VII.2. Site Plan Review & Setback Exception for 1409-1413 Mainstreet Atelier Academy of Beauty; Lindahl
August 2, 2021 City Council Report 2021-072
Site Plan Review & Setback Exception for
1409/1413 Mainstreet Atelier Academy of Beauty
Proposed Action: Staff recommends the following motion:
• Motion to adopt Resolution 2021-036 approving the site plan application and setback
exception requests from Atelier Academy of Beauty to allow an addition to their existing
building located at 1409/1413 Mainstreet (PIDs 24-117-22-32-0099 and 24-117-22-32-0100),
subject to conditions.
Overview
The applicant, William Anderson, owner of Atelier Academy of Beauty, requests site plan
approval and an exception to the setback standards of the West Mainstreet Overlay District to
allow an addition to their existing building located at 1409/1413 Mainstreet. According to the
applicant, the addition will contain two meeting spaces and additional storage for Atelier
Academy and the exception to the setback standards is necessary to maintain the historic
character of the existing building. Based on the findings in this report, both the Planning &
Zoning Commission and staff recommend approval of these requests subject to the conditions
detailed in the attached resolution.
Primary Issues to Consider
• Background
• Community Comments
• Site Plan Review
• Engineer Review
• Alternatives
Supporting Documents
• Resolution 2021-036
• Site Location Map
• Applicant’s Narrative
• Plans & Elevations
• Community Comments
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
City Council Report 2021-072
Page 2
Notes:
BACKGROUND
According to the applicant’s narrative (see attached), they are proposing an approximately 2,100
square foot single-story addition to their existing building. The exterior will be designed to
match the outside of the existing building with masonry construction and stone veneer on the
street facing (south) side and southeast corner of the proposed addition. The balance of the east
elevation and the north side of the addition are planned to be painted concreate masonry unit
(CMU). The addition will allow Atelier to expand its salon services and education programs
already housed on the site. The proposed addition will contain two meeting spaces and
additional storage for Atelier Academy.
The proposed addition will bisect the existing surface parking along the east half of the site
extending the “L” shape of the building. Five bicycle parking racks will be added to the site and
5 off-street parking stalls will be striped in the existing front parking lot in front of the former
auto service bays. The plan also calls for 4 additional off-street parking stalls along the north
side of the site that will have access from the alley and be screened from Mainstreet by the
proposed addition.
It should be noted that the existing site includes two separate parcels that must be combined to
allow the proposed addition. The existing building is contained within one parcel while the
associated existing surface parking lot sits on the second parcel. The proposed addition will
extend east from the existing building across the surface parking lot. Hopkins City Code does
not allow buildings to cross property lines resulting in the need for the applicant to receive
separate administrative subdivision (or lot combination) approval. This administrative
subdivision will be a condition of the site plan approval.
COMMUNITY COMMENT
The Planning & Zoning Commission reviewed this item (Planning Application 2021-09) during
their July 27, 2021 meeting. During the meeting, the Commission heard a presentation from
staff and held a public hearing that produced no public comments. Prior to the public hearing,
the City received one email comment (see attached) from Deb Zeller at 1421 Mainstreet
generally supporting the project but voicing concerns about parking. City Planner Jason Lindahl
noted that as designed the site meets the City’s off-street parking standards, will have bicycle
parking and is along a transit line. Commissioner Dyrland asked about the condition requiring
the applicant to combine the properties. Mr. Lindahl stated the subject property is currently two
parcels and that the proposed addition would cross the adjoining property lines. This will require
the applicant to combine the parcels into one property. After some general discussion of the
proposal, the Planning & Zoning Commission approved a motion recommending the City
Council approve the site plan and setback exception requests.
SITE PLAN REVIEW
Standards for reviewing site plan applications are detailed in Article IV of the City Code. This
section establishes site plan review procedures and provides regulations pertaining to the
enforcement of site design standards. These procedures are established to promote high quality
development, to ensure the long-term stability of residential neighborhoods, and enhance the
built and natural environments within the City as new development and redevelopment activities
occur. Section 102-126(3) call for site plan review of any developments that “expand or change
the use of a building or parcel of land or modify a building, accessory structure or land feature in
City Council Report 2021-072
Page 3
any manner which results in a greater intensity of use, including the construction of additional
parking.” In this case, the proposed addition will result in a more intense use of the property
resulting in the requirement for site plan review.
Site plan review applications are considered quasi-judicial actions. In such cases, the City is
acting as a judge to determine if the regulations within the Comprehensive Plan, Zoning
Ordinance or Subdivision regulations are being followed. Generally, if this application meets the
City's established requirements, it should be approved. Standards to consider for site plan
review of this proposal include those in Article VII - the B-3, General Business District, Article
XVIII - the West Mainstreet Overlay District and Article IV - Site Plan Review Standards.
Staff’s review of these standards and how they apply to this application is provided below.
Land Use and Zoning Standards. The proposed hair salon and cosmetology academy are
consistent with the subject property’s future land use and zoning designation.
The 2040 Comprehensive Plan – Cultivate Hopkins guides this property as Neighborhood
Center. Neighborhood Centers are aimed at creating walkable nodes that support the
surrounding neighborhood with retail and service uses and provide opportunities for mixed use
infill development. They are intended to accommodate forecasted population and employment
growth while also serving as a defining place for basic retail, service and entertainment needs.
Neighborhood Centers should contain a mix of uses (horizontal or vertical) and be pedestrian
oriented. They are characterized by high quality design, pedestrian and bicycle facilities and
thoughtful use of open space that enhances the connection with the surrounding neighborhoods
they serve. Densities in these areas typically range from 20-50 units per acre with an estimated
25% commercial and 75% residential land use breakdown.
The subject property is zoned B-3, General Business and also lies within the West Mainstreet
Overlay District, which serves to preserve the small-town, unique character of Mainstreet
Hopkins; enhance the pedestrian orientation of Mainstreet; encourage streetscape design that is
inviting and on a human scale; and communicate the community’s vision for the Mainstreet area.
Each of the zoning standards from the B-3 zone or the West Mainstreet Overlay District are
reviewed below.
Signage. Signage standards in the West Mainstreet Overlay District require signs be compatible
with the style, composition, materials, colors and details of the building and with signs on other
nearby buildings. Internally illuminated or pylon signs are prohibited but monument signs no
more than 9 square feet are permitted. Projecting signs are also allowed provided they do not
exceed 12 square feet nor 3 feet in width. The maximum area of a single sign in the B-3 Central
Business zoning district is 80 square feet. The applicant renovated and occupied the subject
property in 2020. That project added wall signage along Mainstreet. The current plans show no
additional signage. Should the applicant wish to revise or add to their existing signage they
should do so through a separate administrative sign.
Building Height. New buildings, buildings and additions and redeveloped or remodeled
buildings will complement the existing pattern of building heights. Buildings in the Overlay
District may not exceed four stories or 45 feet in height. The applicant’s plans call for the
addition to be one story in height consistent with this zoning standard.
City Council Report 2021-072
Page 4
Setbacks. The West Mainstreet Overlay District requires new construction and infill buildings
to abut the Mainstreet right-of-way. As designed, the applicant’s proposal does not meet this
requirement. Rather than constructing the addition abutting the Mainstreet right-of-way, the
applicant’s plan requests an exception to this standard allowing the addition to be located 65’
back from the front property line. According to the applicant, this design is necessary to
maintain the historic character of the existing building. Staff is agreeable to this exception
request based on the following findings:
• The overall design seeks to comply with the spirit and intent of the setback requirement by
maintaining the building’s original entrance abutting Mainstreet.
• The previous renovation and design of the proposed addition exceeds the West Mainstreet
Overlay District’s Windows and Doors standard (see below) adding to the active storefront
appearance and pedestrian experience along Mainstreet.
• The applicant’s previous building renovation and design of the proposed addition appear to
enhance the building while seeking to maintain the defining characters of a mid-century
modern building.
• While the proposed addition will strip new off-street parking stalls along Mainstreet, these
spaces will be added in front of the former vehicle services bays. No new parking surface
will be created in front of the building. New parking area will only be added behind the
proposed addition with access from the alley.
Parking lots. In instances where there are parking areas abutting the street, the sidewalk edge
must be delineated with a treatment such as a wrought iron fence, hedge, or a one to three-foot-
high wall following the right-of-way line. In this case, staff recommends a condition of approval
require the applicant to install a 3’ high wrought iron fence the entire width of the parking along
Mainstreet.
Roofs and Parapets. Rooflines will mimic the separate yet complementary character and
design of historic Main Street buildings. The proposed addition will have a metal parapet cap to
match the existing building. The topography of the site will result in the proposed addition
having a slightly higher roofline helping to mimic the varying rooflines along Mainstreet.
Utility Areas, Mechanical Equipment and Screening. As proposed, the applicant’s plans do
not conform to this standard. Utility areas, mechanical equipment, and screening will be
designed so that they do not detract from the aesthetic appeal of the district. The screening of
exterior trash, storage areas, service yards, loading areas, transformers, heating, and air
conditioning units must use the same materials, color and/or style as the primary building in
order to be architecturally compatible with the primary building and the building it is adjacent to.
If the utility area is separate from the building it serves, it should be consistent with the city
streetscape theme. All roof equipment will be screened from public view so as not to be visible
from the street. All exterior trash and storage areas, service yards, loading, areas, heating, and air
conditioning units must be screened from view. Camouflaging heating and air conditioning units
is an acceptable screening method.
The applicant’s plans show a proposed trash container in the northwest corner of the site behind
the building and adjacent to the alley. According to the applicant’s narrative, this area is shielded
by an existing fence. The zoning standards above require trash containers to be screened using
the same materials as the principal building. Staff recommends a condition of approval require
City Council Report 2021-072
Page 5
the applicant to either construct a trash enclosure made of the same materials as the principal
building or store the trash containers inside the building.
Facades. The proposed addition conforms to the West Mainstreet Overlay District façade
articulation standards. To break up the monotonous appearance of long facades, the exterior of
buildings will be designed with visual breaks. A building more than 45 feet in width will be
divided into increments of no more than 45 feet through articulation of the facade. This can be
achieved through combinations of the following techniques: divisions or breaks in materials;
window bays, separate entrances and entry treatments; variation in roof lines; or building
setbacks. The proposed addition will be 56’ wide. This elevation will be broken up by changes
in materials, windows and accent column features.
Windows and Doors. As designed, the entire ground floor street facing façade of the site
exceeds the transparency requirements of the West Mainstreet Overlay District. The West
Mainstreet Overlay District requires that a minimum of 30 percent of the ground level façade
and side of buildings adjacent to public streets consist of transparent materials. Windows are
required on upper levels, and should provide privacy while aesthetically and functionally serving
the building. Reflective glass or glass tinted more than 40 percent is not allowed. While the
proposed addition is only 28% transparent, the southern elevation of both the existing building
and proposed addition will be 34% transparent adjacent to Mainstreet.
Materials and Detailing. The proposed addition conforms to the West Mainstreet Overlay
District materials and detailing standards. The West Mainstreet Overlay District requires
building renovations be constructed to be long lasting and use materials that maintain the
distinct character and harmony of the downtown. In this case, the applicant has designed the
proposed addition to use the same materials as the existing building. The addition will be one
story, masonry construction with stone veneer on the street elevation and south east corner of
the east elevation. The north elevation and a portion of the east elevation will be painted
concrete masonry units to match the existing building.
Franchise Architecture. As designed, the site will conform to the West Mainstreet Overlay
District franchise architecture standard. To maintain the unique character of the city, downtown
buildings will not be constructed or renovated using franchise architecture. The term "franchise
architecture" means building design that is trademarked or identified with a particular franchise,
chain or corporation and is generic or standard in nature. This standard does not apply to this
property.
Streetscape. The streetscape will be uniform so that it acts to provide continuity throughout
the downtown. When a redevelopment project disturbs existing streetscape elements, those
items must be replaced with approved city streetscape elements compatible with the character of
downtown Hopkins. According to the applicant’s plans, no changes are proposed to the
existing streetscape along Mainstreet. Should changes be necessary, they shall meet this
standard.
Exterior Lighting. The applicant’s plans do not include an exterior lighting or photometric
plan. Lighting in the Overlay District should serve to illuminate facades, entrances, and signage
to provide an adequate level of personal safety while enhancing the aesthetic appeal of the
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buildings. Building and signage lighting must be indirect, with the light sources hidden from
direct pedestrian and motorist view. The district standards encourage shaded gooseneck lamps
for sign illumination.
Staff recommends a condition of approval require the applicant to submit and receive approval
of an exterior lighting and photometric plan for the entire site prior to issuance of a building
permit. These plans shall demonstrate downward directed light fixtures, poles no higher than
twenty (20) feet and light levels equal to or less than 1.0 lumens at any non-residential property
line or 0.5 lumens at any residential property line.
Vehicle Parking. Parking standards are detailed in both Article XV – Off-Street Parking and
Section 102-600 of the West Mainstreet Overlay district. These standards require a total of 19
spaces. The site plan illustrates the site will have a total of 19 spaces with 9 behind the building
with access from the alley and 10 in front of the building with access from Mainstreet. The
parking standards are detailed in the table below.
Off-Street Parking Analysis for 1409/1413 Mainstreet
Type Standard Number of Spaces
Retail Area 3,630 Sq. Ft./200 18
Office 1,796 Sq. Ft./250 7
Bicycle Parking Credit 5% of Required -1
Adjacent to Transit Credit 10% of Required -2
On-Street Parking Credit Same as Spaces Along Street -3
Total Required Off-Street Parking N/A 19
ENGINEERING REVIEW
The Engineering Department has review this project and offers the following comments:
• Watershed approval will be required.
• A parking lot permit will be required.
• It appears the garbage truck will have adequate room to negotiate the turn in the alley.
ALTERNATIVES
1. Vote to approve the site plan application and setback exception request. By voting to
approve these applications, the applicant will be allowed to construct a 2,100 square foot
addition
2. Vote to denial the site plan application and setback exception request. By voting to
deny these applications, the applicant will not be allowed to construct a 2,100 square oot
addition. Should the City Council consider this option, it must also identify specific findings
that support this alternative.
3. Continue for further information. If the City Council finds that further information is
needed, the items should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION 2021-036
A RESOLUTION APPROVING THE SITE PLAN AND A SETBACK EXCEPTION FOR
1409/1413 MAINSTREET (PIDS 24-117-22-32-0099 AND 24-117-22-32-0100),
SUBJECT TO CONDITIONS
WHEREAS, the applicant, William Anderson, owner of Atelier Academy of Beauty, initiated an
application for site plan approval and an exception to the setback standards of the West Mainstreet
Overlay District to allow an addition to the existing building located at 1409/1413 Mainstreet (PIDs 24-
117-22-32-0099 and 24-117-22-32-0100), and;
WHEREAS, the subject property is legally described as Lots 12, 13 and the East ½ of 14, West
Minneapolis Second Addition, Hennepin County, Minnesota; and
WHEREAS, the procedural history of the application is as follows:
1. That the above stated application was initiated by the applicant on June 23, 2021;
2. That the Hopkins Planning and Zoning Commission, pursuant to published and mailed
notice, held a public hearing on the application and reviewed such application on July 27,
2021: all persons present were given an opportunity to be heard; and,
3. That written comments and analysis of City staff were considered; and,
4. That the Hopkins Planning & Zoning Commission reviewed this application during their July
27, 2021 meeting and recommended approval by the City Council, subject to conditions; and
5. That the Hopkins City Council reviewed this application during their August 2, 2021 meeting
and agreed with the findings of the Planning & Zoning Commission.
WHEREAS, staff recommended approval of the above stated applications based on the findings
outlined in the staff report dated August 2, 2021.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hopkins
hereby approves the Site Plan and an exception to the setback standards of the West Mainstreet Overlay
District to allow an addition to the existing building located at 1409/1413 Mainstreet (PIDs 24-117-22-
32-0099 and 24-117-22-32-0100), subject to the conditions listed below.
1. Conformance with all applicable standards of the City Code Article VII - the B-3, General
Business District, Article XVIII - the West Mainstreet Overlay District and Article IV - Site
Plan Review Standards.
2. Approval of all necessary permits from the Building, Engineering and Fire Departments.
3. Approval of the associated administrative lot combination prior to action on this item by the
City Council.
4. Revision of the site plan to include a wrought iron decorative fence along the entire width of
the parking lot along Mainstreet prior to issuance of a building permit. Such fence shall
require approval of a separate administrative fence permit.
5. Revision of the site plan to include a trash enclosure constructed of the same materials as the
principal build or revision of the applicant’s narrative to indicate all trash containers will be
stored inside the principal building until pickup prior to action issuance of a building permit.
6. The applicant shall prepare and receive staff approval of a detailed exterior lighting and
photometric plan prior to issuance of a building permit.
7. Approval of the development by the Nine Mile Creek Watershed District and conformance
with all related conditions.
8. Payment of all applicable development fees including, but not limited to SAC and City
Attorney fees.
Adopted by the City Council of the City of Hopkins this 2nd day of August, 2021.
By:___________________________
Jason Gadd, Mayor
ATTEST:
_______________________________
Amy Domeier, City Clerk
Site Location Map for 1409 & 1413 Mainstreet
Subject Property
June 7, 2021 Revised July 15, 2021
City of Hopkins
Jason Lindahl – City Planner
1010 1st Street South
Hopkins, MN 55343
Site Plan Review Narrative
Atelier Academy of Beauty Expansion
1413 Main Street
Hopkins, MN 55343
The Atelier Academy of Beauty in Hopkins
The Atelier Academy was founded in Hopkins in 2014. We provide an educational
experience for those wishing to become licensed in the field of cosmetology. We also
provide beauty services to customers who enjoy those services with students while
being supervised by licensed instructors. We believe that we have been afforded the
opportunity to serve the residents of Hopkins and beyond. We believe we provide a
healthy, sound environment to learn a very profitable craft while serving those customers
who wish to receive services at a very affordable rate. Our student body is vibrant and
skilled. We help bring great people to Hopkins and wish to add space so we can grow
and provide even more of the same. Education is the foundation for so many individuals
personal success. Let's help grow it together by making this project make sense and be
affordable to add to it. Our design makes sense
Building:
The Atelier Academy of Beauty is located in a B3 zoning district within the West Main
Street Overlay district. A 2,105 SF one story addition is proposed for the existing building
on the site. The addition permits the Atelier to expand their salon services and
educational program already housed on the site. The addition contains two meeting
spaces and additional storage for the Atelier. The addition will be one story, masonry
construction with stone veneer on the street elevation and south east corner of the east
elevation. The north elevation and a portion of the east elevation will be painted concrete
masonry units to match the existing building.
Site:
The site is comprised of two lots. The existing structure occupies most of the west lot.
The east lot is an asphalt parking area with a landscaped berm along the city sidewalk to
the south. The addition reduces the extent of asphalt paving and shields half of the
parking from the street. The existing asphalt paving is to remain where not removed by
construction. Some patching of the existing asphalt will be required at the perimeter of
the construction area. Parking spaces are to be restriped.
Adsit – Architecture and
Planning
807 Broadway Street NE Suite 245
Minneapolis, MN 55413
Phone: (612) 343-8013
Page 2 July 15, 2021
The turning radius for the largest city refuse truck is shown on the drawings at the north
side of the site. The revised parking layout does not interfere with truck access to the
north/south alley serving the adjoining houses.
Drainage:
The extent of hard surface is not increased by the new construction. The existing
surface drainage for the south side of the site will not be altered by new construction.
The addition roof will be drained to a swale lined with stone on the north east corner of
the site.
Utilities:
No changes to existing utilities are required for the expansion.
Trash Containers:
The trash pickup area is at the northwest corner of the site. The area is shielded by an
existing fence.
Variance requests:
An exception is required to locate the addition to the east with a 65’set back from the
Main Street Property line.
ARTICLE XVIII. WEST MAIN STREET OVERLAY DISTRICT
As per Hopkins Sec. 102-591. – Setbacks
(a )New construction and infill buildings will abut Main Street right-of-way except for the
following:
Sec. 102-601. Exceptions.
(a) It is recognized that there may be projects that require a departure from the
requirements in this chapter in order to be feasible. Possible grounds to be
considered in determining possible reasons for granting exceptions to the ordinance
are as follows:
(1) Safety.
(2) Unique site or building characteristics.
(3) Standards would have a detrimental effect on the use of the property.
(4) Public benefit
The building has unique site and building characteristics as described in the attached
historic significance narrative. The historic character of the building would be affected if
the addition was to abut the Main Street Right of Way.
Page 3 July 15, 2021
Lot combination:
An administrative subdivision approval is required to combine the parcels into a single
property prior to construction.
Please contact me with any questions at madsit@adsitap.com or 612 343 8013.
Sincerely,
Mina Adsit, AIA
July 15, 2021
Exception Request - Sec. 102-601. Exceptions. (2) Unique site or building characteristics.
Atelier Academy of Beauty Expansion Historic Significance
1413 Main Street
Hopkins, MN 55343
1431 Main Street West in Hopkins is an intact example of a mid century modern commercial building.
Constructed in 1968, the building is over 50 years in age. As per city planner, Jason Lindahl, the city of
Hopkins has not designated a specific time period for historically significant structures within the city.
The 50 year threshold is the minimum age that the National Register of Historic Places will consider a
building for historic status. As an example of an automotive commercial building within a mixed
commercial district, the Atelier can be evaluated for its potential to interpret the history of Hopkins.
The City of Hopkins has a history of mixed commercial development along Main Street (formerly
Excelsior Avenue). In the 20th century, the area west of 10th Street included car sales, car repair shops
and auto supply retailers. As an example, the three blocks between 10th Avenue and 13th Avenue
contained eight automobile related businesses in 1945. (Figures 1 and 2)
Figure 1 – 1945 Sanborn Insurance Map, North side of Excelsior between 10th and 13th Avenues.
Adsit – Architecture and
Planning
807 Broadway Street NE Suite 245
Minneapolis, MN 55413
Phone: (612) 343-8013
Page 2 July 15, 2021
Figure 2 – 1945 Sanborn Insurance Map, South side of Excelsior between 10th and 13th Avenues
Auto related businesses remain along Main Street. 1431 Main Street West was until recently a repair
garage. (Figure 3) The current owner purchased the vacant building in 2020 and adapted it to a new
use, as a beauty salon and training center. The renovation included replacement of the overhead doors
with glass doors, exterior painting, new signage and new interior construction. (Figure 4)
Figure 3 – Building prior to renovation in 2020
Page 3 July 15, 2021
Figure 4 – Building after renovation 2021
The building retains image defining characteristics of a mid century modern automotive building. The
structure is L shaped with six overhead doors on the east and south elevations. The street elevation
and a portion on the east elevation are finished with web wall cut limestone while the main structure is
painted concrete block. The flat roof is emphasized with a horizontal band the wraps the street facades.
Parking is located within the L defined by the building and along the north side of the building, typical of
an automobile oriented building of the period.
The seven aspects of historic integrity as determined by the National Register of Historic Places are;
location, design, setting, materials, workmanship, feeling and association. The Atelier retains all seven
aspects.
Location –The building is located in an area with a history of automobile related uses.
Design – The form and detailing of the building is consistent with the utilitarian use the
structure.
Setting – The site retains the original relationship to a busy commercial street.
Materials – The building materials used are typical of the period.
Workmanship – The workmanship of the building reflects the change to the use of more
industrial, mass produced building materials in the 20th century.
Feeling - The building expresses the aesthetic sense of the mid 20th century time period.
Association – The Atelier conveys the historic character of an automobile repair shop.
The West Main Street Overlay rules require that new construction abut the Main Street property line.
The requirement to abut West Main Street would substantially damage the building’s character. If the
proposed new construction abutted Main Street, the overhead doors that are characteristic of
automobile repair shop would be covered. The building would no longer convey the historic character of
one of the primary historic uses along Main Street. The opportunity for the Atelier to contribute to the
local story of historic commercial development would be lost. .
LOUNGE009MEETING 1010MEETING 2011ADA RR008UTILITY007MEETING 3013OPEN014SALON006OFFICE005TOILET003TOILET002CLOSET004RECEPTION001KEYEXITEXIT SIGN WITH EM. LIGHTEMERGENCY LIGHTEXIT SIGN WITH EM. LIGHTEXIT SIGN WITH EM. LIGHT32'-0"32'-0"64'-0"EXIT SIGN WITH EM. LIGHT807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: 06-02-2021License No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 02, 2021REVISIONS:TITLE SHEETT1.0SHEET INDEXSHEETNUMBERSHEET NAMET1.0 TITLE SHEET-SURVEYAS1.0 SITE DEMOLITION PLAN & EROSION CONTROLAS1.1 PROPOSED SITE PLANAS1.2 DRAINAGE PLANA1.0 DEMO PLAN/ FLOOR PLANA2.0 EXTERIOR ELEVATIONSATELIER ACADEMY OF BEAUTY-ADDITION1413 MAIN STREETHOPKINS, MN 55343SITE PLAN REVIEWJUNE 02, 2021PROJECT TEAMOWNER: ATELIER ACADEMY OF BEAUTYWILLIAM ANDERSONPHONE: 952-224-3300WILLIAMANDERSON404@GMAIL.COMARCHITECT:ADSIT ARCHITECTURE & PLANNING807 BROADWAY ST. NESTE. 245MINNEAPOLIS, MN 55413PHONE: 612-343-8013MINA ADSIT, AIAMOBILE: 612 750 8300MADSIT@ADSITAP.COMCONTRACTOR:EMERALD BUILDERSPAT KEENAN2288 UNIVERSITY AVE. WSUITE 202ST. PAUL, MN 55114PHONE: 612-363-4639PAT@EMERALDBUILDERS.NETSCOPE OF WORK1/16" = 1'-0"T1.01CODE PLANCODE SUMMARY APPLICABLE CODES2020 INTERNATIONAL BUILDING CODE2020 MINNESOTA STATE BUILDING CODE2020 MINNESOTA ACCESSIBILITY CODE2020 MINNESOTA CONSERVATION CODE FOR EXISTING BUILDINGS2020 MN PLUMBING CODE2020 MINNESOTA ELECTRICAL CODE2020 MECHANICAL AND FUEL GAS CODEEXISTING CONSTRUCTIONMASONRY BEARING WALLONE STORY SLAB ON GRADE WITH CONC. PLANK ROOFOCCUPANCY-B BUSINESS CLASSES FOR ADULTSCONSTRUCTION TYPEVB -NON SPRINKLEREDMNBC TABLE 504.3 BUILDING HEIGHTS AND 506.2 ALLOWABLE AREAHEIGHT PERMITTED40'ACTUAL 14'-0"AREA PERMITTED9,000 SFACTUAL6,099 SFIBC601 FIRE RESISTANCE RATINGSELEMENT HOURSSTRUCTURAL FRAME0BEARING WALLS0NONBEARING WALLS0FLOOR CONSTRUCTION 0ROOF CONSTRUCTION 0IBC 602 B OCCUPANCYEXTERIOR WALLS1-LESS THAN 5' SEPARATION @ PROPERTY LINES0-@ OTHER LOCATIONSOccupant LoadsRoom TypeSFOCCOCCFactorTotalFirst Floor6,099B10061Total Occupants61ExitingNumber of exits required2Number of exits provided2Plumbing Fixture RequirementsBusiness OccupancyWC1 /25Lav 1/40UrinalJanExisting 3 3Required IBC 2902.1 3 3 0 1OCCUPANCY SUMMARY1.ADDITION TO A ONE STORY BUILDING FOR BEAUTY SCHOOL OCCUPANCY. WORK INCLUDES SELECTIVE DEMOLITION, NEW WALLS, DOORS, FINISHES AND LIGHTING. 2.HEATING, AIR CONDITIONING, PLUMBING AND VENTILATION WORK IS TO BE DESIGN BUILD BY THE RESPECTIVE CONTRACTORS. PROVIDE CONNECTIONS REQUIRED FOR OWNER SUPPLIED EQUIPMENT. SUBMIT CUTSHEETS FOR PLUMBING FIXTURES AND FITTINGS FOR OWNER REVIEW AND APPROVAL.3.ELECTRICAL WORK IS DESIGN BUILD BY THE ELECTRICAL CONTRACTOR. SUBMIT LIGHT FIXTURE CUT SHEETS FOR REVIEW AND APPROVAL BY THE OWNER. PROVIDE CONNECTIONS FOR OWNER SUPPLIED EQUIPMENT REQUIRING ELECTRICAL CONNECTIONS.NNEW CONSTRUCTION-MASONRY BEARING WALL-ONE STORY SLAB ON GRADE WITH CONC. PLANK ROOF
be located within Flood Zone(s)of theHazard Area. No field surveying was performed to determine this zone and anwhich bears an effective date ofand is not in a Special FloodFlood Insurance Rate Map, Community Panel No.,Utility PoleLight PoleElectric ManholeBy graphic plotting only, this property was found toelevation certificate may be needed to verify this determination or an applicationfor a variance from the Federal Emergency Management Agency.Vicinity MapBASED UPON TITLE COMMITMENT NO. NCS-1021998-MPLSOF FIRST AMERICANTITLE INSURANCE COMPANYBEARING AN EFFECTIVE DATE OF JULY 13, 2020 @ 8:00 A.M.To TRC Glass One, LLC, a Minnesota limited liability company; Felix Properties, LLC, a Minnesota limited liabilitycompany and First American Title Insurance Company:This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2016Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted byALTA and NSPS, and includes Items 1, 2, 3, 4, 7(a), 7(b)(1), 7(c), 8, 9, 13, 16, 17, 18, 19 and 20 of Table Athereof.The fieldwork was completed on August 7, 2020.____________________________Doug HuhnRegistration No. 43808 - In the State of MinnesotaRegistration No. 7131 - In the State of North DakotaReal property in the City of Hopkins, County of Hennepin, State of Minnesota, described as follows:Lot 12, Block 73, West Minneapolis Second Division; andLot 13 and East 1/2 of Lot 14, Block 73, West Minneapolis Second Division.(Abstract Property)THE ABOVE DESCRIPTION DESCRIBES THE SAME PROPERTY AS IN TITLE COMMITMENT FILE NO.NCS-1021998-MPLS OF FIRST AMERICAN TITLE INSURANCE COMPANY DATED JULY 13, 2020.Containing 0.33 Acres, more or less.Containing 14,588 Sq. Ft., more or lessConcrete SurfaceWall Mount Electric MeterWall Mount Gas MeterWater Shut-Off /Curb StopBuilding Foot PrintTHIS IS A LISTING OF OBSERVED IMPROVEMENTS THAT CROSS DEEDLINES. THIS IS NOT A STATEMENT OF OWNERSHIP OR POSSESSION.NO SURVEY RELATED ITEMS IN THE TITLE COMMITMENT.SITE NAME: HopkinsFelix Properties, LLC, a Minnesotalimited liability companyPROJECT ADDRESS1413 MAINSTREETHOPKINS, MN 55343310 East Depot StreetLitchfield, MN 55355(320)693-3710ns_doug@qwestoffice.netns_chuck@qwestoffice.netDATE OF FIELD WORK:___August 7___, 2020__DATE OF MAP:___August 12___, 2020__REVISION:___________DATE__________, 20____REVISION:___________DATE__________, 20____JOB NO:__2020191___DRAFTED BY:_CRM_CHECKED BY:_DSH_HORIZONTAL DATUM:NAD83 2011adjHennepin CountyVERTICAL DATUM:N/A05 1020Curb & GutterBituminous SurfaceBollard PostOverhead LineChain Link FenceWood Panel FenceWood Panel FenceChain Link Fence1. At the time of this survey, there was no observable surface evidence of earth moving work,building construction or building additions within recent months.2. At the time of this survey, there was no observed evidence of substantial areas of refuse.3. At the time of this survey, there was no observable evidence of any recent changes instreet right-of-way lines either completed or proposed, and available from the controllingjurisdiction.4. At the time of this survey, there was no observable evidence of any recent street orsidewalk construction or repairs.5. Property has direct physical access to a public Alley and Main Street both being a publiclydedicated and maintained Right-of-Way.6. Based on observed evidence only the site does not contain any cemeteries or burialgrounds.7. Orientation of this bearing system is based on the Hennepin County Coordinate SystemNAD83 2011 adjustment.8. Subsurface buildings, improvements and/or Environmental issues may exist on site that wewere not made aware of and therefore were not examined or considered during the process ofthis survey.9. Adjoining ownership information shown hereon was obtained from the Hennepin CountyParcel Information website. Ownership information is subject to revision upon receipt of a titlesearch by a title insurance company.10. All statements within the certification, and other references located elsewhere here on,related to: utilities, improvements, structures, buildings, party walls, parking, easements,servitude's, and encroachments; are based solely on above ground, visible evidence, unlessanother source of information is specifically referenced hereon.11. This survey meets or exceeds the survey standards/standards of care as set forth insection 3 of the 2016 ALTA/NSPS survey requirements.12. Building areas shown hereon are to the footprint of the building only.Lot 14Lot 14Lot 13Lot 12Lot 11Tax Information:Tax Information:Tax Information:Tax Information:BLOCK 73WEST MINNEAPOLIS SECOND DIVISIONSUBJECT PROPERTY BUILDING FALLS 0.3 FEET OVER PROPERTY LINE.THERE IS DECORATIVE STONE ON BUILDING FACE.PARKING CURB STOPS FALL UPTO 0.2 FEET OVER PROPERTY LINEALONG EAST LINE AT THE NE CORNER.Adjoining Building Foot PrintSet P.K. NailFound Drill Hole
12345678910111213141516+/- 28'- 0"EXG. TREE TO REMAINREMOVE PAVING IN DRAIN OUTFLOW AREAFIBER ROLLEROSION CONTROL SET ON BITUMINOUS LOT CONTINUOUS AT PERIMETER OF WORK AREA, STAKED AT 3'-0" O.C. REMOVE PAVING WITHIN WORK AREAAS REQUIRED FOR CONSTRUCTIONCONSTRUCTION ACCESS DRIVEINSTALL FIBER ROLL EROSION CONTROLEXIST BITUMINOUS LOT TO REMAININSTALL SHORING AT PROPERTY LINE807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: 06-02-2021License No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 02, 2021REVISIONS:SITEDEMOLITIONPLAN &EROSIONCONTROLAS1.01" = 10'-0"AS1.01SITE PLAN
20' - 0"9' - 0"123459' - 0"4' - 6"8' - 0"678910111213ADA 14+/- 28'- 0"STRIPED ACCESS AISLEEXG. TREE AND LANSCAPED BERM TO REMAIN5' - 0"30' - 0"6' - 0"41' - 0"50' - 0"PROPOSED ADDITION9' - 0"9' - 0"9' - 0"161718199' - 0"9' - 0"9' - 0"16' - 0"8' - 0"20' - 0"9' - 0"9' - 0"9' - 0"9' - 0"39' - 0"20' - 0"9' - 0"9' - 0"9' - 0"2' - 0"2' - 0"9' - 0"EXG. BITUMINOUS LOT5 BIKE RACK159' - 0"9' - 0"4' - 6"SETBACK2' - 0"1' - 3"SETBACK22' - 0"TRASH CONTAINERSENTRYEXISTING SPACES TO REMAINR 65' - 0"R 65' - 0"ENTRYEXG. CURB CUTEXISTING BITUMINOUSLOTCOMPACT SPACEADDITION2,105SF20' - 0"EXISTING PAVING5' - 0"50' - 0"REFUSE TRUCK TURNING RADIUSREFUSE TRUCK TURNING RADIUS 807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: 06-02-2021License No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 02, 2021REVISIONS:PROPOSEDSITE PLANAS1.11" = 10'-0"AS1.11PROPOSED SITE PLANPARKING SUMMARYSECTION 102-484 REQUIRED OFF STREET PARKINGBUILDING USE:SALONRETAIL: 3,630 SF/ 200 = 18 SPACESOFFICE:1,796 SF/ 250 = 7 SPACESSPACES REQUIRED:255% CREDIT FOR BICYCLE(1)10% CREDIT FOR LIGHT RAIL(2)ON STREET PARKING CREDIT (3)SPACES REQUIRED19SPACES PROVIDED19HANDICAPPED PARKING SPACESREQUIRED BY MN ACCESSIBILITY CODE:1SPACES PROVIDED:1BICYCLE PARKING SPACEREQUIRED BY HOPKINS RULES FOR AUTO SPACE (1:5)51'-0" MIN. TO LOT LINE2'-0" MIN. TO BUILDINGPARKING SETBACKS:SITE INFORMATIONADDRESS: 1413 MAIN STREET, HOPKINS MN 55343PID: 2411722320099 LOT 122411722320100 LOT 13SITE AREA:.33 ACRES/ 14,588 SFZONING:B3/ WEST MAIN ST. OVERLAYAREA AND YARD LIMITATIONS:REQUIREDPROVIDEDLOT AREA:3,000 SF14,588 SFLOT WIDTH:25 LF112.5 LFFLOOR AREA RATIO:1.5.4FRONT YARD SETBACK:1'-0"1'-0"SIDE YARD SETBACK:0'0' WEST/ 2' EAST REAR YARD AT ALLEY:15'-0"22-0"BUILDING HEIGHT:45'-0"12'-0"EXISTING BUILDING AREA:3,994 SFADDITION AREA:2,105 SFTOTAL BUILDING AREA:6,099 SFTURNING RADIUS DIAGRAM2AS1.1
20' - 0"9' - 0"123459' - 0"4' - 6"8' - 0"678910111213ADA 14+/- 28'- 0"STRIPED ACCESS AISLEEXG. TREE AND LANSCAPED BERM TO REMAIN5' - 0"30' - 0"6' - 0"41' - 0"50' - 0"9' - 0"9' - 0"9' - 0"161718199' - 0"9' - 0"9' - 0"16' - 0"8' - 0"20' - 0"9' - 0"9' - 0"9' - 0"9' - 0"39' - 0"20' - 0"9' - 0"9' - 0"9' - 0"2' - 0"2' - 0"9' - 0"EXG. BITUMINOUS LOT5 BIKE RACK159' - 0"9' - 0"4' - 6"SETBACK2' - 0"1' - 3"SETBACK22' - 0"TRASH CONTAINERSENTRYEXISTING SPACES TO REMAINR 65' - 0"ENTRYEXG. CURB CUTEXISTING BITUMINOUSLOTCOMPACT SPACE20' - 0"EXISTING PAVING5' - 0"50' - 0"NEW DRAIN OUTLET AT GRADESTONE RIP RAP DRAIN OUTLET AREARDRDOVERFLOW SCUPPEREXG. DRAIN TO REMAINEXG. PARKING LOT DRAINAGE TO REMAIN807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: 06-02-2021License No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 02, 2021REVISIONS:DRAINAGEPLANAS1.21" = 10'-0"AS1.21DRAINAGE PLAN
A2.01A2.02RECEPTION001TOILET002TOILET003UTILITY007ADA RR008MEETING 1010MEETING 2011MEETING 3013OFFICE005SALON006LOUNGE009CLOSET00422' - 2"W/DGENERAL PLAN NOTES1. TYPICAL NEW PARTITION: 3 5/8" METAL STUD W/5/8" GYP. BD. EACH SIDEPROVIDE WATER RESISTANT GYP. BD. @ PLUMBING WALLS & WALLS W/ TILEEXTEND TO STRUCTURE ABOVE PROVIDE FULL HEIGHT ACOUSTICAL INSULATION IN PARTITIONSOPEN01455' - 0"5' - 0"50' - 0"6' - 0"1' - 4"21' - 10"29' - 11"5"8' - 0"41' - 0"4' - 0"5"3' - 3 1/4"22' - 0"MEETING 5016MEETING 40155"016A15A17C17ASECONDARY ENTRANCEMAIN ENTRY1' - 4"3' - 0"5' - 0"4' - 0"A2.04A2.0316B15BHALL01754' - 0 1/2"EXIT DOOR4' - 8"1' - 2"56' - 0"A2.05ADDITIONEXISTING BUILDINGDEMOLITION KEY NOTESREMOVE MASONRY WALL FOR NEW DOOR OPENINGREMOVE DOOR AND FRAMINGD1D2NO WORKNO WORKD2MEETING 2011MEETING 3013MEETING 1010LOUNGE009ADA RR008UTILITY007OPEN014SALON006OFFICE005RECEPTION001CLOSET004TOILET003TOILET002D1807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: 06-02-2021License No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 02, 2021REVISIONS:DEMO PLAN/FLOOR PLANA1.01/8" = 1'-0"A1.02FLOOR PLAN1/8" = 1'-0"A1.01DEMOLITION PLANNN
006A006B006C001251234567ELEVATION KEYNOTESEXG. STONE VENEER TO REMAINNEW STONE VENEERNEW DOOR AND WINDOWPAINT 1 OVER CMUUP/ DOWN LIGHT TYPICAL @ PILASTERSPAINT 1 OVER FIBER CEMENT BD PANELS W/ GROOVE DETAILFIXED STOREFRONT GLAZING8METAL PARAPET CAPT.O. MASONRY14' -0"006D10' - 4"FLOOR SLAB0"8EXGBLDGTOP OF PARAPET114'-0"12T.O. MASONRY14' -0"FLOOR SLAB0"15B16BEXGBLDG36719' - 9"TOP OF PARAPET114'-0"A2.06MATCH EXG. GRADE128UP/ DOWN EXTERIOR LIGHT SCONCE7' - 0"8' - 0"2' - 0"8"METALLIC COPPERPAINT FINISH METAL BACK PANEL MTD ON 1/2" PWD.PAINT CMU PT 2CMU VENEER BLOCKPAINT8"T.O. MASONRY14' -0"FLOOR SLAB0"17CTOP OF PARAPET114'-0"28T.O. MASONRY14' -0"FLOOR SLAB0"58TOP OF PARAPET114'-0"17AEXGBLDGT.O. MASONRY14' -0"FLOOR SLAB0"TOP OF PARAPET114'-0"58807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: 06-02-2021License No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 02, 2021REVISIONS:EXTERIORELEVATIONSA2.01/8" = 1'-0"A2.01EAST1/4" = 1'-0"A2.02SOUTH1/2" = 1'-0"A2.06PILASTER DETAIL1/8" = 1'-0"A2.04EXIT 17C1/8" = 1'-0"A2.03NORTH ELEVATION1/8" = 1'-0"A2.05EAST WALL
20' - 0"9' - 0"123459' - 0"4' - 6"8' - 0"678910111213ADA 14+/- 28'- 0"STRIPED ACCESS AISLEEXG. TREE AND LANSCAPED BERM TO REMAIN5' - 0"30' - 0"6' - 0"41' - 0"50' - 0"PROPOSED ADDITION9' - 0"9' - 0"9' - 0"161718199' - 0"9' - 0"9' - 0"16' - 0"8' - 0"20' - 0"9' - 0"9' - 0"9' - 0"9' - 0"39' - 0"20' - 0"9' - 0"9' - 0"9' - 0"2' - 0"2' - 0"9' - 0"EXG. BITUMINOUS LOT5 BIKE RACK159' - 0"9' - 0"4' - 6"SETBACK2' - 0"1' - 3"SETBACK22' - 0"TRASH CONTAINERSENTRYEXISTING SPACES TO REMAINR 65' - 0"R 65' - 0"ENTRYEXG. CURB CUTEXISTING BITUMINOUSLOTCOMPACT SPACEADDITION2,105SF20' - 0"EXISTING PAVING5' - 0"50' - 0"REFUSE TRUCK TURNING RADIUSREFUSE TRUCK TURNING RADIUS R 65' - 0"REFUSE TRUCK TURNING RADIUS FROM STRUCTURE8' - 0"R 65' - 0"REFUSE TRUCK TURNING RADIUS 807 Broadway St. NE, Suite 245Minneapolis, MN 55413I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed Architect under the laws of the state of MinnesotaPrint Name: Mina M. AdsitSigned:Date: XX-XX-XXXXLicense No: 18710Project No: 2032ATELIER ACADEMY OF BEAUTY1413 MAINSTREETHOPKINS, MN 55343Sheet NumberSheet TitleDATEJUNE 07, 2021REVISIONS:PROPOSEDSITE PLANAS1.11" = 10'-0"AS1.11PROPOSED SITE PLANPARKING SUMMARYSECTION 102-484 REQUIRED OFF STREET PARKINGBUILDING USE:SALONRETAIL: 3,630 SF/ 200 = 18 SPACESOFFICE:1,796 SF/ 250 = 7 SPACESSPACES REQUIRED:255% CREDIT FOR BICYCLE(1)10% CREDIT FOR LIGHT RAIL(2)ON STREET PARKING CREDIT (3)SPACES REQUIRED19SPACES PROVIDED19HANDICAPPED PARKING SPACESREQUIRED BY MN ACCESSIBILITY CODE:1SPACES PROVIDED:1BICYCLE PARKING SPACEREQUIRED BY HOPKINS RULES FOR AUTO SPACE (1:5)51'-0" MIN. TO LOT LINE2'-0" MIN. TO BUILDINGPARKING SETBACKS:SITE INFORMATIONADDRESS: 1413 MAIN STREET, HOPKINS MN 55343PID: 2411722320099 LOT 122411722320100 LOT 13SITE AREA:.33 ACRES/ 14,588 SFZONING:B3/ WEST MAIN ST. OVERLAYAREA AND YARD LIMITATIONS:REQUIREDPROVIDEDLOT AREA:3,000 SF14,588 SFLOT WIDTH:25 LF112.5 LFFLOOR AREA RATIO:1.5.4FRONT YARD SETBACK:1'-0"1'-0"SIDE YARD SETBACK:0'0' WEST/ 2' EAST REAR YARD AT ALLEY:15'-0"22-0"BUILDING HEIGHT:45'-0"12'-0"EXISTING BUILDING AREA:3,994 SFADDITION AREA:2,105 SFTOTAL BUILDING AREA:6,099 SFTURNING RADIUS DIAGRAM2AS1.117-15-21 SITE PLAN REVIEW
From:Deb Zeller
To:Jason Lindahl
Subject:[EXTERNAL] Public Hearing Notice
Date:Tuesday, July 20, 2021 9:04:59 PM
Jason,
Thank you for reaching out to local businesses about the construction of a one story addition to the Atelier Academy
of Beauty located next to me.
I am delighted to have a great neighbor who has done a lot to class up our block. They are wonderful people and I
want to see them be very successful.
I was not aware of an additional story proposal. I am not aware of how it will be used. I assume it will be to expand
the business (or is it living/rental space?) How much additional parking will the addition require?
I do have one huge concern and that is about the parking. The Atelier currently has a LOT of students and clients.
Their parking lot doesn't come close to handling the volume in it’s current configuration.
I have been working with them to not have their students park directly in front of my studio. There has been a pretty
good effort. When I notice them arrive, I am reminding their students not to park directly in front of my building
but some of them still do. I don’t want to restrict their customers, just their students that are there all day.
They already have taken up both sides of the side street by my building on 15th. My artists are not happy.
I want the Atelier to succeed. Perhaps they need to lay out their parking lot more efficiently…there is a lot of space
that is not being utilized. I know it’s not “pretty” to park in front of their big beautiful glass doors but how much
asphalt can go unused?
Thanks for your efforts and consideration,
Deb Zeller
Zeller Studio
1421 Mainstreet