lm design guidelines - revised 081811 · 8/2011 design guidelines for lake mills main street...

Design Guidelines A Guide to Renovation and Rehabilitation

for the Lake Mills Main Street District

Katie Otto, Executive Director 200E Water Street

Lake Mills, WI 53551 Phone: (920) 648-6721

Email: [email protected] www.legendarylakemills.com

8/2011 Design Guidelines for Lake Mills Main Street District of 29

Approved by the LMMSP Board 8/18/11

Table of Contents

Introduction.................................................................................................... 3 Lake Mills Main Street Program Mission Statement ............................................................. 3 Lake Mills Main Street Program Vision Statement ............................................................... 3 The Purpose of these Design Guidelines ............................................................................ 3 Design Assistance ........................................................................................................... 4 Using the Main Street Approach ....................................................................................... 4 Lake Mills Main Street District Map ................................................................................... 5

Elements of Main Street Design ....................................................................... 6

Storefront ...................................................................................................................... 6 Upper Façade ................................................................................................................ 7 Cornice ......................................................................................................................... 8 Rear and Side Entrances and Views ................................................................................ 10

Building Materials & Colors ............................................................................ 12

Recommended Materials ............................................................................................... 12 Acceptable Materials ..................................................................................................... 12 Undesirable Materials .................................................................................................... 12 Color Schemes ............................................................................................................. 13

Building Accents............................................................................................ 15

Signage ....................................................................................................................... 15 Awnings and Canopies .................................................................................................. 18 Lighting ....................................................................................................................... 19 Landscaping ................................................................................................................ 19

Building Maintenance .................................................................................... 20

Masonry ...................................................................................................................... 20 Wood .......................................................................................................................... 21 Windows ..................................................................................................................... 21 Doors .......................................................................................................................... 22 Painting....................................................................................................................... 23 Metals ......................................................................................................................... 23 Ornamentation ............................................................................................................. 23 Energy ........................................................................................................................ 24 Roofs .......................................................................................................................... 24

New Construction .......................................................................................... 25

Proportions of the Façade ............................................................................................. 26 Composition ................................................................................................................ 27 Materials ..................................................................................................................... 27

Façade Improvement Grants .......................................................................... 28

Where to Start ............................................................................................................. 28 Application Process ....................................................................................................... 28



Introduction Lake Mills Main Street Program Mission Statement The mission of the Lake Mills Main Street Program is to foster downtown revitalization and promote economic redevelopment while preserving our heritage. We will work together with businesses, local government, civic organizations and individuals to enrich our quality of life and celebrate Lake Mills as a great place to live, work and visit. Lake Mills Main Street Program Vision Statement Downtown Lake Mills will be known as a friendly, progressive, inviting historic district where people work together to manage growth and development in a way that respects the environment and maintains our small town charm.

We value the Commons Park as the “heartbeat” of our community. The preservation of our historic buildings will reflect their architectural integrity as they will become home to a healthy blend of commercial, residential and civic uses.

Our shared enthusiasm and “can do” attitude will continue to provide inspiration and motivation for organizations and volunteers from all sectors of the community to support the revitalization of downtown Lake Mills.

The Purpose of these Design Guidelines These guidelines have been established to enhance the architecture found in downtown Lake Mills through historic preservation. They are intended to improve the quality and value of downtown properties by preserving their unique characteristics. When property owners are considering design changes to their building, they can refer to these guidelines to decide if such changes are appropriate. However, these guidelines are not mandates, nor are they meant to stifle creativity or individuality. The Main Street Program does not want every downtown building to be painted the same color or have the same signage. Building owners retain the right to make whatever renovations they see fit, as long as those changes are in line with applicable city ordinances and state laws. These guidelines are meant to assist property owners in making decisions about renovations and building improvements, so that these changes enhance the property owners’ buildings while complementing their neighbors’ buildings. These guidelines are binding if using the façade grant program. To apply for financial or design assistance relating to a building rehabilitation, contact the Main Street Program Executive Director. The Executive Director will guide you through the entire process. He/she will be able to answer your questions and help you fill out the necessary applications.



Design Assistance The Main Street Program can provide building owners a variety of design assistance whether they apply for a façade improvement grant or not. Before you spend money on design drawings for your building, we encourage you to meet with the Main Street Program’s Executive Director to discuss the overall scope of the project. Depending on the complexity of the project and what you are trying to accomplish, the Main Street Program may be able to assist you. The State Main Street Program has a design specialist, who is available to work with a limited number of Lake Mills property owners. The Executive Director and Design Committee may be able to help gather information and give suggestions on appropriate design and color schemes. Using the Main Street Approach The Main Street Approach combines historic preservation with downtown redevelopment to create vibrant commercial and social centers. While this approach typically focuses on a central business district, it is intended to improve the entire community by strengthening public participation, recruiting new business, and preserving its historical architecture. People are more inclined to do business in architecturally attractive buildings that feel inviting; that’s why design matters. No two downtowns are alike, but each downtown portrays an image of the entire community. By preserving and revitalizing this traditional core, a community can enhance its unique sense of place, which helps to distinguish the district from the competition. Appearance affects the decisions shoppers, residents, visitors and investors make about the district. A series of cohesive, revitalized storefronts, with a mix of uses and an inviting streetscape, will nearly always help to increase property values, attract more businesses, and help existing businesses improve. The Main Street Approach has earned national recognition as a practical strategy that is appropriately scaled to each community’s local resources and conditions. To create a well-balanced program for revitalization and rehabilitation, Main Street combines four elements:

1) Organization calls for the building of a broad coalition of civic groups, merchants, citizens, and public officials that can sustain a long-term revitalization effort.

2) Design enhances the attractiveness of the business district to make it a better place to shop, work, walk, and live.

3) Economic Restructuring involves analyzing current market forces to recruit new businesses, making unused space productive again, and making existing businesses more competitive.

4) Promotion sponsors exciting events to give people another reason to visit downtown.



Lake Mills Main Street District Map



Elements of Main Street Design The basic commercial façade consists of three parts: storefront, upper façade, and cornice. Even though these components appear in many shapes and styles, the result is essentially the same traditional façade. When considering building improvement or restoration, it is important that you view the building as a single cohesive unit as opposed to a storefront and an upper façade. The different components of a traditional commercial building were designed to work in a complementary fashion. In addition to the façade, property owners should also be concerned with the appearance of their buildings’ rear views and entrances. Storefront



The storefront design should be true to the time period in which the building was constructed. Contact the Main Street Program office to find old photographs of your building when planning a renovation. Typical historic storefronts include:

1) A support beam spanning the width of the storefront separating the upper façade and the storefront, often called the signboard fascia.

2) Recessed entry consisting of one or two doors that is generally flanked by support columns and masonry piers.

3) Large display windows that should cover approximately 75 percent of the first floor façade.

4) A set of smaller transom windows located above the display windows, but below the storefront cornice.

5) Solid panels located below the display windows, often called the bulkhead or kickplate.

Whenever possible, all of these elements should be preserved or restored. Inappropriate materials that were added during past renovations often cover up display windows, transom windows, and bulkheads. The same is often true of the storefront cornice; some may have been entirely removed. Transom windows should be exposed if at all possible; however, if a transom must be covered due to budgetary concerns, select a paint color similar in color to the appearance of the glass in the store window below it. Likewise, paint boarded-over windows in colors that look like the windows on the remainder of the building. Use the same trim colors and consider using dark brown, bronze or charcoal colors to represent the appearance of glass. And consider restoring transom windows in a future restoration, as they provide critical historical detail to the building.

Upper Façade On multistory buildings, the upper façade consists of one or two stories and is generally a flat masonry wall with several regularly spaced windows cut into it. Again, it is important to maintain or restore the upper façade to its historic appearance. Typically, the most important concern relating to upper façades is the replacement of windows, which should be done in accordance with the size, shape, and design of the original windows. Original windows should be repaired rather than replaced whenever possible.



Cornice Most commercial buildings in downtown Lake Mills have flat roofs, which are hidden by decorative caps called cornices. Cornices are usually constructed of wood, metal, or masonry. These decorative elements are essential to the appearance of most historic buildings, and they should be maintained or restored if possible. Ideally, roof alterations that cover decorative cornices should be removed and cornices that have been taken down should be replaced. Sloping residential-style roofs should be avoided, unless that was part of the building’s original design.



Rear and Side Entrances and Views Rear and side entrances of buildings can be almost as important as the front façades. The rear and side views of many of the buildings in downtown Lake Mills are highly visible and face parking areas, public walkways, or streets. With this in mind, these views should be clean and well maintained. Landscaping, lighting, and other simple building improvements can significantly improve the appearance of rear and side views. Tastefully designed trash enclosures can also help make rear views look less cluttered, especially if multiple building owners cooperate to use the same trash enclosure. Often, back areas and trash enclosures are shared with other building owners/businesses. Contact the City at 920-648-2344 to obtain contact information on shared areas, if applicable. Grant applications to the side or rear facades of buildings will be considered at the discretion of the Design Team based on the visibility of the facade.



Example of an attractive rear façade.



Building Materials & Colors Property and business owners undertaking restoration projects in downtown Lake Mills should give consideration to the types to materials that would have been used when the building was constructed. The following lists recommend specific materials for particular uses. Recommended Materials

• Stone for above grade foundation • Brick masonry for exterior walls • Cast, molded, or formed metal hardware for doors and sign brackets • Wood species for bulkheads include cedar, poplar, treated wood, pressure

treated cypress, mahogany, or another type of wood that will weather well • Detailed wood, stone, or metal replications for bulkheads and kickplates • Cornices and latticework should utilize materials and designs as close to those

used originally, if possible Acceptable Materials

• Exterior grade plywood or smooth-face fiber-cement products such as those by Hardie Building Products, “WeatherBoards” by Certainteed, or “SmartSide” by Louisiana Pacific for bulkhead reconstruction

• Fiberglass replications for cornices and latticework • Composites, such as AZEK and MIRATEC

Unacceptable Materials

• Vinyl or aluminum siding • Plastics • Vinyl windows • Tinted store front windows • Structural or corrugated metal panels • Exterior insulating finishing systems (EIFS) or “synthetic stucco” • Pine or other woods species that would not weather well • Asphalt, wood, or fiberglass shingles



Color Schemes The colors that you select, whether for walls, trim, signs, and awnings, should coordinate with neighboring buildings. Paint retailers often carry samples of historic tripartite color schemes. As a general rule avoid intense hues or using more than one vivid color per building. Contrasting colors which accent architectural details and entrances are encouraged. The Main Street Design Committee also offers assistance to property owners seeking to select a color palette for their buildings. Paint color should blend well with the original building elements (brick, stone, etc.). If painted brick needs new paint, use a color that looks similar to an actual brick color – for example, repaint white brick to look more like red brick or yellow brick.



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Building Accents Signage Signs are a vital part of a cohesive business district. However, some signs disrupt the visual continuity of the street and obscure architectural features. This is not desirable in a historic downtown. There are appropriate signage options that fit the image of downtown Lake Mills, while still meeting the needs of business owners. All signs require a permit. Contact the Building Inspector at 920-648-2344 for the required forms. Additional information can be found at the City Building Inspector website: http://www.ci.lake-mills.wi.us/images/CCAgenda_data/Data/BuildingInspector.htm The following three types of signs are encouraged:

• Flush-mounted signs – These signs are attached to the building. They can be made of hand-painted plywood, sandblasted/carved wood, sandblasted/carved foam, or a wood background with raised wood letters. Composite/plastic materials might be acceptable if they provide a historic appearance. Individual letters applied or painted directly to a wall, canopy, or cornice fall into the category as well. These signs consist of signboards on the face of the building. Many historic buildings have a recess or horizontal molded band designed to accommodate such signs.

• Window signs – These signs can consist of either window lettering painted or applied directly to the interior side of the glass, and interior-hung signs. Ideally, neither type should take up more than 25 percent of the window area; this allows the majority of the window area to be used for display purposes.

• Projecting Signs – These are two-sided signs that project away from the building. This type of sign includes icon or graphic signs that illustrate the nature of the business within by their very shape. Even though tastefully designed wood or metal projecting signs are favored by these design guidelines, they are not allowed in downtown Lake Mills without a conditional use permit. Note: A permit called “Privileges in the Street” is required for projecting signs and awnings, costing up to $150 or more. The actual ordinance can be read here: http://www.ci.lake-mills.wi.us/Ordinances/ord%201020B,%20privileges%20in%20streets.pdf

Mounting brackets for signs should be mounted into the mortar joints, and not the brick or stone.

Example of a flush-mounted sign

http://www.ci.lake-mills.wi.us/images/CCAgenda_data/Data/BuildingInspector.htm

http://www.ci.lake-mills.wi.us/Ordinances/ord 1020B, privileges in streets.pdf




Signs should be coordinated with the architectural elements to complement existing façade features in regards to style, material, and color. They should not cover architectural elements such as windows, transoms, or cornices. Signs that match their surroundings are far more powerful than any standalone sign, no matter how large. Actual sign size may vary, but signboards, if used, should not exceed two and a half feet in height. Letters should be no less than eight inches or more than eighteen inches high. Lettering should not exceed 65 percent of the maximum heights of the signboard. These sizes are appropriate for the distances from which signs will typically be read in downtown Lake Mills. Window signs should be small and concise so as not to distract or interfere with the merchandise. The color of lettering used for window signs should contrast with the display background to make it more visible. Example of a projecting sign.

Example of a business sign painted on the display window.



Flashing, moving, internally lit, and homemade signs should be avoided. All signage must also conform to the Lake Mills sign ordinance, a copy of which can be obtained at http://www.ci.lake-mills.wi.us/Ordinances/10-16.pdf or by contacting City Hall. In addition, signs in the central business district must conform to district regulations which can be found at http://www.ci.lake-mills.wi.us/Ordinances/10-7.pdf - section D.

http://www.ci.lake-mills.wi.us/Ordinances/10-16.pdf

http://www.ci.lake-mills.wi.us/Ordinances/10-7.pdf



Awnings and Canopies The canvas awning was an important design element in the traditional storefront. It provided shelter for pedestrians from the sun and rain, added color, and acted as a transition between the storefront and the upper façade. The awning can also be used as a location for building signage. Up to 10% of the awning size can be devoted to lettering/signage; if a greater percent is needed, a conditional use permit is required. Another option is to use lettering installed vertically on rods and bars above the front edge of the awning. If an awning is to be used, its shape should reinforce the frame of the storefront opening. Awnings should be made of fabric or canvas over a steel frame. 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 a minimum of seven feet above the sidewalk and it projects out between four and seven feet. Illuminated canopies/awnings are not allowed. 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 “shed” design. Other profiles like the typical “plastic” look found on commercial buildings in highway strip mall centers are too contemporary and out of context when placed on a traditional façade. Awnings should be constructed of fabric; plastic or vinyl awnings and aluminum are not desirable. Awning color(s) should be selected to insure compatibility with the other colors used in the façade and the façades of adjacent buildings. Note: A permit called “Privileges in the Street” is required for projecting signs and awnings, costing up to $150 or more. Contact the Building Inspector at 920-648-2344 for the required forms. Additional information can be found at the City Building Inspector website: http://www.ci.lake-mills.wi.us/images/CCAgenda_data/Data/BuildingInspector.htm and the actual ordinance can be read here: http://www.ci.lake-mills.wi.us/Ordinances/ord%201020B,%20privileges%20in%20streets.pdf

Example of an appropriate awning.

http://www.ci.lake-mills.wi.us/images/CCAgenda_data/Data/BuildingInspector.htm





Lighting Original lighting fixtures should be preserved whenever possible. Replacements should reflect the period in which the building was built. Ideally, simple designs based on traditional designs of the early twentieth century will be chosen. Accent lighting for the rest of the building façade is an important element when considering visibility in the evening hours. Generally, the street lighting installed by the city does not directly illuminate the storefronts. Here are a few traditional methods of storefront lighting that can attract attention and provide additional promotional appeal:

• Well-lit display windows – Interior touch lights work well to illuminate displays, which enhance the look of merchandise and attracts customers.

• Lighted signage – Shepherd hook lights can illuminate signage making it easier to read in the evening and at night. Lake Mills’ ordinances state that all fixtures shall be 90° downcast.

• Lighted entryways – Most traditional storefronts have a recessed door entry; an exterior light in this area helps to accentuate the store entrance and provides an element of safety.

Storefront lighting should be tastefully done, and the style and materials used should be consistent with the overall façade. Flashing lights or excessively bright lights are not appropriate. Landscaping Where possible and appropriate, landscaping can be an important element of downtown design. Even a few well placed window boxes or planters can greatly improve a building’s appearance. In addition to the street-facing façade, landscaping should be considered for building’s rear and side views.

http://www.ci.lake-mills.wi.us/Ordinances/10-16-zoning 2006.htm



Building Maintenance Masonry Masonry includes brick, stone, concrete, stucco, and mortar. Masonry surfaces and architectural elements are the most common types found in Lake Mills and are vital to its architectural character. Masonry features, such as brick cornices, piers, and store window hoods, must be retained and maintained properly. Although masonry is one of the most durable traditional building materials it is also susceptible to damage by improper maintenance or repair techniques and by harsh or abrasive cleaning methods. Masonry walls and other surfaces should be repaired by repointing the mortar joints where there is evidence of deterioration, such as disintegrating mortar, cracks in mortar joints, loose bricks, damp walls or damaged plasterwork. Old mortar joints should be duplicated in strength, composition, color, texture, and width. Portland cement should not be used as a substitute for traditional mortar because it damages bricks through freeze and thaw cycles. Cleaning masonry should only be done when necessary to halt deterioration or remove heavy soiling. Masonry surfaces should be cleaned with the gentlest means possible, such as, low-pressure water and masonry detergents using natural bristle brushes. Masonry surfaces should never be sandblasted using grit or other abrasives. Sandblasting destroys bricks’ protective outer layer and accelerates deterioration. Damage caused by sandblasting is irreversible.



Wood Wood is a common material for architectural features such as cornices, brackets, bulkheads, storefronts, and window framing. These features are important to the historical character of buildings in Lake Mills. Wood requires proper maintenance and the preservation of wooden architectural elements is of particular importance in rehabilitation projects. To protect wood, retain coatings like paint that help protect it from moisture and harmful sunlight. Paint removal should be considered only where there is a paint surface failure and as part of an overall application of a new protective coating. The gentlest of methods possible should be used if any paint must be removed. Wood surfaces should never be sandblasted. Whenever possible, damaged wood architectural elements should be repaired rather than replaced. Rotted wood can often be repaired with epoxy. This is normally quicker and less expensive than replacing the element. However, today’s pine should never be used as it is too soft and harvested too young to be a long-lasting replacement. If it is necessary, replacement should be limited to the irreparable portions, rather than replacing the entire element. Any wood feature that cannot be repaired should be replaced with a material that conveys the same visual appearance closest to that of the original historical design. This includes using wood species similar to those used originally. Windows Upper story windows are important because they create a repeated pattern that helps tie together neighboring facades. Deteriorated upper story windows have often been inappropriately replaced or covered up. Fortunately, deterioration can be avoided with proper maintenance. If the wooden portions of a building’s windows are soft, cracked, or split, they need to be repaired. If sashes or frames are deteriorated, window glass can fall out and endanger pedestrians below. To maintain the windows properly, all deteriorated wood should be repaired with epoxy or replaced with new wood. Loose glazing putty and/or loose or broken windows should also be replaced. If a window is beyond repair or is missing, the replacement should match the original window. Replacement windows should always fill the entire opening and duplicate the original pattern. Avoid using windows and shutters that are not keeping with the building’s style. Storm windows are a good idea for conserving heat and energy, especially on upper floors. However, be sure to stick with original style of the building to ensure cohesiveness. Replacement windows should never be vinyl, although vinyl-clad and aluminum windows are acceptable. Windows should never be tinted. Exterior, interior and triple track storm windows are acceptable; however, unfinished triple track aluminum storms are discouraged. They should be finished to match the primary window. Interior storm windows are acceptable, but may cause condensation to form on the inside face of the primary window. As a result, they should not be left in



place for extended periods of time. Primary windows should be allowed to thoroughly dry before the interior storm window reinstallation. Covering window openings and/or using replacement windows that are significantly smaller than the masonry opening are discouraged. This is true of windows on the upper floors as well as storefront display windows. Often times, storefronts’ transom windows have also been covered up. When possible, these windows should also be restored. Transom windows are designed to convey natural light deep into the interior. Additional window restoration information can be found on the following websites:

• http://www.preservationnation.org/issues/sustainability/additional-resources/July2008WindowsTipSheet.pdf

• http://www.nps.gov/history/hps/tps/briefs/brief09.htm • http://www.preservationnation.org/issues/weatherization/resources/windows.html • http://www.cttrust.org/index.cgi/11774

Doors Every storefront has a door or pair of doors. Traditionally, the entrance door was made of wood with a large glass panel. Every effort should be made to maintain and repair the original door. If a door has to be replaced, it is best to use a door with the same design and proportions as the original. Using other wooden or aluminum doors that are consistent with the building’s historic character is also acceptable. Residential-style fiberglass or steel doors, such as those with decorative moldings, cross bucks, or window grills, should not be used.

The anatomy of a door.

Examples of historic doors used in commercial settings.

http://www.preservationnation.org/issues/sustainability/additional-resources/July2008WindowsTipSheet.pdf

http://www.preservationnation.org/issues/sustainability/additional-resources/July2008WindowsTipSheet.pdf

http://www.nps.gov/history/hps/tps/briefs/brief09.htm

http://www.preservationnation.org/issues/weatherization/resources/windows.html



Painting The color scheme used on a building should be appropriate to the building’s time period, architectural style, and material of construction. The colors that you select, whether for walls, trim, signs, and awnings, should not clash with neighboring buildings. Iridescent, day glow, neon reflective and self-illuminating paints are prohibited. Bright or trendy colors should be avoided. Instead, colors that accentuate the architectural details of the building are encouraged. Paint retailers often carry samples of historic colors. The Main Street Design Committee also offers free assistance to property owners seeking to select a color scheme for their buildings. Before painting, loose paint should be scraped off and the building should be cleaned with a low-pressure water wash. Unless it is necessary to protect the surface, exposed masonry should be left unpainted. Metals Metals commonly used in Lake Mills’ buildings include lead, tin, zinc, copper, bronze, brass, iron and steel. Historic storefronts may include cast iron columns, steel cornices above the display windows, or sheet metal decorative cornices at the upper edge of the upper facade. Identifying and maintaining these architectural metal features helps to define the historic character of the building. Cast iron or steel components may have many layers of paint or rust which will need to be removed before repainting, to restore the original details. This may be done by hand scraping with a wire brush or may need to be mechanically removed. Softer metals, sheet metals, and plate metals should not be cleaned mechanically, but may be cleaned chemically. Before any cleaning is undertaken, local codes should be checked to ensure compliance with environmental safety requirements. The proper assessment and cleaning of architectural metals should be done by a competent professional specializing in such work. Ornamentation Historic buildings often have beautiful ornamentation that should be preserved if possible.



Energy While the heating, cooling and insulation renovations of a building are not covered by the Façade Grant, the Design Team understands the importance of these details, especially in our older buildings. For detailed information regarding conserving energy in historic buildings, see this article published by the U.S. Department of the Interior: http://www.nps.gov/history/hps/tps/briefs/brief03.htm. Other good online resources: § http://www.nlc.state.ne.us/epubs/E5700/H022-2001.pdf § http://www.preservationnation.org/issues/sustainability/additional-

resources/HPandGreenBuildingArticle.pdf Roofs The roofs of the buildings in Lake Mills may be flat or pitched. In either case, preventing water leakage is important to prevent damage to the structure and the interior finishes of the building. The roofing material of a flat roof, though not visible from the ground, must be maintained and flashed with the proper materials to prevent water penetration. Often leakage is caused by defective flashing instead of roofing material. A flat roof actually has a slight slope directing water to roof drains, scuppers or gutters at the perimeter of the building. Flat roof coverings may be a continuous watertight membrane of synthetic rubber, sheet metal, or built-up tar and gravel. Repairs or replacements should be done by qualified roofing contractors.

http://www.nps.gov/history/hps/tps/briefs/brief03.htm

http://www.nlc.state.ne.us/epubs/E5700/H022-2001.pdf

http://www.preservationnation.org/issues/sustainability/additional-resources/HPandGreenBuildingArticle.pdf

http://www.preservationnation.org/issues/sustainability/additional-resources/HPandGreenBuildingArticle.pdf



New Construction The construction of new buildings in downtown Lake Mills is limited by a lack of vacant land. In the event that a new construction project is proposed, it should be compatible with the historic character of downtown. The design of a new infill building, particularly its front façade, creates unique design challenges. New facades should be designed to look appropriate and compatible with neighboring buildings and the community at large. New additions or exterior alterations to historical buildings should not destroy historic materials that characterize the property. The new work should be differentiated from the old, while being compatible with the mass, size and scale of the original building. New additions should also be done 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. In other words, you should be able to tell the old from the new, but it should still blend in.

Example of architectural rendering of new construction in the middle of the photo, actual photo elements in the far left and

right of photo.



Proportions of the Façade The average height and width of the surrounding buildings determines a general set of proportions for an infill structure or the bays of a larger structure. The infill building should fill the entire space and reflect the characteristic rhythm of facades along the street. If the site is large, the mass of the façade can be broken into a number of smaller bays, to maintain a rhythm similar to the surrounding buildings. It is also important to align the horizontal and vertical lines of the new façade even with the existing façades. Setbacks from the sidewalk are discouraged. If a setback is necessary to provide a ramp that would make the entrance accessible, it should still be kept to a minimum.



Composition The composition of the infill façade should be similar to that of surrounding façades. Rhythms that carry throughout the block, such as window spacing, should be incorporated in the new façade. A clear distinction between the first floor and upper floors should be maintained. The first floor should have large areas of glass, and upper floors should have an emphasis on a solid wall, with less window area. Infill architecture should reflect some of the detailing of surrounding buildings in window shapes, cornice lines and brick work. At the same time, new buildings should be reflective of their own time; attempts at historical developments are rarely convincing and should be avoided. Materials Brick is the primary building material used downtown although other masonry materials are also used. The existing distribution of materials used in neighboring buildings should be considered when choosing materials for new construction, and they should be comparable in size, scale, texture, and color. The color palette used for an infill façade should relate well to neighboring buildings.



Façade Improvement Grants If you are a member of the Lake Mills Main Street Program and would like to apply for a façade grant, contact the Main Street Program’s Executive Director to apply. Grants made under this program can be funded up to $5,000 per building, but cannot exceed 50% of the project’s total cost. Grants will only be awarded to projects with a minimum investment of $1,000 per building. The Design Committee reserves the right to offer grants anywhere within that range based on need, reasonability of request, and the physical impact of the project. Grant applications will be reviewed monthly. Awards are dependent on the amount of available funds. Grant recipients agree to place a “Lake Mills Main Street Revitalization Project” sign at the construction site and/or storefront window during the time of the improvements and 30 days following the completion of the project. Where to Start

• Identify the features that are significant to the character of your building. • Contact the Executive Director of the Lake Mills Main Street Program (920-648-

6721 or [email protected]) to determine if there are any vintage photos of your building if you do not have any.

• Contact the Executive Director of the Lake Mills Main Street Program to see if there are any free renderings available for that fiscal year.

• Determine the functional improvements you wish to make to your building. • Determine the aesthetic improvements you wish to make with your building. • Identify maintenance and repair work that needs to be done. • Establish a budget for the total project. This may require obtaining a few

competitive quotes. • Review Lake Mills city ordinances at http://www.ci.lake-mills.wi.us

Application Process

1. Applicant must complete the grant application. Applications are available at the Lake Mills Main Street office or on our website www.legendarylakemills.com.

2. Applications should be submitted to the Executive Director for review to determine that all information is complete and accurate.

3. Receipts must be itemized. Canceled checks and credit card receipts may not be acceptable.

4. Quotes must be itemized. Provide a detailed quote or invoice from the contractor(s).

5. The Design Committee meets on a monthly basis and will review all new applications to assure compliance with the Design Guidelines.

6. Projects that meet the Lake Mills Main Street Design Guidelines and are approved by the Design Committee will receive a letter of intent from the Lake Mills Main Street Program that commits them to provide the grant money once the project is complete.

mailto:[email protected]

http://www.legendarylakemills.com/



7. Downtown Design District requirements, lighting requirements and sign regulations of the City of Lake Mills must be followed. Applicants receiving approval must also obtain any necessary city permits before beginning a project. Previously approved project plans must be modified due to local ordinance requirements. The grant application may need to be re-approved by the Design Committee before beginning the project.

8. Copies of city permits should be included in final paperwork. 9. Applicants receiving approval must sign an agreement with the Lake Mills Main

Street Program prior to starting the work. 10. If the project is not approved, the Design Committee will explain in writing the

reasons for rejection and steps necessary to receive approval. 11. Any changes to the approved plan must be submitted in writing and approved by

the Design Committee prior to work being completed. Should an applicant deviate substantially from the approved plan, the Lake Mills Main Street Program reserves the right not to release the grant money.

12. Work must be completed within 120 days of the approval of the grant application. Exceptions may be made by request of property or business owner on an individual basis.

13. Upon completion of the finished project, the Executive Director and the Design Committee will review the completed work.

14. When all conditions are met under the Grant Award and Reimbursement section, the applicant will receive the grant check if the money is available in the Façade Grant fund.

lm design guidelines - revised 081811 · 8/2011 design guidelines for lake mills main street...

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