Cond. Use Permit-Stiele•
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Supporting Documents.
o Location Map
Design Plan
November 17, 1988 Planning Report: CUP88 -17
Proposed Action
Staff recommends approval of a Conditional Use Permit for the
renovation of 918 -924 Mainstreet and 3,5,7 10th Avenue South.
This action will allow the applicant to renovate these buildings for
retail and residential uses.
Overview.
918 -924 Mainstreet and 3,5,7 10th Avenue South is currently owned by
the HRA. Most of this block was purchased by the HRA in 1984 for
redevelopment. Since the purchase of these buildings, the City has
been attempting to redevelop the entire block. However, attempts to
redevelop the whole block as one project have been unsuccessful so the
City now is in the process of redeveloping each building individually.
918 -924 is the second building on the block to be rehabilitated. Last
month Marcus Corporation was approved to redevelop 906 -908 Mainstreet.
The HRA is selling the property under a redevelopment agreement. The
building is being renovated under the Downtown Hopkins Design
Guidelines which are enclosed.
Issues to be Considered.
Is this renovation consistent with the City's
redevelopment plans?
qlonlio4 �
NancycS Anderson
Community Development
Analyst
CONDITIONAL USE PERMIT - STIELE
918 -924 Mainstreet
Downtown Design Guidelines
Resolution No. 88
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Detailed Background.
CUP88 -17
Page 2
Exterior Improvements:
The existing exterior will be renovated. The renovation will consist
of cleaning the outside brick, new windows and doors, new awnings and
new brick to match on the south end of building.
Interior Improvements:
Much of the work will be interior renovation. The following is the
work to be done:
- new plumbing
- new wiring
- new lighting
- walls and ceilings redone
- stairways repaired and remodeled
- new air conditioning systems
- new heating
- complete sprinkling of entire building
The building will essentially remain the same. There will be two
entrances on 10th Avenue and two on Mainstreet. The applicant will
not be changing the footprint of the building.
The buildings are to be used for retail on the first floor and
residential on the second. The existing buildings do have residential
on the second floor. As of this time the applicant does not have any
committed tenants.
Is this renovation consistent with the City's redevelopment plans?
Since the acquisition of the property on this block, the City has been
trying to redevelop the block into retail /office. The applicant is
proposing to have retail on the first floor and residential on the
second. The applicants proposal is consistent with the City's
redevelopment plans for the City. The renovated retail space and
apartments will provide new opportunities for both retailers and
renters.
Alternatives.
1. Approve the Conditional Use Permit for the renovation of
918 -92 Mainstreet and 3,5,7 10th Avenue South. This
would allow Mr. Stiele to renovate the above buildings
into retail /residential.
CUP88 -17
Page 3
2. Deny the Conditional Use Permit to renovate 918 -924
Mainstreet and 3,5,7 10th Avenue South. If the Commission
chooses this option they will have to state findings of
fact that support this alternative.
3. Continue for further information. If the Commission
feels more information is needed, the item should be
continued.
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EXCELSIOR
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DOWNTOWN HOPKINS DESIGN GUIDELINES
FACADE STANDARDS: The recommended general- design standards for structures
and sites in downtown Hopkins are as follows:
1. Facade standards apply to building fronts and exposed sides and
rear walls.
2. The distinguishing original qualities or character of a building
and its site, where still in existence, should not be destroyed,
removed or altered.
3. All building structures and sites should be recognized as products
of their own time and it is the intent of these standards to pre-
serve, as nearly as possible, the architectural features of such
time. However, changes which are evidence of the history and develop-
ment of a building, structure or site and its environment, shall be
preserved, when possible, if those changes have acquired a recognized
and respected significance of their own.
4. It is not the intent of these standards to exclude modern design or
to inhibit creative initiative. In instances where faithful restora-
tion or replication is not practical, historically or economically
justified, remodeling may be done in a contemporary manner, sym-
pathetic with and complimentary to the general character of the Mall.
Such renovations or alterations should not destroy significant historical,
architectural, or cultural material. Buildings should be considered as
total units from grade to cornice line and should be designed in a way
that the total facade is a harmonious unit.
Distinctive stylistic features of a building should be preserved When-
ever possible in a condition or appearance as near as possible to their
original appearance. Deteriorated architectural features should be
repaired and restored rather than replace, whenever possible. In the
event replacement is necessary, the new material should match the material
being replaced in composition, design, color, texture and other visual
qualities. Repair or replacement of missing architectural features
should be based on accurate-duplications of such features where possible
and appropriate. However, new show windows, lighting, hardware; details,
ornament, doors, and other elements may be designed in a way sympathetic
and complementary with the spirit and character of the building.
6. Solid, permanently enclosed or covered facades will not be approved.
All upper level windows should be fully exposed. Windows should be replaced
or repaired as necessary and maintained in a condition to give an
"occupied" look. A minimum of 40Z of the area of the Ground Floor- shall
be comprised as doors and /or transparent material. Doors may be solid
or opaque, or a combination of both. Opaque or translucent windows or
material shall not be considered transparent.
FUNCTIONAL STANDARDS: The general sunctional standards for structures and sites
should be as follows:
I. All structural and decorative elements of building fronts and sides'exposed
to view should be made structurally sound. Deteriorated or missing portions
should be repaired or replaced in a workmanlike manner. All facade elements
and elements exposed to view should be well maintained, cleaned and painted,
as required.
DESIGN GUIDELINES
PAGE TWO
2. All lighting and electrical elements including wiring, conduits, junction
boxes and all elements of mechanical equipment including pipes, ducts, air
conditioning units, should where possible, be concealed from view. All
non - functioning elements should be removed.
3. The surface cleaning of structures must be undertaken with the least
damaging method possible. Sandblasting and other cleaning methods should
not be used as these methods can unalterably damage historic building
materials such as brick.
4. Roofs: Roofs and chimneys or other auxiliary structures on the roof should
be repaired and cleaned as required. Any construction visible from the
street should be finished so as to harmonize with other visible building
walls. Television and radio antennae should be located in an incon-
spicuous manner.
SIGNS: The general design standards for signs shall be as follows:
1. Definitions
a. Sign: The word "sign" means any letters, pictorial representation,
symbol, flag, emblem or illuminated device displayed in any manner
whatsoever, which directs attention of persons off the premises on
which the sign is displayed to any object, subject, place, .persons,
activity, service, institution, organization, or. business.
b. Dimension of a sign: The words "dimension of a sign" means total
dimensions enclosing the extreme limits of letters or perimeters of
backgrounds, borders, emblems, color or frame or any device used to
distinguish the sign from the building surface on which it is placed.
Except as stated, structural supports shall be considered part of the
sign.
2. General:
a. It is not the intent of these standards to create uniformity of signage
or to inhibit creative initiative.
b. Signs should be designed and placed so as to appear an integral part of
the building design, to be consistent with the period of the building,
to respect neighboring properties and the district in general. Signs
shall be designed with appropriateness relative to the services of the
establishment served.
3. Recommended Signage:
a. Signs that are determined to be an original part of the existing building
facade should be retained and maintained. A sign will be considered to be
an "original part ", if it was included as a component of the existing facade
design and.construction.
b. Primary Signs: Each Ground Floor occupant in a building should have more
than one sign oriented to each public right -of -way on which the premises
have frontage. This (these) sign(s) should identify the predominant use
of the occupant or identify the building as a whole.
1) Primary signs may extend the entire length of the facade but should have
a total vertical dimension of no more than two feet six inches (2'6 ").
Primary signs should not overlap horizontally.
Primary signs should be mounted no lower than eight feet (8') above the
elevation of the Ground Floor and no higher than the elevation of the
Second Floor.
3) Primary signs may be painted directly on glass show windows or entry
doors, in which case they may be located at any point below the eleva-
tion of. the Second Floor but must be painted directly on the glass.
Such signs should have a vertical dimension no greater than one foot (1').
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DESIGN GUIDELINES
PACE THREE
c. Secondary Signs: Each building may have one or more secondary signs.
These signs should identify occupants on upper floors or occupants not
considered the primary building user.
1) Each occupant may have not more than one sign painted directly on glass
of upper windows. Upper window signs should consist of individual
letters not over six inches (6 ") in height painted vertically on glass.
Total sign dimension should be not greater than fourteen inches (14 ")
in height.
2) In addition to upper window signs, each occupant may have one ground floor
entry sign located at entryway with individual letters painted or located
directly on glass, door, plaque or directory. Total dimensions of entry
signs, regardless of number of occupants identified, should not exceed
two feet six inches wide and one foot six inches high (2'6" X 1' 6 ").
d. Overhanging signs: Overhanging signs are permitted at horizontal intervals.
along the front property lines of not less than twenty -five feet (25' 0 ").
Overhanging signs should be no greater dimension than eighteen inches wide
by sixteen inches high (18" X16 "), shall extend no more than twenty -four
inches (24 ") from property line and shall be mounted no lower than eight feet
(8'0 ") from elevation of Ground Floor.
4. Signage Not Recommended:
a. No signs should be used other than those identifying a property where
they are installed or identifying the use conducted therein: Advertising
by material or product manufacturers is not recommended.
b. No sign or light should move, flash, or make noise. (With the exception
of signs displaying time, temperature, public information and barber
totems.)
c. Plastic or transparent "panel" signs will be reviewed for appropriateness
for the particular building on an individual basis. They will be dis-
couraged on buildings with historic character.
5. Illumination: Any sign lighting shall be properly shielded or diffused so as to
eliminate glare.
6. Exceptions to the sign recommendations: The following are appropriate in addi for
to those signs listed above:
a. Names of buildings, dates of erection, monumental citations, and commemorative
tablets which do not exceed 20 square feet in area when made a permanent in
tegral part of a building.
b. Educational signs not exceeding 10 square feet
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g q providing bulletin or poster
display space, identifying or explaining local history or. processes going on
out of sight within the building.
PROJECTIONS BEYOND PROPERTY LINE: There should be no projections beyond the propertY
line other than as described below:
1. Sun protection /weather protection devices may be permitted only in the form
of awnings on existing buildings. Awnings shall be operable or retractable,
and they shall be of convas on metal frame. Awnings should have a minimum
slope of twenty degrees (20°) to the horizontal. Awnings should be located
no higher than sixteen feet (16') and should extend no lower than eight
feet (8'). Awnings.should be designed in a way to appear an integral part
or the building facade design.
2/84
DESIGN GUIDELINES
PACE FOUR
2. Fixed canopies or marquees are not recommended. but will be considered on
an individual basis.
3. Overhanging signs as described above may be used.
4. Individual wall lighting fixtures projecting beyond property lines may be
used providing that fixtures are consistent with the period of the design
of the building facade; that the total wattage per fixture does not emit
glare or harsh bright spots; that the fixture is mounted no lower than six
feet six inches (6' 6 ") nor higher than nine feet (9' 0 ") above the
elevation of the Ground Floor; and provided that the fixture extends from
the property line not more than sixteen inches (16 ") nor have any dimension
greater than sixteen inches (16 ").
GENERAL:
1. Uses: Nothing contained in this article shall effect the present use of
any property therein. Use classifications for all property included within
the district are governed by the Zoning Ordinance of the City of Hopkins
and the procedures therein established.
2. Other Standards: These guidelines are recommended for use a a supplement
and complement to the Building and Housing Codes of the Ctiy. Nothing
contained herein shall be construed as repealing the applicability of any
provision of the Building Codes. Instead, the design guidelines are in
addition to such standards as are set forth in the Building Codes of the
City of Hopkins.
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CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION FOR CONDITIONAL USE PERMIT CUP88 -17
WHEREAS, an application for a Conditional Use
Permit entitled CUP88 -17, made by Harold Stiele, for
renovation of the building at 918 -924 Mainstreet is
approved.
WHEREAS, the procedural history of the application
is as follows:
1. That an application for Conditional Use Permit
CUP88 -17 was filed with the City of Hopkins on
November 3, 1988.
2. That the Hopkins Planning Commission reviewed
such application on November 29, 1988.
3 That the Hopkins Planning Commission, pursuant
to published and mailed notices, held a public
hearing on November 29, 1988; all persons
present at the hearing were given an
opportunity to be heard..
4. That the written comments and analysis of the
City Staff and the Planning Commission were
considered.
NOW THEREFORE BE IT RESOLVED, that the Hopkins
City Council makes the following Findings of Fact in respect
to CUP88 -17:
1. That the renovation meets the development plans
for the area.
2. That the renovation will comply with the
Hopkins Downtown Design Guidelines.
Adopted this 13th day of December, 1988.
Donald J. Milbert, Mayor