1900's. When originally constructed, our downtown buildings
shared a consistency in design and proportion that was key to creating a strong
visual image. This consistency was and is still important in conveying how our
downtown is perceived by the client who seeks goods and services here. A
visually unified downtown can go a long way in attracting people to our downtown
as well as to the individual shops and businesses that are located here.
Changes have occurred to our buildings over the years in response to various
merchandising trends, technology, and changing tenants. In most cases the
changes affected the storefront area while the upper facade remained intact. Most revisions to the storefront
areas are superficial, leaving the structural integrity of the original
storefront design intact. In some of these cases the original storefronts may
still be in place but covered over or in need of maintenance and repair.
The basic commercial facade consists of three parts: the storefront with an
entrance and large window displays, the upper masonry facade with regularly
spaced windows, and the decorative cornice that caps the building. These
components may appear in various shapes, sizes, and styles but the result is
essentially the same facade. In downtown Ripon, the typical building facade is a
two story masonry construction.
Storefront Design
 The traditional Ripon building facade has a well-defined opening that the
original storefront filled. The opening is bounded on each side by piers which
were usually constructed of masonry. It is bounded on the top by the storefront
cornice which is the structural member supporting the upper facade, and bounded
below by the sidewalk.
The storefront is composed almost entirely of windows. The large glazed
opening of the storefront serves to display goods the business has to sell as
well as to allow natural light deep into the store thus minimizing the need for
artificial light sources.
The visual openness of the storefront is also important because it is part of
the overall proportion system of the facade. The proportion of window to wall
areas in the traditional facade calls for more glass and less wall at the
storefront level, balanced by more wall and less glass on the upper facade. When
these buildings were built, their owners recognized the importance of
maintaining these proportions so that the downtown would maintain a consistent
theme, thus making it an attractive place for its customers to do business.
Storefront Improvement
In considering improvements to the storefront it is very important that the
original opening be recognized and maintained. The remodeled storefront should
be designed to fit inside the original opening and not extend beyond or in front
of it.
The basic storefront design should include large windows with thin framing
members, recessed entrance with overhead transom, a storefront cornice, exposed
structural element or a horizontal sign panel at the top of the storefront to
separate it from the upper facade, and low bulkheads at the base to protect the
windows and act as a platform for window displays. The basic configuration can
be constructed from traditional or contemporary material, achieving the same
results.
Key features to consider:
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The storefront should be composed almost entirely of glass. Glass should be
clear. Tinted glass, and even low-E glass makes it more difficult to see
into the storefront and defeats the purpose of having a display window. If glass is not
appropriate for the business, consider the use of window treatments as a
solution.
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The entry should be maintained and restored in its original location and
configuration. If the original entry is gone, the new entry should be designed
and placed considering traditional design themes and its relationship to the
overall building facade and symmetry.
-
 Transom windows that are covered or blocked should be reopened and restored.
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Storefront bulkheads should be restored or renovated.
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Original elements such as cast iron columns, storefront cornices, entry
doors, and lighting fixtures should be restored.
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Signage should be integrated into the storefront design.
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Lighting should be integrated into the storefront design.
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Awnings should be integrated into the storefront design.
The storefront design must be true to the time period in which the building
was constructed. Renovating late 19th century buildings with colonial motifs and
mansard roofs is certainly inappropriate.
When planning the renovation of a storefront, it could be very helpful to
contact the Ripon Historical Society to see if there are historic photographs
available. Old photographs can be a valuable tool to help determine original
design, materials, and signage used on the buildings.
Storefront Materials
When designing a new storefront or renovating an existing storefront,
remember that the goal should be a transparent facade. Keeping the storefront
materials simple and unobtrusive will help you achieve this goal. There is no
need to introduce additional types of building materials to those that
originally existed on your building. Whether building new or renovating existing
storefronts, use materials that perform their intended function well and use
these materials consistently throughout the design. By doing so you accomplish
simplicity in the design and uniformity in the overall storefront appearance.
Always try to utilize existing materials. It is better to repair them than to
replace them.
Typical examples of materials and their location on the storefront:
Storefront Frame - wood, cast iron, anodized or factory-painted aluminum
Display Windows - clear glass
Transom Windows - clear, tinted, stained, or etched glass
Entrance Door - wood, anodized or factory-painted aluminum with a large glass panel
Bulkheads - wood panels, polished stone, glass, tile, metal clad plywood
parts
Storefront Cornice - wood, cast iron, sheet metal
Side Piers - should be same material as upper facade (typically brick or
stone)
Certain materials should never be used on the traditional commercial building
because they have no relationship to the original building's design themes and
therefore flaw the consistency of appearance of the building and the downtown
area. Such inappropriate materials include: cultured stone, fake brick, rough
textured wood siding, wooden shingles on mansard roofs, gravel aggregate
materials and stucco materials.
 Color
As with materials, the color scheme chosen for the facade should be sensitive
to the time period the building was built. To determine the color scheme to be
used, consult a professional or go to the local paint store and ask to see color
cards for historic paint colors and their combinations.
If you have a masonry facade that is already painted and the paint seems to
be holding - paint it again. If masonry is to be painted, the colors used should
be within the natural color range of the material to be painted.
Colors should accentuate the architectural details of the building - but
don't overdo it!! The levels of coloration might be broken down as follows:
Maintenance and Repair
Many of Ripon's existing downtown structures contain two favorable qualities.
One is that they are structurally sound. Modifications that may have been done
were basically superficial, affecting features such as windows, doors, and
facades. A second quality is the building's survival of original design features
and materials. It is fortunate that we can easily see what the original
structure's appearance was. Alterations usually consist of materials that are
attached to existing walls rather than involving reconstruction and demolition.
With a few exceptions, we can transform Watson Street into an accurate semblance
of what was.
Exterior materials will be addressed more extensively than those of the
interior, as interiors are often dictated by business related items such as
image, display, and theme. However, considerable attention should be made in
inviting the original building design to work both inside and out. With this in
mind, Ripon Main Street is offering design assistance for both exterior and
interior renovation projects.
Before considering any repair or remodeling, materials should be examined by
an architect or contractor as to their actual condition and potential for
cleaning or repair. Once evaluated, cleaning and repair may proceed. All work
should be professionally done, as proper equipment, working experience, and
basic knowledge can be utilized. We will briefly describe repair and maintenance
for the store owner's basic familiarity.
Masonry
As in most towns, a large number of Ripon's buildings consist of brick
masonry. There also exists some structures consisting of stone, and concrete
block. It should not be an assumption that all masonry needs cleaning. Several
buildings have already been cleaned and repaired, and others were never painted.
Minor staining or discoloration can sometimes add character to a structure, or
simply remain as an acceptable condition. If, however, the masonry is
unacceptable, several cleaning methods may be used.
Water Cleaning
 Washing
with water and a detergent is the simplest of all methods and is successful on
lightly soiled masonry. This method is probably the easiest for the amateur, but
also time consuming. Water cleaning involves two steps. The first is spraying to
presoak the masonry, removing dirt deposits not tightly bonded to the surface.
The second is time consuming and more difficult as it involves scrubbing with a
hand or power brush. Whether done by an amateur or professional, care must be
taken to use water efficiently. Cracks in walls or around openings can lead to
interior water damage. Brick cleaning should be done before finishing the
interior of that particular wall. Water cleaning should be avoided in cold
weather, absorbed water can freeze and fracture surfaces. Test washing a small
area of the wall will determine how long it takes and who will finish the job.
High Pressure Water Cleaning
A newer method is to use special equipment that develops enough hydraulic
pressure to "force spray" masonry. High amounts of pressure actually injects
water into the surface of the masonry, forcing out dirt and staining. Even
though less water is used in this process, interior water damage is still a
concern as pressure can force water into openings. High pressure water cleaning
should be done only be professionals and should not exceed 1000 p.s.i.
 Chemical Cleaning
Due to the large variety of chemicals, potential toxicity, clean-up, and
specialized equipment, professional help must be seriously considered. Chemical
cleaning is best utilized for paint removal and elimination of deep stains. Care
must be taken in the use of acids. Even in a diluted solution, acids can harm
limestone and marble.
Sandblasting
Not for the amateur, sandblasting is the most effective method of removing
paint, stains, and deposits. It is also the most detrimental, especially when
considering brick. Sandblasting removes the outer surface of the brick, exposing
the softer inner surface. This leaves the brick more susceptible to weathering.
Sandblasting also pits the surface, leaving horizontal areas and pockets for
moisture and dirt to collect. It is illegal in the State of Wisconsin to
sandblast buildings listed on the State and National Register. We strongly
recommend sandblasting not be used on masonry unless it exists in an interior
area protected from weather. The pitting and roughness it creates can then be
used to an aesthetic advantage without the potential of premature weathering
damage. A free test cleaning of a small area of the wall is usually done by a
reputable contractor, as they can observe results and better determine a cost
estimate.
Tuckpointing
Weathering of masonry also involves the mortar joints. If masonry is to be
cleaned, the addition of new mortar to the joints is necessary. This is called
tuckpointing. The joints are first thoroughly cleaned out to existing sound
mortar. Then, the new mortar is filled in and finished to match the depth and
style of the intended original joint. Mortar can be pigmented to match any
existing color. The recommended mortar formula is two parts lime, one part
white Portland cement, and eight to ten parts natural aggregate (sand).
The best color match can be achieved by matching the sand color to the sand used
originally in the historic mortar. Add color pigment if needed to match existing mortar, but do not exceed 10% of
total weight. After tuckpointing, the surrounding masonry must be cleaned as
it is impossible to fill joints without touching them with mortar.
Toothing
An occasion may arise when an opening must be cut into or enlarged in an
existing masonry wall. As the opening is cut into the wall, every masonry unit
is cut back to the adjacent vertical joint. This allows new masonry units to be
set in such a way as to blend in with existing masonry while creating a stronger
joint.
 Wood
Ripon's existing buildings use wood on the exterior primarily for window and
door framing, trim, cornices, bracing and brackets. Although masonry dominates
storefronts, maintenance and repair of wood is essential in restoring original
building design and integrity. Wood accents the masonry, and is the material
people actually put their hands on.
If wood is found to be in need of repair, replace or patch that particular
piece of wood. Replacing the wood frame, for example, is not necessary if just
one section of the frame is damaged. Replace with the same species of wood if
possible for uniform finishing. Conversely, refinishing wood should not be a
patch job. Rather, the entire frame, as an example, should be refinished. Paint
or stain can be removed by several methods. Among these are sanding, melting or
dissolving with chemicals. Sandblasting should not be used as it pits and
separates the grain.
Architectural Metals
Architectural metals such as cast iron, galvanized steel, aluminum, copper,
zinc, and tin, are used sparingly at roof parapet and flashing. Aluminum is also
used for flashing, but mainly for window frames and doors.
Any metal encountered can be cleaned. As with masonry, care should be taken
to avoid damage by using gentle methods. Sandblasting is to be avoided with cast
iron being the only exception. Softer metals can be cleaned with solvents or
sanding.
Ferrous metals (metals with an iron content), such as steel door frames,
should be painted. Copper, stainless steel, or other similar metals, were meant
to be exposed. Aluminum can be left unfinished, painted, or factory finished
with a baked coating.
Most metals in need of repair can be fabricated and replaced. Metals damaged
beyond repair are replaced by wood, fiberglass, epoxy, or other metal.
Dissimilar metals must be insulated from each other to avoid electrolysis, a
naturally occurring reaction.
 Windows
Windows are one of the most prominent and important features of storefronts.
Unfortunately, they are often the most altered and neglected of the storefront
materials. If the historic windows are still in place, they should be repaired
if at all possible. If irreparable or altered, new replacements should be
based on the window's historic appearance. Window replacement can be expensive, but worth the cost when replaced
with the proper unit. Good windows contain several attributes.
1. Energy Conservation. Modern units contain insulated glazing and "thermally
broken" frames. Both glazing and frames contain an air space and gasketing to
eliminate frost and moisture penetration. If original units are repaired, custom
fabricated storm units can be installed to achieve the same result.
 2. Light Quality. Proper sizing of the storefront window can enhance the
amount of natural light entering. Glass can also be rated to control the type of
light entering through, such as E-rated glass which prevents discoloring of
merchandise. This can be valuable to the store owner for merchandise display.
3. Aesthetics. Window manufacturers offer a wide variety of color, shape, and
style of standard units. With additional cost, custom units can be made to fit
any opening or building style. Properly designed windows will enhance the
original character of the buildings.
If windows are completely replaced, the new units should contain the same
proportions as the original. (This is not to be confused with replacement units
that may be presently installed.) Consideration should be given to horizontal
and vertical mullions that provide design continuity throughout the building.
Always use the entire original window opening, even if the opening was partially
filled in from previous remodeling.
Mechanical, Electrical, and Plumbing
 Heating, ventilating, and electrical systems are becoming more sophisticated
as energy conservation is foremost in today's society. It is essential that all
systems be inspected by licensed contractors or engineers. Existing systems may
have been altered to a condition that is impossible to evaluate by a layperson.
Expansion of store area also dictates an investigation of the system's capacity.
Store owners should also be aware that spending more money on efficient systems
will mean cost savings on a daily basis. All systems must satisfy both the
Wisconsin State Building Code and regulations as determined by the City of
Ripon.
A Word of Warning
Maintenance and repair of existing buildings often requires removal of
undesirable or damaged materials. Not only is it unhealthy to remove certain
forms of asbestos, it is unlawful. If asbestos or other hazardous materials are
suspected, notify a certified building inspector or an abatement specialist.
They can verify its presence and recommend a certified abatement company.
Awnings
 The canvas awning was an important design element in the traditional
storefront. It provided shelter for pedestrians from sun and rain, added color,
and acted as a transition between the storefront and the upper facade. The
awning can also be used as a location for building signage.
If an awning is to be used, its shape should reinforce the frame of the
storefront opening. It should be attached below the storefront cornice or sign
panel and should not cover the piers on either side of the storefront. The
standard street level awning should be mounted such that its valance is
approximately seven feet from the building.
The awning can also be a useful tool to disguise inappropriate storefront
alterations while maintaining the proportions of the traditional storefront.
Awnings are available in several materials and colors of varying cost and
durability. They are also available in a variety of profiles. However, the
traditional commercial awning material is canvas and its profile is the
watershed design. Other profiles tend to be too contemporary when placed on a
traditional facade.
Awning color should be selected to insure compatibility with your building
and with the color of adjacent buildings.
Signage
Signs are important to the store owner for reasons of advertising, identity,
and image. As they are an extremely visible element of the storefront, signs
must be used carefully so as not to detract from facades. With a little
forethought and careful planning, signage can embrace other store owners needs
and Ripon's image.
Placement
Storefronts should be limited to two signs - one primary and one secondary.
The primary sign should be located above storefront display windows but below
the sills of second floor windows. On many examples of turn-of-the-century
buildings a continuous brick ledge or corbelling is used to separate the second
floor and above from
 the storefront below. This space is ideal for sign
placement, as it was often created for this purpose. In some instances, newer
buildings contain areas above the highest windows for signage. This location is
acceptable but should be avoided if possible.
Another option for a primary sign location can be an awning, provided the
awning is properly integrated with the building. Types of secondary signage
include hanging, window, awning, or any sign that is located below the primary
sign. If a projected sign is planned, placement will be critical to avoid
interferences with adjacent signs and architecture of the storefront itself.
These signs should be located to the bottoms and are no less than eight feet
above the sidewalk. Window signs should consist of a material and color that
contrasts with the display, while being small enough to not interfere with the
display area. Awning signs may consist of eight inch letters, and are often an
integral part of the awning pattern and style.
Sign Ordinance
The City of Ripon has enacted an ordinance that is explicit concerning types,
sizes, construction, and placement of signs. Signs that cannot be used are:
flashing, moving, swinging, painted wall signs, or roof signs. Flood-lit signs
are also prohibited unless the lights are shielded from view. Obscene signs, and
those that resemble official traffic signs are not allowed to be used.
Construction of signs is subject to the City of Ripon Sign Ordinance and the
1984 National Electric Code. Signs that are not installed against a wall shall
withstand windloads of 30 pounds per square foot. No sign is allowed to swing in
any direction. Ground mounted signs can be no lower than ten feet from grade if
they are closer than fifteen feet to the street right of way. They can be no
more than three feet in height. Other signs shall be at least seven feet above
grade. Window signs shall cover less than 40 percent of the window itself. Any
storefront sign requires a permit before installation.
No sign except official signs, such as traffic control and parking
restrictions, information and notices required by State and Federal regulations,
shall be located, altered, erected, or reconstructed without a permit.
Sign permits can be obtained from the City Building Inspector.
Total Signage Area
The total signage area for a building in the B-1 district shall not exceed in
area, in square feet, three times the lineal front footage of the building the
sign is attached to or directs attention to. In the case of a building located
on a corner Lot, such display area on the side facing the secondary street may
be increased by twenty-five percent (25%). In no case shall the wall area
useable for sign display be in excess of 200 square feet on any one side.
Because of the historical and otherwise unique nature of the downtown district
no column or ground mounted signs shall be permitted on the 100, 200, or 300
block of Watson Street.
Size
Big does not necessarily mean powerful. Primary signs of proper size can
combine with the entire storefront to become more meaningful than just the sign
itself. The sign must be subordinate to the building, not the opposite. Actual
size may vary, but signboards, if used, need not exceed two and a half feet
high. This size is appropriate for distances the sign will be read from in a
downtown setting. Letters should not be less than eight inches nor more than
eighteen inches high. Lettering should account for at least fifty and no more
than sixty percent of a signboard.
Letters
Letter styles are numerous and vary tremendously. The store owner should have
no problem finding a style representing the desired image. Letters are also
available in many colors. Choose a color that compliments the building as well
as contrasts with the background of the signboard. Light letters on a dark
background provide the easiest reading whether they are internally illuminated
or illuminated from an external source. Because of the large variety of letters
and letter types, it is recommended that a sign or advertising company be
utilized.
Message
Messages should be kept simple in content. The major function of the sign is
to introduce the storefront and its contents. Wording should be minimal and
slogans avoided. Descriptive words should be used rather than providing listings
of items to be sold. Simple wording is easily read by pedestrians and street
traffic without becoming distractive.
Infill
Structures
 New construction on vacant lots in the central business district should be
encouraged. The success of these buildings can be enhanced by recreating
the original rhythm of existing building facades. It is important that
individual buildings act as part of the entire street facade. When a
building is missing and a parking lot or park takes its place, the streetscape
is disrupted when these "holes" exist.
The design of new buildings must be appropriate and compatible with
neighboring buildings. Because these infill buildings are new they should
look contemporary and not attempt to duplicate historic structures. There
appearance, however, should be sensitive to the characteristics of the
surrounding buildings. Infill structures must take design cues from
existing architectural parameters already established in the district.
Proportion
The height and width of infill structures will be determined by the
proportions of buildings immediately adjacent. Height should be the same
as adjacent buildings. Width should fill the entire void between
buildings. If the void is very wide, the facade should be broken up into
discernible bays which mimic the rhythm of facades on the streetscape.
Composition
 The organization of elements of new facades should be similar to that of
surrounding facades. Storefront cornice heights, bulkhead heights, rhythms
of architecture that exist throughout the block should be carried out in the new
facade. Existing window opening patterns of the upper facade and existing
window openings of the lower storefront should be acknowledged in the new
design. The ratio of window opening to solid wall should also be in
keeping with nearby buildings.
Building
Setback
Infill structures should align their facades flush with the adjacent
buildings to reinforce the rhythm and consistency of the streetscape.
Materials
The most dominant building material in downtown Ripon is brick. Infill
facades should be constructed with materials similar to the material in adjacent
facades. Infill buildings should not stand out from the others.
Material color should be chosen that is compatible with adjacent facades.
BUILDING CODES
Remodeling of existing buildings or the construction of new structures must
comply with building codes. The City of Ripon Building Code, and the State of Wisconsin
Department of Commerce Building, Heating, Ventilating and Air Conditioning Code are two that will always apply.
The State of Wisconsin Historic Building Code is available to certified historic
buildings. Its use may save historic elements that the regular codes may
require to be changed. Eating establishments must also comply with the Wisconsin Department of Health.
As structures over 50,000 cubic feet in volume require state approval with plans
prepared by an architect or engineer, with some exceptions, it is these
professionals responsibility to insure code compliance. However, it is
beneficial for the store owner to become aware of several regulations which
affect floor layout and material.
Exits
Except for small storage and equipment mezzanines, all floor levels must have
at least two exits. All exit corridors must be at least three feet eight inches
wide, and all exit doors must be at least three feet wide. Exit doors must swing
outward and in the direction of exiting in buildings containing more than
twenty-five people. Locks on the inside of exit doors are not permitted unless
the lock mechanism can be operated by a thumb turn or similar device. Exits must
be clearly identified with exit lights or signs.
Depending on the size and construction of the building, stairways and duct
shafts must be enclosed by walls and doors of a fire rated construction. The
enclosure must extend from the lowest level of the structure to the highest
level.
Materials
Wall, ceiling, and floor finishes must meet or exceed flame and smoke test
ratings that are recognized by the state. All materials are labeled by the
manufacturers as to what ratings are achieved. An architect or interior designer
will recommend suitable materials that comply.
Glass installed in or near doors, or near floors must be tempered or
laminated. The owner must be aware that replacement glass must also have "safety
glazing" as considerable legal action has resulted from injury.
Toilet room materials must be water impervious. Floors and baseboards must be
finished with surfaces such as ceramic or quarry tile, or sealed concrete. There
are state approved vinyl bases available. Ceilings must be drywall, metal or
vinyl faced. Walls should be tile, painted masonry or drywall.
Fire Restrictions
The Ripon city inspector and fire department will inspect the premises for
the presence of fire extinguishers, unobstructed exit paths, illuminated exit
lights, and other items related to fire safety. General configuration of the
store and construction type may require sprinkler installation.
Handicapped Access
Depending on the amount of remodeling, existing toilets must be made handicap
accessible, according to the Americans with Disabilities Act (ADA).
The Americans with Disabilities Act was written to establish standards and
procedures to end discrimination against disables people in privately-owned
commercial buildings and places of public accommodation. It became law on July
26, 1991 and had an effective date of January 26, 1992. Quoting from the Act,
"the ADA codifies guidelines for accessibility to places of public accommodation
and commercial facilities for people with disabilities."
The basic intent of the act is to have new buildings and buildings that are
being altered readily accessible and usable by individuals with disabilities. It
does not require new construction or alterations specifically for this act but,
rather, when a public accommodation or privately-owned facility undertakes
construction of a facility must be made accessible.
The ADA as a whole is an all-encompassing document addressing building and
toilet room accessibility, parking areas, ramps, stairs, etc. Only those
sections of the ADA pertaining to toilet rooms will be covered here.
Facilities are subject to the requirements of the ADA if they are designed
and constructed for first occupancy after January 26, 1993. This requires that
the last application for building permits, or permit extensions, is certified to
be complete after January 26, 1992 and, in addition, the first certificate of
occupancy is issued after January 26, 1993. Alterations must conform to the act
if physical alterations were initiated after January 26, 1992.
The act applies, in part, to the following: 1) Public accommodations, 2)
commercial facilities and 3) private facilities that offer examinations or
courses, licensing or certification for education, trade or professional
purposes. The act does not apply to a private club (except where made available
to the public), religious or public entities.
Paraphrasing some of the applicable definitions:
Disability with respect to an individual means a physical or mental
impairment that substantially limits one or more of the major life activities.
Specifically mentions, in addition to physical disabilities, are mental
impairment and psychological disorders, physiological disorders affecting body
systems and, in addition, people that have none of the impairments listed in the
act but are treated by society as being impaired.
A commercial facility is one that affects commerce, is intended for
non-residential use by the private sector and is not covered under the Fair
Housing Act of 1968.
A place of public accommodations includes, in part, any facility operated by
the private sector whose operations affect commerce, such as places of lodging,
establishments serving food or drink, places of entertainment or exhibition,
places of public gathering, sales or rental establishments, transportation
depots or terminals, buildings for public display or collections, parks, zoos,
places of education, nursery, and places of recreation.
 An alteration is a change that affects or could affect the usability of a
building or facility or any part thereof. Minor changes, such as painting, do
not affect usability. If individual elements are altered, only those elements
altered must comply. There is a clause that requires compliance to the "maximum
extent feasible" for an occasional case where it is "virtually impossible" to
fully comply.
The requirements which follow have been established specifically for plumbing
fixtures:
Water Closets
Clear
space for water closets and other dimensions shall be as shown in Figure 1.
The height of the water closet shall be 17 to 19 inches from the floor. A
height of 18 inches is generally recognized as reasonable compromise.
The flush control shall be hand or automatically operated, and the control
mounted on the wide side of the toilet and be a maximum of 44 inches above the
floor.
For commercial facilities, when toilet stalls are provided, at least one
shall comply with ADA. Where six or more are provided, an additional stall, 36
inches wide, shall be provided for use of people with crutches.
Urinals
Urinals shall be of he elongated rim type, with the rim a maximum of 17
inches above the floor.
The flush control shall be hand or automatically operated, and the control be
a maximum of 44 inches above the floor.
When urinals are provided, at least one shall comply with ADA.
Lavatories
 Clear space and other dimensions for lavatories shall be as shown in Figure
2.
Lavatories shall be mounted with the rim or counter surface no higher than 34
inches above the floor.
Faucets shall be of the lever, push-to-open or automatic type. Self closing
faucets shall be open for a minimum of 10 seconds.
Clearance of at least 29 inches form the bottom of the apron to the floor
shall be provided.
Pipes shall be configured and insulated as required to protect against
contact.
Sinks
The top shall be no higher than 34 inches above the floor.
The bowl shall be a maximum of 6 1/2 inches deep.
Clearance under the bowl is the same for lavatories.
Toilet doors and stall doors must be at least two feet eight inches wide. A
five foot turning radius for wheelchairs must be maintained, or toilets must be
a minimum of five feet six inches deep with an outswinging door, and five feet
wide and five feet clear with an inswinging door. These minimum dimensions are
for single use, lockable toilets. It should be noted that separate toilets for
males and females are not required unless there will be more than twenty five
people occupying the building at the same time. Under these conditions, separate
toilets are optional. If a multiple person toilet is planned, compartments must
be of minimum inside dimensions The most typical is three feet wide and six foot
six inches long. Grab bars and handicap equipment fixtures must be provided.
APPENDIX A
The Secretary of the Interior's "Standards for
Rehabilitation"
The following Standards are to be applied to specific rehabilitation projects
in a reasonable manner, taking to consideration economic an technical
feasibility.
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A property shall be used for its historic purpose or be placed in a new
use that requires minimal change to the defining characteristics of the building and its
site and environment.
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The historic character of a property shall be retained and preserved. The
removal of historic materials or alteration of features and spaces that
characterize a property shall be avoided.
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Each property shall be recognized as a physical record of its time, lace,
and use. Changes that create a false sense of historical Development, such as
adding conjectural features or architectural elements from other buildings,
shall not be undertaken.
-
Most properties change over time; those changes that have acquired
historic significance in their own right shall be retained and preserved.
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Distinctive features, finishes, and construction techniques or examples
of craftsmanship that characterize a historic property shall be preserved.
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Deteriorated historic features shall be repaired, rather than replaced.
Where the severity of deterioration requires replacement of a distinctive
feature, the new feature shall match the old in design color, texture, and other
visual qualities, and, where possible, materials. Replacement of missing
features shall be substantiated by documentary, physical, or pictorial evidence.
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Chemical or physical treatments, such as sandblasting, that cause damage
to historic materials shall not be used. The surface cleaning of structures, if
appropriate, shall be undertaken using the gentlest means possible.
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Significant archeological resources affected by a project shall be
protected and preserved. If such resources must be disturbed, mitigation
measures shall be undertaken.
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New additions, exterior alterations, or related new construction shall not
destroy historic materials that characterize the property. The new work shall be
differentiated from the old and shall be compatible with the massing, size,
scale, and architectural features to protect the historic integrity of the
property and its environment.
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New additions and adjacent or related new construction shall be
undertaken in such a manner that if removed in the future, the essential form
and integrity of the historic property and its environment would be unimpaired.
APPENDIX B
Tax Credits
Owning a historic property in Wisconsin carries with it several benefits. One
of these is the ability to participate in federal and state income tax incentive
programs for rehabilitating historic properties. Current there are three
programs available to owners of properties that are listed in national or state
registers of historic places, or that may be eligible or listing in the national
register. These programs are:
Federal 20% Historic Rehabilitation Credit.
A property owner may receive 20 percent of the cost of rehabilitating their
historic income-producing building as a direct reduction of their federal income taxes.
Wisconsin 5% Supplement to Federal Historic Rehabilitation Credit.
An additional 5 percent of the cost of rehabilitation may be returned to owners
as a direct reduction of their Wisconsin income taxes. Owners that qualify
for the Federal Historic Preservation Credit automatically qualify for the
Wisconsin supplement if they get approval before they begin any work.
Wisconsin 25% Historic Rehabilitation Credit.
Homeowners receive 25 percent of the cost of rehabilitating their homes as a
direct reduction of their Wisconsin income taxes. Owners must get approval
before they begin any work.
There is also a program available to owners of properties which are not
listed in the national register:
Federal 10% Non-Historic Tax Credit.
A 10 percent federal investment tax credit (ITC) for persons who
rehabilitate income-producing buildings which were built before 1936.
The rules for applying for these programs vary; furthermore, they are subject
to change. A complete recitation of the rules governing these programs is beyond
the scope of this summary. If you own or plan to own property built before 1939,
Ripon Main Street, Inc. and the Division of Historic Preservation will be happy
to assist you in participating in these programs.
How to Obtain Free Assistance
To apply for design assistance, simply contact Ripon Main Street, Inc.'s
Downtown Manager. Applications for design
assistance are processed on a first-come, first-serve basis. So, the sooner you
apply, the sooner you'll see results. Those wishing to utilize Main Street's
design assistance or the grant and loan programs are required to have drawings
approved by the design committee.
Historic Preservation Ordinance
The City of Ripon has a Historic Preservation
ordinance, Preservation Commission, and District. They were adopted by the city
council to preserve historically and architecturally significant buildings and
sites in the Watson Street Commercial Historic District. The majority of the
buildings in Downtown Ripon lie within this district and are classified as
contributing sources. Prior to any changes, which includes renovation,
rehabilitation or painting of any building within the Historic District, the
owner of the building must obtain a Certificate of Appropriateness form the
Preservation Commission. This certificate must be presented to the building
inspector before a building permit can be issued.
To obtain a Certificate of Appropriateness, a
presentation must be made to the Commission explaining any and all construction
or changes planned for the exterior of the structure. Upon approval of the
planned work, the Commission will issue the certificate. Any building owner
within the downtown revitalization area can obtain assistance in procuring their
Certificate of Appropriateness from Ripon Main Street, Inc's Downtown Manager.
By example, if a building owner plans renovation work
and wishes to participate in the Low Interest Loan or Grant Programs, the
following steps would need to be followed;
1. Review plans with the Downtown Manager.
2. Present work plans to Preservation
Commission to obtain Certificate of Appropriateness.
3. Submit Certificate of Appropriateness to
building inspector to obtain building permit.
4. Begin work.
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