HomeMy WebLinkAbout3.B. Facade Improvement Loan Program Guidelines for First Avenue Corridor
s.8.
CITY OF SHAKOPEE
Memorandum
CASE NO.:
NA
TO:
Honorable Mayor and City CouncillEconomic Development
Authority (EDA)
Mark McNeill, City Administrator
CC. Historic Preservation Advisory Commission
Economic Development Advisory Commission
FROM:
Michael Leek, Community Development Director
SUBJECT:
Discussion of Fac;:ade Improvement Loan Program Guidelines for
First Avenue Corridor
MEETING DATE: January 22, 2008
INTRODUCTION:
The EDA previously directed staff to develop revised design guidelines that would allow the
Downtown Fal(ade Improvement Loan Program to be made available to businesses in the First
Avenue Corridor. On Tuesday, October 9,2007 the initial draft of the revised guidelines were
presented to and discussed by the Economic Development Advisory Committee (EDAC). The
EDAC did make specific recommendations regarding revision to the draft guidelines, i.e. to make
loans for historic buildings and for fal(ade renovations for non-historic buildings that would make
them more "historic" in visual character. At the same time, input was sought from the HP AC,
which, as evidenced by the attached information, is different from that of the EDAC. For that
reason, the Council, EDAC and HP AC are asked to discuss, and if possible, reach consensus as to
which approach to take for fal(ade improvement loans in the corridor so that staff can complete First
Avenue Design Guidelines and begin implementation of the program with the funds recently
allocated by the EDA (i.e. $50,000). Also attached for information is a copy of the current
Downtown guidelines.
ACTION REQUESTED:
Discuss the approaches to loans in the First Avenue Corridor, reach consensus and provide
direction to staff on the approach that will allow finalizing design guidelines.
:/5#~~
R. Michael Leek
Community Development Director
H:\CC\2008\EDA rpt loan program wksp 1222008.doc
CITY OF SHAKO PEE
Memorandum
TO: R. Michael Leek, Community Development Director
FROM: Mark Noble, Planner II
SUBJECT: First A venue Design Guidelines
DATE: December 18, 2007
The Historic Preservation Advisory Commission (HP AC) has been asked to assist with
developing design guidelines for the 1 5t Avenue corridor.
The HP AC has spent a considerable amount of time conducting research along the 15t
A venue corridor and in the downtown area of Shakopee. Regarding structures that they
have researched along this corridor, the HP AC believes that this corridor and the
majority of structures found along this corridor (see buildings listed below for specific
examples) should be maintained as best as possible as they represent a time capsule of the
periods of Shakopee's history and development [first noted in Shakopee manufactured
brick structures, later as period styled buildings such as gas stations/ automobile
dealerships/drive-thru's/diner's, (circa. 1940's - 1960's), and then later as renovated
structures with alternative uses other than those of the original construction]. They do
agree that these buildings do have a historic value; however, they also acknowledge that
if it is not economically viable to renovate/restore a structure to the period/style of its
historic significance, that the City should not require it to be maintained as a historic type
building. The HP AC has stressed the importance of the City offering incentives for
people/businesses to improve/maintain their historical structures, particularly the blocks
in the immediate vicinity of downtown along the 15t A venue corridor (much like the
funded fac;:ade grant program) to ensure that this important corridor will well represent
the City of Shakopee as a great place to live, work and play.
Commercial (some historic, some significant in the period design, use and/or their place
in history) structures of note found along the 1 st A venue corridor include the following:
Taco Loco building (formerly Dairy Queen, 835 1 st Avenue West)
Wampach's Restaurant (126 15t Avenue West)
Hennen's Shell Gas Station (807 15t Avenue East)
El Toro Restaurant (formerly Happy Chef, 1120 1 st Avenue East)
Stemmer Farm & Garden (presently utilized as an art gallery, 126 Scott Street)
Perkins Restaurant (1205 1 5t Avenue East)
Command Center (1 st & Spencer, formerly an auto dealership/old Ford garage that
incorporated large glass windows along the street fronts for showroom purposes, now
closed off/painted over)
Salon St. John (formerly St. John's Lutheran Church, 705 1 st Avenue East)
There are additionally a significant number of older structures in the 1 st Avenue Corridor
that were originally constructed as residential houses, and the City has been fortunate to
have a number of individuals make improvements to and/or modify the structures as
successful office/retail uses, such as with the Ramstad & Kennedy Attorneys at Law
Office (525 1st Avenue East), How Quaint Antique Shop (714 1st Avenue East), Very
Barrie Gallery and Gift Shop (931 1 st A venue East), Morris & Wolf Attorneys at Law
Office (404 1st Avenue East), Salon St. John (formally St. John's Lutheran Church at 1st
& Market Street), and The Sign Shop (S S Design, 339 1 st Avenue West), just to name a
few. In each ofthe cases noted above, the original structure had some feature (design,
material, etc.) that made it relatively easy, or worthwhile, to transform into a functional
and attractive business site. However, there are still a number of properties along this
corridor that have suffered extensive disrepair/lack of maintenance, which makes the
commitment to preserve/renovate the structure not entirely economically viable.
Regarding in-fill projects, the HPAC would base their determination on what
contextually is found adjacent to the site. If there was a historic brick building located
nearby to the project site, then it may make sense for the new structure to match closely
with that scale, design and/or materials. Commissioner Don Wagner presented an
example of a building located in downtown Excelsior, which utilized brick with
storefront windows and small panel glass transoms and wood paneling for framing
purposes. This building would be a good example of an in-fill project in this type of
situation.
There are a significant number of older structures, both residential and commercial, that
are found along this corridor that may be in some need of renovation, and with some
minimal assistance, they could be rehabbed for residential and/or commercial use. There
are several such structures on the south side of I st A venue, west of Fuller Street, that
would make a wonderful mini shopping/office/residential district.
As noted earlier, structures in this corridor from the 1940's-1960's identify that period of
growth in Shakopee, generally influenced by the automobile. This design is found in
several of the gas stations (ex. - Hennen's Shell Station), automobile sales lots and diners
(Happy Chef and Wampach's). The HPAC believes that although these types of
structures are typically not considered historic, they are significant in the shaping of the
community and are examples of architecture from that period of American history, and
for those reasons, they should be considered worthy of preserving.
In all three of these scenarios, the HP AC believes that development, with
commercial/office uses on the first floor and residential above, would be a win/win
situation for all, except that parking (or lack thereof) would need to be evaluated in more
detail. The HP AC discussed the likelihood of proposing shared parking in certain
situations (not unlike the downtown commercial district), and thought that an amendment
to allow more flexibility in this aspect would be beneficial. As an alternative to having
boarded up buildings, flexibility of uses and parking requirements would encourage
reuse/renovation of some of these buildings. Again, the HPAC's preference is to
promote renovation of buildings to their period of significance, or as an option, made to
appear closely in conformance with older style buildings.
As another adaptive reuse of existing building stock, the HP AC referenced the Perry
Dentist building (multi-tenant commercial/residential building on the north side of 1 st
Avenue, west of Spencer Street) as another example of an opportunity to introduce
restaurants and condominiums into this market, retrofitting the buildings with elements
such as decks off the back (outdoor dining areas) with views overlooking Huber Park and
the Minnesota River. This type of project would not incur excessive project costs, and
the benefits would add value to the property and longevity of use of this property.
The HP AC also addressed design aesthetics of properties found in this corridor, stating
that if the City is serious about fixing up the 1st Avenue corridor, one thing that they
should look at the road conditions, as there are numerous cracks, bumps, and potholes
that detract from the impression one might develop of the I st A venue corridor. They also
believe that if the City were to dress up the street with new period street lights, street
furniture (benches, trash containers), trees/flowers (ex. - flower beds and additional tree
landscaping around the downtown Shakopee monument sign), that this might encourage
renovation projects from the property owners found along this corridor. Another item of
discussion concerning design aesthetics included the suggestion of eliminating barb
wire/chain link fencing along this corridor.
In summary, the HPAC would enthusiastically encourage the City Council to invest in
developing design guidelines and financial assistance programs for properties along the
1 st Avenue corridor, and would wholeheartedly offer their assistance in this process, as
they believe the benefits of such a program would help make the goals and strategies
identified by the City Council a reality.
DRAFT
Prepared by R. Michael Leek
City of Shakopee
First Avenue Design Guidelines
Table of Contents
Preface
In 1999, the Shakopee City Council had developed, and adopted "Downtown Design
Guidelines." These guidelines served as the basis for evaluating applications for loans
from the City's Downtown Fac;:ade Improvement Program.
In 2006, the City Council and Economic Development Authority (EDA) decide to expand
the loan program to include fac;:ade improvements for commercial properties in the City's
First Avenue corridor.
The First Avenue corridor poses special challenges and opportunities as against the
Downtown. Like the Downtown, there are a number of historic structures in this
corridor. However, most of the historic structures in the First Avenue corridor were built
as single-family residences. Some of these have now been converted to office and
business use, while others remain in single-family use. Because the First Avenue
corridor developed along what was previously a major arterial, and over a long period of
time, there are a range of building types constructed at different times in the City's
development. Thus, the challenge in developing these guidelines is to develop criterial
that can be utilized in evaluation improvement plans for both historic and non-historic
buildings.
This guide is part of the City's ongoing efforts to encourage building improvements in
the City's broader commercial core.
H:\CC\2006\First Avenue Design Guidelines.doc
I
DRAFT
Prepared by R. Michael Leek
Map of First Avenue Corridor Boundaries
INTRODUCTION
History of the First Avenue Corridor
Building Project Categories
Like the structures in the First Avenue Corridor, each building project in the Corridor is
likely to be unique. However, most work will likely fall into one of the following
categories:
Preservation-For buildings that have experienced little change through time.
Preservation consists of retaining and properly maintaining the existing historic aspects
of a building. Buildings that retain and reflect the historic character of the Corridor or the
older area of the City provide an important connection to the historic Downtown. The
importance of maintenance cannot be overstated. As buildings age, weather and
deteriorate, maintenance is easy to postpone. However, simple preventative measures
such as window caulking, repainted of exposed and worn surfaces, and prevention of
water leakage can go a long way toward preserving buildings and saving maintenance
costs in the long run.
Restoration-For buildings that have architectural significance, but have gone
through some change
Shakopee generally, and the corridor specifically has buildings that are historically or
architecturally significant, but which may have been altered. Restoration is the process
of returning a structure to its original appearance. Restoration does not, however, mean
the creation of a precious museum piece. If the costs of restoration are to be justifiable, a
structure must have an economically feasible use.
Renovation-For buildings that have been modified extensively
Buildings can sometimes benefit from some degree of renovation using modern materials
and techniques that make them more efficient, but still convey the character of the
original features of the building. On the other hand, renovation often involves undoing
previous layers of maintenance or "modernization" (e.g. stripping off applied wood or
aluminum siding, uncovering original floors).
Recycle-
H:\CC\2006\First Avenue Design Guidelines.doc
2
DRAFT
Prepared by R. Michael Leek
New uses can be found for single purposed buildings. Warehouses, banks, service
stations, and restaurants are all examples of single-use structures. The challenge is to
recycle buildings whose original use is obsolete, by finding new uses that add to the
economic vitality ofthe First Avenue Corridor.
Redesign (For buildings that are basically sound, but do not enhance the First
Avenue streets cape)
There are likely to be some number of buildings in the First Avenue Corridor that are
basically sound, but do not enhance the visual character of the corridor. Such buildings
can be redesigned to better support the visual character of the corridor. In carrying out
such redesign it is important that the new fac;:ade(s) contain architectural elements and use
building materials that are compatible with the overall streetscape for the corridor. One
possible approach is to redesign the fac;:ade to reflect some of the character of more
historic structures within the First Avenue Corridor.
Demolition (For buildings that are structurally unsound)
In some cases, renovation will no longer be a cost effective solution for a neglected
building. When a building is no longer structurally sound, has outlived its purpose, and
re-use is not practical, demolition may be justified. In such cases, demolition can create
opportunities for open space, off-street parking and/or new development, which should
be carefully studied. Of course any new use should be designed to complement the
character of the streetscape.
New Construction (For filling gaps in the streetscape)
An important element is the quality of infill construction. The desired effect of new
construction in the First Avenue Corridor is to complement existing structures and
streetscape, and to "knit" existing and new structures and uses into a coherent image and
environment. The basic design elements of new construction (size, mass, material, color)
must be compatible with surrounding structures. These guidelines suggest ways of
achieving compatibility.
Planning for Rehabilitation
Evaluate Your Building
Look closely at your building. It is often easy to see where changes have been made over
time. Look at buildings along the street that may not have had major alterations. If your
building is a historic one, look for historic photographs. Good sources are the book
Shakopee Scrapbook, the Minnesota Historical Society, and the Scott County Historical
Society. Even if your building is not a historic structure, you may want to look at historic
buildings to develop ideas about how your building could be redesigned to be more
compatible with such structures.
H:\CC\2006\First Avenue Design Guidelines.doc
3
DRAFT
Prepared by R. Michael Leek
Set a Budget
Don't feel that you have to do everything at once. While your plan to update the building
and its fac;:ade(s) should reflect an overall approach, you may want and choose to
complete the actual work in phases. Keep in mind that there may be potential sources of
assistance, such as those available through the City of Shako pee's economic development
office.
Decide on an Approach
The previous section described six basic fac;:ade improvement options. Your project may
fit into one of these categories, or it may overlap categories. Your budget and building
should be your guide in deciding on your approach. Try to pay special attention to the
functional and visual impacts your plans will have on neighboring buildings and the
streetscape.
Apply the Design Guidelines
The Design Review Subcommittee of the Shakopee Downtown/First Avenue Committee
is responsible through the Downtown/First Avenue Fac;:ade Loan Program for preserving
and enhancing a) the historic character of the Downtown District, and b) the architectural
character of the First Avenue Corridor. In that capacity the Subcommittee has design
review authority over building improvement projects that utilize funds from the loan
program.
Complete Design Review Application
Before a Fac;:ade Loan Program application will be considered for approval by a
participating financial institution, the Design Review Subcommittee must approve the
proposed design changes. The Subcommittee will make a recommendation to the City
EDA regarding approval of applications.
The following information is required in the program application form:
Building Information:
The address, common name, historic name (if any), original use, construction date,
architectural style, and historic designation (if any) should be provided.
Project Information:
. A current photograph(s) of the exterior(s) of the building or site whether the work
is proposed to take place;
. A scaled elevation drawing illustrating the proposed alternations;
. A site plan (if new construction);
H:\CC\2006\First Avenue Design Guidelines.doc
4
DRAFT
Prepared by R. Michael Leek
. A description of the methods and materials to be used in all proposed exterior
work and how this will affect the architecture of the building.
The Design Review Process
The City's economic development office will notify the lending institution(s) in writing
of the design approval, with a copy of the program application and specific design plans
going to the lender working with the applicant. The applicant presents the signed and
notarized Design Review Consultation and Agreement form to the participating lender of
his/her choice.
Financial Incentives for Building Owners
Tax Increment Financing
Downtown and First Avenue Corridor Fa~ade Loan Program
The Shakopee Downtown and First Avenue Corridor Fac;:ade Loan Program was first
established by the Downtown/First Avenue Revitalization Committee and the Shakopee
banking community to provide low-interest funding incentives to promote and improve
economic growth and development, to preserve historic and existing buildings, and to
revitalize the downtown area. In 2006, the program was expanded to include the First
Avenue Corridor.
The program consists of special reduced interest loans and exterior design assistance.
Participating financial institutions agree to allocate an investment fund from which loans
are available at a low interest rate; considerably lower than what is available through
conventional financing.
Basic Architectural Design in Shakopee
By the early twentieth century, the City of Shakopee was home to several large banks,
newspaper publishers, insurance firms, law firms, and a collection of regional retail
establishments. Most of the notable building in the neighboring downtown took place
from the 1870s to the early part of the twentieth century. While some of the construction
in the First Avenue corridor took place in that same timeframe, much of the commercial
building took place later. Still the building types used in the downtown transcend styles,
and can still serve as a basis for new construction in the First Avenue corridor and for the
redesign of existing buildings.
Storefronts
The most important feature of commercial buildings in and near the downtown is the
storefront. The storefront emphasizes transparency that is created by the use of thin
H:\CC\2006\First Avenue Design Guidelines.doc
5
DRAFT
Prepared by R. Michael Leek
structural members framing large sheets of plate glass. Large windows allow
merchandise display, and encourage window-shopping. Below the display windows are
base panels called bulkheads that are make of stone, wood or metal. Typically, the
entrance door is recessed to avoid disturbing sidewalk traffic and to provide cover.
Historic Building Types in Shakopee
Historic Building Styles in Shakopee
Building Maintenance and Guidelines
General Storefront Design Considerations
Doors and Windows
Architectural Details
Paint Colors
Signage
Rear Entrances
New Construction
H:\CC\2006\First Avenue Design Guidelines.doc
6
DRAFT
Prepared by R. Michael Leek
Applying the Guidelines to Shakopee's Buildings in the First Avenue
Corridor
H:\CC\2006\First Avenue Design Guidelines.doc
7
DRAFT
Prepared by R. Michael Leek
Appendix A - Public Sign age
Few communities in Minnesota have addressed the how much and what types of signage
should be located in their historic downtowns or the areas (like the First Avenue
Corridor) that surround or lead to them. The challenge for the community is to balance
the desire for a visually appealing corridor or downtown with the need to maintain public
safety and to effectively direct traffic flow. As a general rule, public signage should be
clear and should use clear and conventional shapes, colors, and reflectivity. Public
signage falls into the following three categories;
. Traffic signs;
. Limit signs;
. Directional/Information Signs.
Traffic Signs:
Because First A venue/CSAH 101 serves not only the corridor and Downtown Shakopee,
but is part of an important network of regional roadways, to wit CSAH 17 /Marschall Road
and TH 212, traffic signs are the most critical in the First Avenue Corridor. Well
designed and place traffic signs are required to insure the smooth and orderly flow of
traffic, and to minimize the possibility of accidents. Traffic signs must conform to the
Minnesota Manual on Uniform Traffic Control Devices (MMUTCD) from the Minnesota
Department of Transportation (MNDOT). While limited, there is some latitude in the
design of these signs, which can help to create a consistent look and theme in the
corridor. Determining minimum requirements and reducing redundancy is necessary to
make the First Avenue Corridor a more attractive, more easily navigated location.
Limit Signs:
Limit signs (such as parking limits, handicapped parking, no parking zones, etc.) are not
as critical to safety concerns, but still need to be visually pleasing in their design and
location. While these signs should ultimately be uniform in style, at the outset oftheir
design there is more design latitude available. They should be prominently displayed and
large enough to be easily read, but should not overpower their surroundings.
Directional/Informational Signs
Informational signs include directions to important landmarks or areas (e.g. Huber Park,
the Downtown district), public parking, or other information needed to guide people to
key areas in the First Avenue Corridor, as well as adjacent and nearby areas. These signs
need to be clear and uniform in appearance, but provide the greatest design latitude for
professional designers engaged in designing them. The following principles should be
kept in mind when developing directional and informational signage:
. Less is more. Using the least amount of signage needed to be effective will keep
the corridor from appearing cluttered or overpowering.
H:\CC\2006\First Avenue Design Guidelines.doc
8
DRAFT
Prepared by R. Michael Leek
· All public signage in the First Avenue Corridor should be of uniform and high
quality design and construction.
· Signage can be effectively placed on existing decorative light posts and well-
designed sign posts.
· Signage, as well as banners and other temporary displays, should be color-
coordinated with a limited palette of colors complimentary to the predominant
building color palette in the Corridor.
H:\CC\2006\First Avenue Design Guidelines.doc
9
4
-,
..4
'f'"
'4
.....
~
.;
.
...
city of Shal{opee
Downtown Design Guidelines
')
J
.
j
)
Prepared for
The City of Shalwpee
and the Downtown/First Avenue Revitalization Committee
'.
j
."
--'
-'
.-
~.
'1
.'
'"
.
nJ
...,
.,
I III
..l
)
'"
.J
:J
)
1
~
,
f ~ '~
* ; , r r t
.. j ;e ! I
Ii rd: f. ~ I',
'" L;
Prepared by
Thomas R. Zahn &. Associates
Spring 1999
c
~
c
h ulll (UI't'r: Mid-twelltieth century photograph of First A venue.
,-
"-
~
~
~
f::
~
~
e
~
f!"'
~
~
~
~
~
f!"'
~
~
~
~
~
e
e
e
e
e
e
e
e
e
e
e
e
e
e
,.
e
e
,.
A speciallhanks to the City of Red Wing and Miller-Dunwiddie-Associates, Inc. who developed the Red Willg DowlltowlI Preservatioll Desigll
Gll/tlt ill ItS, to the City of Faribault who developed the Faril1tllllt DowlltowlI Design GlIidelilles, to the City of Little Falls who developed the
City (if Little Falls Downtown Desig/l GlIidelines, and to the Minnesota Department of Trade and Ecunomic Development which developed
the Main Street Program Downtow/l Revitalization Action GlIide.
Historic photographs included in this report are from the collections of the MilUlesota Historical Society, the Scott Coun ty Historical Society,
the City of Shakopee, and the private collection of Michael C. Huber.
~
Prepared for the Shal~opee City council
and Economic Development Authority
Mayor, Jon Brekke
EDA President, Cletus Link
Deb Amundson
Jane DuBois
Robert Sweeney
Prepared with the support of the
Downtown/First Avenue Revitalization Committee
Jane DuBois
John Gutteter
Mark Kuechenmeister
John Perry
John Roach
Patrick Schroers
Carol Schultz
Paul Snook
Bill Wermerskirchen
City Staff
Mark McNeill, City Administrator
Paul Snook, Economic Development Coordinator
Prepared by
Thomas R. Zahn & Associates
Thomas Zahn, Project Manager
Kenneth Martin, Design Associate
Steven Mueller, Research Associate
f
f
f
~
~
~
~
~
~
~
~
f
f
~
~
~
~
~
~
(
~
(
~
(
(
~
~
<<
C
C
C
(
(
(
(
(
(
(
(
(
(
(
1'1'eL1ce
Commercial Historic District Boundaries
Introduction
Building Project Categories
Plamd II p, for Rehabilitation
Finallciallncentives for Building Owners
JLIsic /\ Ichilectural Design in Shakopee
Storefronts
Bistoric Building Types in Shakopee
Ilistoric Building Styles in Shakopee
Building Maintenance and Guidelines
Mas()\lry
\VOIIL!
Metals
Other Materials
General Storefront Design Considerations
Vi illlluws and Doors
Architectural Details
Paint Colors
Signage
Hen r Entrances
Hew UuwuLuwn Construction
Traditional Style. New Materials
,\.]' ply i II g the Guidelines to Shakopee's Buildings
Appendix A - Secretary of the Interior's Standards
Appendix B - Public Signage
1
2
3
5
7
9
11
11
12
13
15
15
17
18
19
20
22
24
24
26
27
28
30
31
50
51
An early etching of the Heindenreiclt Building,
now the home of Babe's Place
on Holmes Street in downtown Shakopee.
...
'/'urn-of-the-cenllf/T photograph of southeast corner of
First Avenue and Lewis Street.
_:Jl
TI1e City of 5hakopee is pleased to present the 5/rakopee Downtown Desigl1 Guideli1les. TI1is publica-
tion provides building preservation and rehabilitation information for owners of property located
within downtown Shakopee.
One of Downtown Shakopee's greatest resources is its concentration of historic and architecturally
interesting buildings. TI1is publication is designed to demonstrate how using guidelines can often
uncover and preserve a building's hidden historic or architectural value.
The City of Shakopee staff have answered many questions from property owners about improve-
ments or repairs to their buildings since the formation of the Downtown/First Avenue H.evitaliza-
tion Committee. Questions range from the proper treatment for doors and windows, awnings,
and signs, to painted or deteriorating masonry and stucco. The written guidelines and visual
examples within this guidebook are meant to aid those desiring to reuse or recycle an historic
property. ll1e illustrations, comprehensive in nature, represent the ideal. At times, because of
financial constraints, an owner may incorporate only part of the plan or undertake long-term
phasing of the plan.
ll1is guide is part of a continuing effort to encourage downtown building improvements. TL
provides information on programs designed to encourage the rehabilitation and preservation of
Shako pee's commercial architecture. The city also has available for preservation assistance "Pres-
ervation Briefs" and "Preservation Tech. Notes" from the National Park Service, U.s. Department
of the Interior. Additional programs and financial assistance may be available. For more informa-
tion, contact the City of Shakopee Economic Development Coordinator at 612-496-9661.
(
(
. -- ._---- -.
(
I I I
~ u~ I
illill. I Mm'''''", I 1
I I [J] I II
Second Avenue I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I-H 1+
I I [ill]] [[[8 [[I] I I I II
I I[[[l]ITD I II II
I I!DIDJ I II II II II
I Iii I I II IJ II II
ell
ell
1 ~I I; 1 I ~ 1 I ~ 1
Iii III III Iii
Third Avenue
St. Mark's
Church l!c
School
Fourth Avenue
-al
ell
...
Justlc Center cn
ParkJng Lot -g
o
~
[--~
t
. ';'-\',,,~<~,y~/;
(
(
C
C
C
~
(
~
~
~
~
~
('
~
~
~
e
c
e
c
c
(
(:
C
(:
C
(
(
(
(
(
C
(
(
(
C
C
130QNDARIES
.'.",-""'-"',-,,' ._.....,.-.--..-,....... ..
I
I
I
J
I
I
I
I
I
J
II
JI
Scott County
Justice Center
Shalwpee Commercial Zoning District
Concentration of lIistoric Commercial Buildings
('
-1
"
The City of Shakopee has served as an important crossroads in the Minnesota River valley for over one hundred and
fifty years. An English globetrotter in 1835, George W. Featherstonhaugh, was the first to record visiting the site. He found that there was a
Sioux Arnerican-Indian village called 51wkpay at the location (it means 'Six' in the language of the Sioux). Named after the chief of the band, the
village consisted of 17 large teepees.
A steamboat on a sightseeing tour became the next visitor. Traveling up the Minnesota River in 1842, it stopped to view the American-Indian
COl1llllUllity. Two years later, Oliver Faribault, the well-known trader/adventurer, became the first person of European descent to build a house
within the limits of present day Shakopee. TIle exodus of the American-Indians through the Treaty of Mendota in 1851 opened the way for more
pionl'ers to settle. Population growth was rapid. It was the farthest point up the Minnesota River to which large riverboats could travel. This gave
the site a \latural advantage. It could connect the rich farming lands of the upper river valley with the network of rivers making up the Mississippi
River basin, and through it to some of the nation's largest cities and their markets. A man from Pennsylvania named Thomas A. Holmes, who had
already become known for helping create several cities in Wisconsin and Minnesota, formally established the town site of Shakopee in the spring of
1851. Two years later he began the community's first river ferry service (it landed at the foot of Cass Street), and became the town's first poslmaster
as well. The downtown street of Holmes in Shako pee is named in his honor. Riverboat traffic increased and became a regular service, by which
lillle the 'downtown' boasted of three hotels. Finally, in that same year of 1853, Shakopee was selected to become the County Seat of the newly
creaLed ~;cott County. In the eyes of its citizens and neighbors, the small town of Shakopee was the major community of the Minnesota River valley.
The emerging downtown lay near the river. Steamboats arrived almost every week during navigation season, bringing merchandise and visitors. A
slage coach line soon began operating between Saint Paul and Mankato, passing through Shakopee. A prominent courthouse, churches, and
schools \\,('Ie quickly built. Just after the Civil War, the Minnesota Valley Rail Road Company began service, giving Shakopee direct overland
connediullS lo cities as far away as Omaha, Saint Louis, Milwaukee, and Chicago. A bridge over the Minnesota River was opened in 1880. These
transporLalion links helped local business thrive. Downtown hotels, saloons, bakeries, dry goods stores, newspaper publishers, and an opera hOllse,
were some of the establishments that catered to the many visitors and others who were '.just passing through.' Another downtown business that
flourished was Minnesota's first pharmacy _ Strunk Pharmacy, established in 1857 (and by 1879, it was one of only four places in Shakopee with a
teleplllJlle). After the turn of the century, street fairs were held on Lewis Street and First Avenue, featuring parades, high wire performances,
acrobals, and comedy acts. Even the President of the United States, William Taft, paid a brief visit in 1911. Downtown Shakopee prospered - but it
nev('! l(I:;1 ils small town atmosphere.
Over lime, downtown Shakopee went through many changes. People who formally patronized its businesses began shopping at malls. The down-
town sui h ed. In response to this competition, owners altered their downtown buildings to appear more fashionable or up-to-date. Often the
13 I
Early 1900$ photograph of Lewis Street looking
north from the railroad crossing
I~_f~]
c
(
(
(
attempt to attract customers in this manner had unfortunate results. Storefronts were CO\'l'l ell wi th
modem materials, such as aluminum siding, board and batten, perm a-stone, and stucco. Alter-
ations were often done only to the lower level, leaving the upper story untouched. Not only was
the original charm and character of the buildings injured in this way, but new maintenance prob-
lems arose also.
(
(
,.
...
c
c
In recent years, public appreciation for the history and charm of the American small town has
grown. Strip-malls have lost their novelty, and are often seen as symptoms of urban sprawl.
Downtown Shakopee remains unique; an heirloom that can be found nowhere else. By using its
distinct atmosphere as a resource, downtown Shakopee could attract tourists and others who are
seeking a shopping experience different from that which a trip to a mall can provide.
~
'-
I'
...
c
c
c
c
c
c
Convenience and economy are important. However, the downtown atmosphere of history, cul-
ture, community, and personal service can offer a friendly alternative to the dehumanized feeling
of a mass-market mall. Historic buildings and an afternoon of window-shopping are seen as
attractive by a wide variety of people. This doesn't mean that necessity shopping can't co-exist
with tourism generated uses. Bakeries, hardware and drug stores are important and can be viable
businesses in the downtown, as well as antique and other specialty shops.
I"
\.
~
"
"
"
'"
'..
Downtown Shakopee represents an opportunity to recycle historic buildings and create a new use
for an important community resource. These guidelines will assist in the proper maintenance and
rehabilitation of the downtown's historic buildings. They also address the importance of making
any new structures compatible with the general character of the downtown. 111ese guidelines are
only a begilming. The literature and expertise that exist in the field of historic preservation and
rehabilitation are substantial. Further research and consultation is encouraged to address indi-
vidual needs. The City staff of Shako pee is ready to help downtown property owners find the best
solutions to their rehabilitation and preservation needs.
'"
...
...
'"
'"
'"
...
Given care and commitment, downtown Shakopee can remain as valuable for the future as it has
in the past.
...
...
....
,....".-;,..;~:.:......,~
~
A
Like the commercial district's historic structures, each downtown building project is uniCj\lf' and
full of hidden dimensions. However, most work falls into one of the following categories:
Preservation-For buildings that have experienced little change through time
Preservation is essentially retaining and properly maintaining the existing historic aspects of a
building. Buildings that retain and reflect the historic character of the district serve as the backbone
among new and altered structures. It is impossible to overstate the importance of maintenance. As
buildings weather, deteriorate, age, and erode, maintenance is easy to postpone. Simple preventative
measures such as caulking windows, repainting exposed and worn surfaces, and guarding against
water leakage are time proven money savers.
Restoration-For buildings that have architectural significance but have
gone through some change
Shako pee has buildings that are historically and / or architecturally significant, but have heen altered.
Restoration is the process of returning the structure to its original appearance. Restoration, however,
does not imply the creation of a precious museum piece. The structure must have an economically
feasible use in order to justify restoration.
Renovation-For buildings th~t have been modified extensively
Many buildings benefit from some degree of renovation using modern materials and techniques
that convey the character of missing original features. But it is important to preserve the integrity
of an aged building. Renovation often involves the undoing of previous generations of mainte-
nance such as removing layers of old paint, peeling off applied wood siding, and uncovering
original floors. l11is process involves stripping away one or more layers of "modernization."
Recycle-For buildings that have outlived their original use
New uses can be found for single purpose older buildings. Railway stations, warehouses, hotels,
and banks are all examples of single-use structures. Here, the challenge is to recycle buildings,
whose original use is obsolete, by finding new uses which add to the economic vitality of the
downtown.
- ]
i
Redesign-For buildings which are basically sound but do not enhance the
. streetscape
Inevitably there will be a certain number of buildings which are basically sound but do not en-
hance tlw historic character the city wishes to express. These buildings can be redesigned to
slIpportlhc historic downtown. There is often much latitude in the redesign of such structures.
. lluwl'ver, it i:; important that the new facade appear appropriate and compatible in the context of
the overall streetscape.
Dernolition-For buildings that are structurally unsound or visually intrusive
In some cases, renovation is no longer a cost effective solution for a neglected building. When a
building has outlived its stability and purpose, demolition may be justified. In such cases, opportu-
nilies for the creation of open space, off-street parking and! or new development should be carefully
studied. Any contemplated new use should be designed to complement thecharacterofthe streetscape.
New Construction-For filling gaps in the streetscape
An important element in a historic downtown is the quality of infill construction. ll1e desired
effect uf llew construction in a district is to complement existing structures. It is important that
new cUllstruction not be allowed to dominate or overpower its more historic neighbors. Its basic
design elements (size, mass, material, color) must be compatible with surrounding structures.
111€se guidelines will suggest ways of achieving this.
[(0l
Evaluate Your Building
Look closely at your building. It's often clear to see where changes have been made. Look at
similar buildings along the street that may not have had major alterations. Look for historic
photographs. The downtown area is photographically well-covered in the book titled Slzakol'ee
Scrapbook, and additional photographs may be found at the Minnesota Historical Society and the
Scott County Historical Society. Search through storage areas, basements, and attics for missing
facade elements.
I
lu
Set A Budget
Once you have a good idea what your building looked like, you will need to decide what you can
afford to do about it. Don't feel that you have to do everything at once. While your plan should
reflect an overall approach, you may want to complete the actual work in phases. Keep in mind
that there are potential sources of assistance, such as those available through the Shakopee Eco-
nomic Development office. Federal tax incentives, accelerated depreciation, or tax credits may also
be available and should be explored as pa.rt of your budget planning.
~,-
Decide On an Approach
11le previous section described six typical facade improvement options. Your project may fit into
one of these categories or it may straddle categories. Let your budget and your building be your
guides. Pay special attention to the impact of your plans on neighboring buildings and on the
whole streetscape.
'"
Apply the Design Guidelines
TIle Design Review Subcommittee of the Shakopee Downtown/First Avenue Revitalization
Committee is responsible, through the Downtown Facade Loan Program, for preserving and
enhancing the historic character of the Downtown District and in that capacity holds design
review authority over building improvement projects that utilize fWlds from the loan program.
'TIle design guidelines in this book cover most of the issues likely to arise in the course of facade
remodeling. They are intended to illustrate the kinds of renovation approaches and details most
likely to secure Design Review Subcommittee approval. The Design Review Subcommittee will be
able to give you additional guidance in special situations. Remember that the goal is to promote
and to preserve the historic character of the downtown district.
COlllplete Design Review Application
Before a Facade Loan Program application will be considered for approval by a participating
financial institution, the Design Review Subcommittee must approve the proposed design
changes. A program application, including design plans, will be reviewed at a meeting of the
Design l(evil'IV Subcommittee, Economic Development Coordinator and applicant. If the submit-
ted applicaliun and design plan are approved, a Design Consultation and Agreement form will
be completed by the Economic Development Coordinator, signed by the applicant and notarized.
The signed and notarized Design Review Consultation and Agreement form is required in order
for Facade Loan Program applications to be considered. .
The followillg illformation is required ill the program applicatiml form:
Building Information
The address, common name, historic name, original use, construction date, architectural style,
ilnd hisloric designation (if any)
Project Information
. A current photograph of the exterior(s) of the building or site where the work will take place
. A scaled elevation drawing illustrating the proposed alterations.
. A site plan (if new construction)
. ^ description of the methods and materials to be used in all proposed exterior work and
how this will affect the historic architecture of the building.
The Design Review Process
The Design Review Subcommittee will notify the lending institutions in writing of the design
approval, with a copy of the program application and specific design plans going to the lender
w(lrkillg with the applicant.
ll1e applicant presents the signed and notarized Design Review Consultation and Agreement
ronn to the participating lender of his/her choice.
[_.~.,
I H I
I - ~~
,
;Fd~'Buitfil
^ ^ ^:'!"" ::,,,.,,.,^ ',^ :"':,".', :
OWN~HS\
While there are many reasons to preserve, restore, rehabilitate, and recycle old buildings, finan-
cial incentives can be the most tangible. Financial incentives for rehabilitation have been, I,'\'el-
oped on the local, state, and national levels. Rehabilitation of commercial buildings may Ijllalify
for two basic types of financial incentives: below market rate loans and/or tax credits.
Tax Increment Financing
Tax Increment Financing (TIF) uses the increased property taxes generated by new real estale
development or redevelopment within a tax increment financing district to pay for certain
eligible costs associated with the development. The value that is "captured" (i.e., the incj'('i1~;e in
value over the year the TIF district was established) generates property taxes. These "incremen-
tal" taxes are used to subsidize eligible development project costs such as building rehabilitation,
public and site improvements.
The Shakopee Economic Development Authority (EDA) has established a tax increment financ-
ing project area that includes the downtown. ll1us, the increased property taxes generated by
new development within a tax increment financing district that is established within the TIF
project area may be used to pay for certain eligible costs associated with the development. For
example, tax increment financing was utilized for downtown streetscape improvements, and in
the River City Centre redevelopment project.
Downtown Shal{opee Facade Loan Program
ll1e Downtown Shako pee Facade Loan Program was established by the Downtown/First
Avenue Revitalization Committee and the Shakopee banking community to provide low interest
funding incentives to promote and improve economic growth and development, to preserve
historic and existing buildings, and to revitalize the historic downtown area.
The program consists of special reduced interest loans and exterior design assistance. Participat-
ing financial institutions agree to allocate an investment fund from which loans are ,waibhk at a
low interest rate; considerably lower than what is available through conventional financing.
,
L9.l
Program criteria require that an eligible building must be located within the downtown district as
delineated in the Downtown Design Guidelines, and must be a traditional commercial structure or
a mixed-use structure partially utilized as commercial. In order to ensure visible renovation /
restu)"iltion work, all projects must adhere to the Downtown Design Guidelines criteria, and
ili"lllv" illlpll>Velllents directly affecting the main building facade. 111e program can be used to
present' iI!"J rt'store historic buildings, add signage and/or install awnings.
Historic Preservation Tax Credits
Historic Preservation Tax Credits are available to building owners interested in substantially
rehabilitating old buildings. Income-producing, non-residential buildings constructed before 1936
qualify for a 10% investment tax credit.
If in the future, a downtown Shakopee district is listed on the National Register of Historic Places,
historic buildings which contribute to the architectural integrity of the district could qualify for a
2U'X, investment tax credit.
faca.ue Easement
This program allows an historic building owner to realize tax benefits through a facade easement
,Illlwti( 111, The facade(s) of a historic building can be donated to a nonprofit organization such as
i! :', ''''~" ';alion Alliance of Minnesota. The Alliance then leases the use of the facade(s) back to
tJl\~ huilding owner. TI1e size of the donors charitable gift deduction is based on the appraised
value uf the dunated facade(s). The program is most beneficial for historic buildings requiring
11Idjor investment.
Na.tional Trust Preservation Loan Fund
The National Trust for Historic Preservation issues grants to increase the flow of information and
ideas jn ,",, fil'ld of preservation, stimulate public discussion, enable local groups to gain the
tc\.ltnicd expertise needed for particul<lr projects, introduce students to preservation concepts and
Cliltls, "lid I'll'_uurage participation by the private sectur in preservation.
10
"B"" "~"
,t',)\:, '
Storefrollts along the east side of l.ewis Street
lookillg to the south eas/from the corner of
First Avenue and Lewis.
"
. >. '-.'------1
's0AiiUflii~i'u!lte11~MMnjij4l' ~<<lt{e;rEl~ -l
Despite the long history of Shakopee, major commercial development began ollly aflel'
the growing local industry could take advantage of the economical overland transpor-
tation the railroad provided, Together, the community became a wholesale and
distribution center of regional importance, By the early twentieth century, the City of
Shakopee was home to several large banks, newspaper publishers, insurance firms,
law firms, and a collection of regional retail establishments. Most of the notable
downtown building was from the 1870s to the early twentieth century. Although
styles changed many times, a limited number of building types were used, These
types transcend styles and can be an important basis for new construction built within
the district.
storefronts
The most important feature of Shakopee's commercial buildings is the storefront. An emphasis on
transparency is created by the use of thin structural members framing large sheets of plate glass.
ll1e large windows display merchandise and facilitate window-shopping, Below the display
windows are base panels called bulkheads made of stone, wood or metal. The entry door is
recessed. ll1is provides cover and avoids disturbing the sidewalk traffic. ll1C recessed door also
visually draws customers into the building. Above the entry door and the display windows, and
separated by a structural member, is the transom. ll1e transom allows natural light into the store
which originally did not have sufficient artificial light. Often transoms were made of frostcd or
small glass panels. A cornice caps the storefront. The storefront cornice, often similar in design but
smaller than the primary cornice that crowns the building, creates a visual separation between the'
pedestrian (public) and upper (private) parts of the building.
Additional elements may also exist on a building's facade. ll1ese include awnings, window hoods,
brackets, and columns. These elements are used to emphasize the lines and shapes of the far'ade.
Awnings were used extensively in the original designs to provide protection from the elcments, to
advertise the business name, and to add color and interest to the historic streetscape.
r III
The Boomtown Block
Boomtown architecture refers to the 1-2 story, woodframe commercial buildings built in the late
19th Celllury, which lack the detailing of a formal style. The Boomtown type usually has a false
front upper-facade, which conceals the true rooHine, giving the building the appearance of more
mass, epitomizing the minimum of style, and the maximum of utility. There are only a couple of
these left in downtown Shakopee.
/
"
c
c
r-
r-
r-
r:-
~
[ n
11istoric Building Types in Shakopee
~
The Two-Part Commercial Block
The most common building type in Downtown Shakopee is the two-part commercial block. 111is
building type, ranging from two to three stories, has a distinct separation between the first level,
or public space, and the upper stories, or private spaces. The lower level of this building type is
generally commercial in nature: a store, restaurant, etc. The upper level is generally private in
nature: living quarters, offices, meeting rooms, etc. This commercial block type, dating from
Roman antiquity and common during the late middle-ages, was prevalent in the United States
from the 18505 to the 1950s. A good example of this building type is the Berens' Building (Valley
Sports) at the southwest corner of First Avenue and Holmes Street.
t
~
~
~
r-
t
l
l
r
,..
.-
~
.-
The One-Part Commercial Block
! he OIH' part block is essentially the storefront level of the two-part commercial block without the
~)Jivate quarters above the store. This building type was sometimes developed as speculative
retail development on land of lower value. During the Victorian era and the early twentieth
centulY 111l! t'""part commercial block often housed a bank or other financial institution. Though
rare illt ~()\\ Idown Shakopee, this type is represented historically by the fortner Rock Spring
Restaur cll1 t at 112 Lewis Street.
--
'"
--
'"
,.
Arcaded Block
The areaded block is distinguished by a series of arched openings on a long elevation. Derived
fWIII the <Headed porches of the Renaissance, this type was generally built during the early
twentieth century. The arcaded block, built mainly for large retail stores, hotels, or banks, is
illustralf'd ill Shakopee by the historic design of the Argus Building (now Sport Stop) on the
suutheasl corner of First Avenue and Lewis Street. Unfortunately the repeating arches that once
graced Ill" I "wis Street facade have been lost to a "modernization."
i-;"
.~ "
--
'-
--
,~
109-121 South Lewis Street as it looks today,
hal'illg lost its continuity through a variety of
"improvements" and facade changes.
Historic Building Styles in Shal~opee
Buildings of a similar type provide continuity for the downtown. Differences in style crCJt.> visual
variety and help to distinguish one building from another. These differences result from what was
popular at the time of construction, the .use of the building, or the whim of the designer, builder, or
owner. Learning about the style of one's building can help answer many preservation questions,
including those about original treatments, color schemes, and what should replace missing ele-
ments.
The majority of the historic buildings in Downtown Shako pee were constructed during the 1870s
through the 191Os. During this time most commercial buildings in smaller communities through-
out the United States were a derivation of the Italianate style. Common elements distinguishing
this style are large, heavily bracketed cornices, decorative window hoods, and semicircular or
segmental arch-headed windows. Although high-style examples exist, most Italianate commercial
buildings were essentially vernacular, meaning they were constructed in a locally accepted
method and form, on which standard (and sometimes prefabricated) decorative elements were
placed. If restored, the building block 109-121 South Lewis Street would be a fine example of the
Italianate vernacular in Downtown Shakopee.
While there are no pure examples of the Romanesque Revival Style in Downtown Shakopee, the
Argus Building on the southeast corner of First Avenue and Lewis Street, as originally designed
(see picture on page 1) had several traits of this style. This style's name came from the extensive
use of the rounded arch in early Roman construction. The American architect Henry Hobson
Richardson in the mid-nineteenth century began using heavy masonry construction and rounded
arches. The style quickly developed throughout the country, especially in the construction of
warehouses and office buildings. TIlis style was primarily built in brownstone or brick.
The Philadelphia Centennial Exhibit of 1876 led to a renewal of interest in our country's past and
in the development of a national architectural style. TIlis, and the increased influence of the Ecole
Des Beaux Arts of Paris on American architecture, developed into the Classical Revival Style. 111is
was a popular style throughout the country from the 1890s to the 1920s. TIle main characteristic of
this style is a more academically correct use of classical forms including cornices, columns and
pilasters, and porticos, etc.
A ""II-o(-tlle-centw)' post card showing First Avenue between Holmes and Lewis Streets looking east. In this early photograph, tile brtilding at 110 Firs! Avenue East,
mid-block on the right side, stilL retains its bay (oriel) window on tile second story.
IJ4 I
---.-------.-
Pl
I
Masonry
Masonry is the most popular construction material in downtown Shakopee. Brick, stone, and to a
more limited extant, stucco and concrete block are widely used as structural and exterior finish
materials. Regionally quarried stone is also a material found in downtown Shakopee. lts strength
and rugged beauty are its chief assets. Concrete block and stucco are a rare and recent addition to
the district, and the use of these materials in new construction and in work on historic buildings is
not recommended.
Moisture
Masonry should be checked regularly for moisture penetration. Moisture can enter masonry
through leaky roofs, gutters or down spouts, poor drainage, or a condition known as rising damp.
Rising damp occurs when moisture is drawn up from the ground through brick by capillilry
action.
Tucl{pointing
Repair masonry walls and other masonry features by repointing the mortar joints where there is
evidence of deterioration, such as disintegrating mortar, cracks in mortar joints, loose bricks, or
damaged plaster work. Remove deteriorated mortar by carefully hand-raking the joints to avoid
damaging the masonry. New mortar joints should match the original in style, size, mortar compo-
sition, and color. It is especially important to repaint with a mortar of the same hardness as the
original, usually two parts sand to one part lime - with up to 20 percent of the lime combined with
cement. Harder modern mortars with a high content of Portland cement will resist the warm
weather expansion of the brick, causing cracking and spalling of the brick surface. In cold \\'eather
this same inflexibility may cause cracks to open up as the historic bricks contract.
Cleaning
Although cleaning masonry can have a dramatic impact on the appearance of a building, it should
nevertheless only be done to halt deterioration, and not merely to attain a 'new' facade. Cleaning
generally requires knowledgeable cleaning contractors. 111e Shakopee Economic Development
liilp,\il
c
c
C
L
c:
C
C
C
C
C
C
C
C
~
(.
c.
r-
t-
\...
Coordinator and State Historic Preservation Office keep a list of qualified cleaning contractors who
operate in the state.
Whetl1"I' owners hire professionals or decide to clean the masonry themselves, bear in mind that
milsom)' tihould always be cleaned by the gentlest possible method. In many cases low pressure
water washing (no more than 220 psi), together with scrubbing with a natural bristle brush may be
sufficient.
If paint or heavy grime must be removed, a chemical cleaner may be required. ll1ere are a wide
range at chemical cleaners available and a qualified cleaning contractor should be consulted to
evaluate your building and recommend a treatment. Whatever treatment is selected, a test patch
should first be tried and allowed to weather for a few weeks or months. If the results of the test are
satisfudury and no damage is observed, it should be safe to proceed.
Sandblasting
Sandblasting is especially harmful to brick surfaces, eroding the hard outer layer to expose a
softer, more porous surface that will weather rapidly. You should be aware that sandblasting will
dist}Ll<dily a project from consideration when applying for federal tax credits.
Si:lDdblasting in never an
appropriate cleaning method
for historic masonry.
C.
t'"
'-
c
c
Painting
In general, exposed masonry should never be painted. Unless the surface was painted from the
beginning, as was sometimes the case with very soft brick, cleaning and tuckpointing of the
Itl<lSllllt)' is always preferable. A previously painted surface should be chemically cleaned. Only if
cllClllif ,>I pilillt removal proves impracticable (due to a cementitious paint coat, for example)
should previously painted brick or stone be repainted.
~
\..
,.
I..
c
c
(
c
c
,..
\,..
References
The following publications contain more detailed information about masonry.
c
~
I.
i..
. Preservnf;oll Brief #1
TIre Cleaning lIwl Waterproof Conti/lg of Maso/lry Buildillgs
", q I'"" i 1'1IliOll Briefs are from the Department of the Interior, National Park Service, Cultural Resources,
Heritage Preservation Services
~
,
~
171
~
-'",~~:~__~;:::::;;:"'~M
This facade sholVS a variety of finish materials
(OIlIlIl"1l 1<, ,llIlmercial buildings in Slwkopee. The
s/IIif:/iIUII displays a predominant use of wood and
gloss .ii,nllcd with a structural brick side wal/. The
upper .<toIY displays swcco over brick with the
Il'int/oll's Inl1l1ed and crowned with wood elements.
I
Preservatioll Brie! #2
Repoilltillg Mortar Joillts ill Historic Brick Buildillgs
Preservation Brief #6
Dallgers of Abrasive Cleaning to Historic BlIildillgs
11Itroductio1l to Early Americllll Masollnj: Stolle, Brick, Mortar, alld Plaster by Harley J. McKee, F AlA.,
National Trust/Columbia University Series on the Technology of Early American Build-
ings Vol I. New York
Masollry: How to Care for Old alld Historic Brick alld Stolle by Mark London, Preservation Pres,
Washington D.C.
Wood
One of the most popular building materials in the district is wood, due to its structural f1u.illility,
economy, and strength. Storefronts, cornices, brackets, and other decorative facade elements were
often made of wood. These original exterior woodwork elements should be retained wherever
possible. Regular maintenance will prevent deterioration.
Check periodically for soft, rotted areas, splits, dampness, and pest infestation. Damaged or
decayed sections can usually be repaired by renailing, caulking, and filling. Epoxy pastes and
epoxy consolidants can also be very effective in repairing even seriously rotted wood. DO NOT
caulk under individual siding boards or window sills - this action seals the building too tightly
and does not allow the building to 'breathe.'
Keep all surfaces primed and painted to prevent wood deterioration from moisture. If a new coat
of paint is necessary, it is vitally important to clean the wood before any work is done. Remove
dirt with household detergent and water to allow new paint to adhere to the wood. I land scrap-
ing and sanding is recommended for removing damaged and deteriorated paint. Only in extreme
cases should all paint down to the bare wood be removed, such as where the paint has blistered
and peeled. Use electrical hot air guns on decorative wood features and electric heat plates on flat
wood surfaces when additional paint removal is required. Chemical strippers may be used to aid
r:
r-:
r-:
L
C-
t
~
t
t
t
t
t
~
~
~
in the cleaning process - be certain to follow directions to thoroughly neutralize the chemicals after
use, otherwise new paint will not adhere to the surface. When painting, use an oil-based primer
followed by two final coats of oil-based paint.
Severely rolled or missing pieces may be reproduced by a good carpenter or millwork shop. Try to
match or at least complement the existing details when replacing woodwork. It is a good idea to
remove vegetation that grows too closely to wood.
References
The following publications contain more detailed information about wood.
Preservation Brief #1 0
Exterior Paint alld Problems 011 Historic Woodwork
t
,..
l\espectjitl Rehabilitatioll-Allswers to YOllr Questions Abollt Old Bllildillgs by the Preservation Press,
Washington D.C.
c
~.
t
,..
\...
Met a Is
c
c
c
c
c
c
C
i".
I"
~
Cast iron, bronze, brass, copper, and sheet metal are used in ornamental and practical roles in the
district's historic buildings. Intricate detail was reproduced in cast iron or stamped sheet metal as
an architectural ornament at low cost, while practical hardware such as fences, gutters, down
. spouts, structural supports and roofing were done in metal as well. TIle decorative or utilitarian
components in metal give buildings their human scale and liveliness.
These architectural elements are essential to the character and appearance of your building. They
should !.ot be removed unless absolutely necessary.
...
Cast iron was used extensively for storefront columns and window lintels and is quite permanent.
1\ "('l,"d paint coat is essential, though, to prevent rust and ~orrosion. Rust or paint buildup may
be removed by chemical treatment or low pressure dry grit blasting (80-100 psi). If parts are
l1lissinr:. they can be reproduced in fiberglass or aluminum using existing pieces to make a mold. If
!II!' Pli,,~il1g pieces are relatively free of ornamental detail, wooden pieces might be substituted.
io-
..
'"
\r
[:~~l:]
....
..,
..
...
...
Pressed or stamped sheet metal was most often used to create the sometimes very elabordk
cornices that crowned many 19th-century commercial buildings. This thin metal cornice was
typically nailed to a wooden framework attached to the building.
Stamped metal ornamentation may be of sheet copper, which requires no surface protection, or of
sheet iron, usually coated with zinc or lead to retard rusting. Galvanized or lead-coated sheet
metal should alw"ys be kept painted. If stamped metal is to be cleaned, a chemical paint remover
should be used. Dry grit blasting, while usually safe for cast iron, should never be used on the
thinner, more flexible pressed metaL
Reproductions of missing pressed metal ornaments can often be made by a sheet metal shop. In
some cases, pressed metal decorative items, stamped in the original molds, are available commer-
cially.
All metals requiring painting should first be primed with a commercial metal primer, followed by
two finish coats of oil-based paint.
References
The following publications contain more detailed information about metals.
Preservation Brief #13
Tile Repair and Tllermal Upgrading of Historic Steel Willdows
Metals ill America's Historic BlIildings: Uses and Preservation Treatments by Margot Gayle, David W.
Look, AlA, and John G. Waite, Government Printing Office, Washington nc.
other Materials
)
)
)
)
Several buildings in downtown Shakopee have been covered with other materials to modernize .
their appearance or limit the necessity for maintenance. Aluminum siding and artificial stone are
common examples. The materials often obscure important details or cause them to be removed,
such as cornices, window trim, or the storefront as a whole. They frequently can cause or intensify
internal structural problems, and they reduce the visual interest of a complex wall surface.
[1ft 1
)
)
)
The loss of original detail is the most obvious problem encountered with synthetic sidings. An
impervious layer of siding can allow serious decay or insect damage to go unseen and unchecked
as well. Moisture from condensation or interior water vapor can rot wooden materials or damage
masonry in the wall. 11le energy savings and maintenance cost effectiveness of aluminum and
artificial stolle are also subject to question. Synthetic sidings by themselves provide very little
insulation, i1lH! the ongoing maintenance and painting required after the surface has begun to
degrade can be costly.
Synthetic siding should not be applied to buildings in historic downtowns. Wherever possible,
such materials should be removed in the course of maintenance and improvements to properties.
References
The following publication contains more detailed information about substitute siding materials.
Preservatiun Brief #8
illll11tilllllllllfld Vinyl Siding on Historic Buildings
General Storefront Design Considerations
Whether restoring a storefront or considering a more contemporary treatment, your plan should
be based ~'II i1 lraditional storefront design. One characteristic of the traditional commercial facade
is a well, !,Jilll:d frame for the storefront. This area is bounded by a pilaster or pier on either side,
the sidewalk below and the storefront cornice above. It is important to contain the storefront
within this frame. When the storefront is allowed to extend beyond its frame, it may no longer
appear as an integral part of the overall facade design; rather, it may appear tacked on. Look at
historic photographs of your building or of similar buildings to learn the original configuration of
your storefront.
I:ollO\ving are some ideas to consider when planning your storefront renovation. Each originates
ill the ~ksigJl of the traditional storefront; however, they are not solely historical concepts. TIley
represent sound design principles aimed at enhancing both appearance and accessibility.
L L2~" ~
II
c:
c
c:
~
'-
~
',-
~
~
t
~
t
t
t
,..
'-
t
,..
'~
,..
~
~
t
~
C
,.
Decorative
building cornice
/ Window hood
Masonry wall
Rt;gnlar operable
WIndow
,..
t
~
"-
~
'-
~
'-
t
Storefront
column
t
t
Storefront
cornice
~
'-
t
Transom
~
\".
Masonry pier
Display window
Bulkhead
'~
r-
'-
r
"
-1
contain the storefront
A storefront should be designed to fit within the original facade opening and not extend beyond
it. TIle storefront might be set back slightly (perhaps 3 inches) from the plane of the facade to
accentuate this sense of containment.
Transparency
Large display windows were a prominent feature of the traditional storefront. As a design ele-
ment, they are integral to the overall proportioning of the facade. Functionally, the large glass area
provides maximum light and display area, while visually opening the facade to the street. As a
rule, the storefront should be composed primarily of glass, while the upper facade should be more
solid and contained with smaller, evenly spaced windows.
Appropriate materials
TIle color and texture of the storefront materials should be simple and unobtrusive: (1) The
storefront frame can be wood, cast iron, or aluminum with a baked enamel finish; (2) the display
windows should be clear glass; (3) transom windows may be clear, prism, or stained glass; (4) the
entrance door should have a large glass panel and can be made of wood, steel, or aluminum; (5)
the base panels (bulkheads) can be of wood, polished stone, glass, tile, or aluminum-clad plywood
panels; (6) the storefront cornice can be made of wood, cast iron, or sheet metal or sometimes the
horizontal supporting beam can Serve as the storefront cap; (7) the side piers should be of the
same material as the upper facade.
Certain materials and design elements should never be used on a traditional commercial building.
A mansard roof with wooden shingles, rough textured wood siding, metal siding, fake bricks or
stone, and gravel aggregate materials are not appropriate.
Inappropriate historical themes should also be avoided. Small window panes, a colonial door, and
storefront shutters are 18th-century elements that do not belong on most 19th- or 20th-century
facades.
Simplicity
Whether you are renovating an existing storefront or designing a new one, remember that the
emphasis should be on transparency. The fundamental design should include large display
I ~ll
windows with thin framing members, a recessed entrance, a cornice or a horizontal sign panel
above the storefront to separate it visually from the upper facade, and low base panels to protect
the windows and define the entrance.
This sallie basic arrangement will be equally appropriate whether constructed using traditional or
modern materials.
Doors and Windows
Doors and windows help to define the architecture of historic downtown Shakopee. TIle upper
story windows establish a rhythm in the streetscape that ties the facades together. The storefront
with its large glass area opens the store to the street, inviting pedestrians to look and possibly
come inside. Most doors in the district were wood frame with a large glass area to match the
upenness of the storefront as a whole.
Doors and windows should be carefully maintained and repaired. Always retain original doors
and windows if at all possible. Replacement of elements should duplicate the original form of the
material closely. TIle original size and spacing of window muntins dividing the sash are particu-
larly illlj1l1l !ant. 111e size and division of window sashes should be appropriate to each building's
stvle. Hardware is often a troublesome repair problem. Window and door hardware which
I CJ)! ",J ""':; turn-of-the-century forms is now readily available. Inoperable decorative metal or
plasli, "hutlers are inappropriate for use in the district. On buildings that originally featured
:,hull,', ", make sure the panels exactly match the size and shape of the window opening.
Replacement windows
When more energy efficient double-glazed aluminum or wood windows are to be used as replace-
ments, they should match the original wood windows in size and style. Never replace a multi-
pane window with a single large pane of glass. Aluminum windows should be in a baked enamel
finish rather than the color of clear unfinished aluminum.
olUll1I windows
Storm windows may be desirable on upper story windows for energy conservation, An exterior
storm window can also serve to protect and upgrade older wooden sashes. They should conform
with the size and shape of the existing sash and be painted to match as well. Interior storm win-
dows are a good choice where original windows might be obscured by the addition of exterior
storm Sil~h.
I~]
, .
,.
.f'
~
~
,.
.
,..
Arched
crown/hood
,.
,.
Arched
upper sash
,.
,..
,.
,.
,.
,..
Lower sash
,.
Sill
,....
,....
Bracket
,....
.
'-
~
'-
Original
Window
Inappropriate
window treatments
~
Yes
No
No
~
'-
~
'-
No
c
c.
c.
c
c
c
r
'-
c
'-
'-
~
'-
\lIlllll\~~~
Awnings
Canvas awnings were a familiar feature of 19th-century storefronts. Apart from their prilllilry
function of sun and glare protection, they also offer shelter to pedestrians and can be an attractive
addition to the storefront. Additionally, the valance can serve as a sign panel for your husiness.
Naturally, if your building faces north, they will be of lesser practical benefit.
Select awnings that closely follow historical precedents in shape and design. They may he either
operable or fixed. Always fit the awning within the storefront opening. Awnings should never
extend continuously across several storefronts. Choose a water-repellent canvas or vinyl-coated
canvas material; aluminum awnings or canopies are generally inappropriate. A wide variety of
canvas colors are available and you should pay special attention to choosing a color or color
combination that coordinates with your building and its surroundings. Backlighting of awnings is
not acceptable.
Storefront entry doors
Storefront entry doors should present an attractive appearance and should be visually appropriate
for your storefront. Original doors should be retained if possible. If a new door is to be installerl it
should closely resemble the design and proportions of the original door. Wood is the preferred
material, but steel or aluminum with a baked enamel finish may also be used. Colonial or F.arly
American style aluminum doors and other very decorative door designs should be avoided.
References
The following publications contain more detailed information about windows.
Preservatioll Brief #3
COllservillg Ellergy ill Historic Bllildillgs
Preservatioll Brief #9
Tile Repair of Historic Woodell Willltows
Presenl{ltioll Brief #10
Exterior Paillt Problems 011 Historic Woodwork
Preservatioll Brief #13
Tile Repair and Thermal Upgradillg of Historic Steel Windows
\:~ql
Archi tectural Details
Architectural details are among the most distinctive elements which identify the different styles in
downtown Shakopee. Brackets, bulkheads, cornices, columns, pilasters, decorative moldings, and
windolV hoods were used extensively to embellish buildings. These features are crucial to the
historic and architectural character of the building.
Architectural details should be retained on existing structures within the historic downtown. New
construction should mirror existing details, or display contemporary details that harmonize with
its neighbors. It is essential that architectural detailing be carefully maintained in order to ensure
its long term survival. Modern artificial siding frequently covers cornices or window trim and
involves tllc destruction of much architectural detail. This practice is not appropriate.
Added Elements
Added necessities such as electric meters and boxes, condensing units, gas meters, solar panels, air
conditioners, television antennae and satellite dishes are contemporary features in downtown
Shakopee. l11ey can seriously impair the visual qualities of historic architecture if improperly
located. 1\11 added elements should be located on the roof or to the rear of buildings in the district
ami screened by appropriate plantings or fencing. Solar panels and television aerials should be
situated ,I~ far out of public view as possible.
Paint Colors
l'aintilq; i~; the traditional method wooden and some metal and masonry buildings have been
protected from the attack of moisture and other destructive environmental factors. it is more often
thought of as a decorative element. Paint should provide the district's buildings with both a strong
prokdiq~ and a decorative surface layer. Oil based paints have traditionally been used on the
district's wooden trim elements, and it is generally the best policy to continue using these paints
011 wood, rather than latex paints, unless careful preparations are made. Colors used originally
Vil'i! wi I h the age and style of the building. Earth tones (greens, dark reds, pale yellows and
l i L'\', 11:;) "!" I'opular in the latter half of the 19th- century; lighter shades predominated in later
,!., ddes 11()\\t'ver, there is no clear rule for paint colors in a stylistically mixed group of buildings
like thost' ill lhe district, other than to avoid bright or unusual colors. Those who desire precise
!.1lld,llIU' I aJI perform, or hire a consultant to undertake, paint analysis to determine paint colors at
I s['ccil", lillle in a building's history.
I~-' ~;:'l'-I
c.
t
t
~
r
~
'-
~
Decorative Detailing
Comer quoins, metal scroll-
work, date block
all add texture to tile lippeI'
fi cade
Cornice
Visllally C1'011'IIS
tile II lild illg
t
t
t
t
t
t
t
-
v
.~
....
'.
'..-
...
10<
...
It"
...
...
....
"
Pilasters
Masonry pilasters
provide tile stmctll/"tll
and visual framing
for tile first floor
storefront
Storefront
Origilllllllllllerillls
illclllded wood, glass,
a/l(i cast ir01l posts
I~
Pnint Color Hierarchy
---.. ---------- ------
The City of Shakopee strongly recommends that property owners keep their buildings reglllrirly
painted and follow these guidelines in selecting the type and color of paint.
It is recommended that the elements of a building should be painted consistently. Trim should be
painted the same color. TIle wall, whether it is masonry or frame, should be a contrasting color.
The window sash and doors can be painted a darker color than the walls and trim. Avoid painting
masonn} t/lllt is not painted. Prepare the surface to be painted by removing all loose paint and
sanding all rough edges that remain. Prime the surface with a high quality oil-base primer and
follow with two finish coats of oil-base paint.
Minor Trim
. Window sash
. Doors
. Storefront frame
. Small details on cornices, window hoods,
and bulkheads
Major Trim
. Building cornice
. Window hoods
. Window frame
. Storefront cornice
. Storefront columns
. Bulkheads
Base Color
. Wall surfaces
. Storefront piers
References
TIle following publications contain more detailed information about painting.
Preservation Brief #1 0
Exterior Paint Problems of Historic Woodwork
Paint in America: The Colors of Historic Buildings by Roger W. Moss (Editor), Preservation Press,
Washington D.C.
Signage
Signage is an essential element in any commercial district. Anonymity is clearly not good for
business. Unfortunately, signage has often been one of the most disfiguring elements in the
urban landscape. A visual clutter of oversized and ill-positioned signs presents a negative image
for the elllire street.
A business's sign is important not only as an identifier, but equally importantly as an expression
of an image for the business. Don't underestimate the value of quality signage. A clear message,
presented with style, will encourage passersby to venture in. Money spent on quality signage is
usually money well spent.
When thinking about signage, consider the following:
Size and placement
In a densely built downtown area, signage should be directed at and scaled to the pedestrian.
Don't assume that the largest sign is the best. Pay particular attention to how your sign relates to
your building. Look for logical signage locations on your facade.
Continuous flat wall areas above display windows or above upper story windows are typically
good d llliu',;. Don't cover windows, doors, or architectural ornament. A good sign looks like it
belongs where it was placed. It should be an extension of the overall design of your facade.
Message and design
A good sign is simple and direct. Don't be tempted to say too much. Choose a letter style or
graphic treatment that projects your image and is dear and easy to read. Coordinate sign colors
with the colors of your building. Remember that visual clutter will only dilute your message.
A good sign can take many forms. It may be painted on a flat panel, or it might have a sculptural
quality. Individual letters might be applied to the facade. Logos or lettering can be painted,
stenciled, or engraved on windows. Even the valance of an awning can be an excellent sign-
board. Neon signs inside shop windows are usually appropriate and possess a charm that can be
very attractive, if not overused. Neon signage is not appropriate on the building exterior, how-
I'ver, unless it was an original feature of the building. Lighting for other kinds of signage should
be liulikd Lu direct illumination by incandescent lamps.
[_~~J
t
t
t
r
t
,..
t
t
t
,..
t
~
t
t
..
'~
..
'-
Flush-mounted signhuard
and awning sign
~
t
,..
t
t
t
t
..
\.
~
"
~
'-
'e
'.
Certain sign types are generally considered inappropriate in an historic commercial disl riel. These
would include large projecting signs, rooftop signs, and internally illuminated awnings and signs.
Replacement of these kinds of signs should be strongly considered in planning for rehilhililallon.
To address tllis issue, tile City of Sllakopee has adopted a sign ordinance that restricts 011CI'S;zcd
signs witllin tile lIistoric downtown.
Rear Entrances
Alleys and rear entrances should not be overlooked when planning downtown improvements.
Often dirty, neglected and shunned, alleys can be turned into attractive secondary corridors
through the business district. Development of rear entrances (double fronting) improves customer
access from parking areas and can substantially improve pedestrian circulation throughout the
downtown area.
"Open" alleyways-alleys that have been exposed to view by the removal of other buildings-
offer opportunities for developing inviting rear entrances in an improved "alleyscape" to the
benefit of the whole streetscape. Naturally, this kind of project is best approached as a cooperative
effort among adjoining store owners.
The design of improvements to your alley facade should closely follow the conventions you have
established on the street facade of your building. You have already developed a readily identifi-
able image. You should follow through with it here.!
1 Excerpts from TIle Red Wing Downtown Preservation Design Guide prepared by Miller-Dunwiddie-Associates,
Architects Inc.
1~7.1
1\ I '1clt lids been written (and argued) on the issue of new construction in historic downtowns. An
,'\ h,', d j,.'C cI iscussion of the issue could fill a book and is beyond the scope of this guide. How-
ever, lite general principle to follow is that new buildings should look new,
B, Clarkson Schoettle of the Main Street Center has most succinctly summarized the other basic
design considerations as follows:
proportions of the Facade
The average height and width of the surrounding buildings determines a general set of propor-
tions for an infill structure or the bays of a larger structure.
Composition
The composition of the infiIl facade (that is, the organization of its parts) should be similar to that
of su rrOUl Iding facades.
IZhythlllS that carry throughout the block (such as window spacing) should be incorporated into
the new facade.
propurtions of the Openings
The Si7C and proportion of window and door openings of an infill building should be similar to
those all surrounding facades.
The same applies to the ratio of window area to solid wall for the facade as a whole.
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 facade can be broken into a number of smaller bays, to maintain
a rhythm similar to the surrounding buildings,
l28.J
New facade as a series of bays
~
lr,
I I
LJ
r;---'
1'<'-1~1
L __..1
r' r, r, r, r, rl rl rl.1 r' r1 r,
1111111111111111\1111111
LJ LJ LJ LJ LJ LJ L.J LJ LJ L...J L.J L..J
;--'--j ;-~li----li--- i
~- - ~- -- '1\ ~h;I~!~:;;~~~ndOW'
Rhythm of storefront
-------- --- --1
Detailing
Tnfill architecture should reflect some of the detailing of surrounding buildings in window shapes,
cornice lines, and brick work.
Materials
An in fill facade should be composed of materials similar to adjacent facades. 111e new building
should not stand out from the others.
Color
111e colors chosen for an infill facade should relate to the building's neighbors.
Building Setback
111e new facade should be flush to its neighbors.
~ -
~/ _/1
':- - I
~ --
-_,- YES I
I I
I ./ Facade is set on the same
I ./' plane as the adjacent buildings
I //
./
I---~~.-.l
While the commercial property owner is
encouraged to use traditional materials in
the reconstruction of missing or altered
building elements, often it is economically
infeasible. Therefore, the owner may
consider using newer building materials
that emulate the appearance of the tradi-
tional elements.
The traditional storefront generally
constructed of a combination of materials,
such as wood framing, plywood moldings,
metal flashing, and plate glass. The typical
elements of the storefront were the metal-
clad window crown or cornice, the wood
framed transom window, the wood
framed display window, and the wood or
metal bulkhead. The window and bulk-
head are generally set back in the store-
front opening at least six inches.
When designing a new storefront for your
commercial property, you should meet with
the Shakopee Economic Development
Coordinator and the Design Review Sub-
committee Lo determine what contemporary
buildillg materials are acceptable and
available.
The reconstructed storefront can
create the same "look" using newer build-
ing materials such as insulting glass and
aluminum framing. However, the propor-
tions and placement of the different
elements need to closely match the ele-
ments of the original storefront.2
2 Excerpts from Keeping Up Appearances from the
National Trust for Historic Preservation
1':30 I
~;:'\Ril'l
~-....., ----.JJ_
If;1fJf
~~~r~::~~:l~P:d 10 l~~k,
:::;::'WindOWS~. ~tJ[
Framed In anodIzed or ~ ~.-
painted aluminum and
set back in the store-
front opening
Cornice
Sheet metal over a
wood frame, sloped to
shed water
Transom Window
Along with display
window recessed in the
brick framing
Display Window
Like the transom
above, framed in wood
Bulkhead
Constructed in wood
with applied trim
el
.j
Bulkhead
Constructed in treated _________
aluminum framing and
an aluminum panel
infill
.
"I
rI
'"
;
,
;
".
;
)
)
)
:)
)
Quiij~~!;~~,r6; $@Kcir~e
UILDINGS
'"
.I
The following examples were selected to illustrate the applications of the design guidelines. These
examples display the variety of architectural styles found in downtown Shakopee ami can be Ilsed
as a guide to what type of improvement might be appropriate for other buildings which are
similar in design.
"
.i
...
;
'"
.i
"'
"'
Lewis Street 105 South-A simple two-story commercial block now housing the River Valley Sports Center
"-
"'
109-121 South-A major Victorian commercial block composed of a variety of commercial uses
..,
.i
112 South-Formerly the Rock Spring Cafe, this one-story building displayed a variety of
classical details
...
.i
'"
.i
...
-'
'"
-'
"'
~
First Avenue 132 East-East Building-Once a two-story commercial building with an entrance 011 the
corner of First Avenue and Lewis Street
"'
..I
'I
..)
132 East-Middle Building-Once a single story commercial building which served as a caf~
"
.;
"
132 East-West Building-A two-story commercial block with classical detailing on the upper
floor
"
-'
"
-'
..
120 East-A two-story commercial block once the home of the Shakopee Theater
.,
110 East-A tall and handsome two-story commercial block that has lost half of its fenestration on
the second story
..
..
..
..
Holmes Avenue 116-120 South-A two-story commercial block composed of two bays. The handsome brick
detailing of the original building has been covered in stucco
..
..
..
..
Iql'l
~
~
,
105 South Lewis Street
Between First Avenue and
Second Avenue
ill
It-
.
.-' .......
Ili/llof-the-cenrury photograph of
105 South Lewis Street
t>5_~".'.....1
EXISTING CONDITION
Metal awnings should
be removed from over
windows on the
second story
Metal awning should
be removed and replaced
with canvas awnings
Modern plate glass _
windows and entry dour
Artificial stone applied over
original bulkhead
l"'t'~~"""'~.j'~ .,
,A, j..-
PROPOSED RENOVATION
Inspect roofin and flashings
Repair or replace
tile capping if necessary
Repair existing windows or replace with
insulated double-hung,
two-over-two windows
Remove stone veneer and restore
original storefront with large display
windows with transom above
/ Tuckpoint and
repair brick on piers
as necessary
\33\
109-121 South Lewis Street
EXISTING CONDITION
"'/1111 .,i tlre-celltwy photograph of the building
;,iwlving a more compatible
series of storefronts
The northern portion of the
building has been painted,
breaking the symmetry
of structure
Some windows on the second story
have been down-sized or
completely infilled
Original brick parapet and
caps have been covered in stucco
The original storefronts
have been severely modified
[341
--1
PROPOSED RENOVATION
If possible, the paint should be
removed from the brick, or the brick
painted on the north end to match the
southern porlion of the building
Inspect roofing and flashings
Tuckpoint and repair brick as necessary
If possible, the stucco should be removed
from the parapet
Remove stone veneer and restore
original storefront with large display
windows with tra som above
Repair exisling windows or replace with
insulated double-hung windows to fill the
original openings
~~
.i;
\,35,1
112 South Lewis Street
EXISTING CONDITION
Side brick lvork shows
signs of deterioration
Rock Spring Cafe
Bllilt ill tile first quarter of tile 20tll Century
Origin;,! brick facade
cuvered with
corrugated metal
siding
Cimtilevered metal
catlopy replace the
original canvas
awning
Udgill"t historic win-
dO\lls and ,10lllS replaced
with modern "extruded"
alulIIinum framed
fenestration
rhig 11! , ':'7:~"d brick is
ill,IPI'lnpt"iale for his-
bldc facade
[_~G J
Signage poorly
placed (floating) on
metal facade
(1
n
>-,$
';.
~,
r
.
i,
(
(
(
(
(
j
,
)
,
"I
"
,
)
)
,
,
,
)
,
,
,
,
,
,
)
)
)
)
"
./
,
"
./
"
-'
..
~
..
.-
"
)
,
,
)
"
)
,
.
.l
.,
"
"
..
.l
'"
.J
'I
"
PROPOSED RENOVATION
Inspect the roofing, parapet,
and flashings
Tuckpoint and repair
brick as necessary
Reuuild decorative
cornice and brackets
Repair and/or replace
parapet and capping
.
Signage most appropriately
placed on raised parapet or on
canvas awning
Uncover or replace
transoms and replace
storefront-wide awning
Remove all modern
"extruded" aluminum
framed windows
and doors and replace
with more historic
materials
Replace brick piers
}raming central doors
Remove or/cover
brightly glazed brick
below windows
and replace with
more subtle,
earth-toned tiles
\:37\
1- _
132 East First Avenue
East building of Turtle's
Bar & Crill Complex
EXISTING CONIJl1'ION
This building has been modified beyond recognilion.
The top portion and parapet of the building has been
totally removed, second-story windows covered, and a
new "modern" roofline added.
Early 20th-century p/lOtograph of the southwest corne,. of
First Avenue and Lewis Street showing the original buildings that now
make up Turtle's Bar & Crill
The storefront has been modified with large plate-glass
windows and a modern brick veneer. The corner entrance
that once defined the uniqueness of the corner site has
also been removed and infiIled.
138J
PROPOSED RENOVATION
To return the building to its original de-
sign, the parapet would have to be
reconstructed
Inspect roofing and flashings
Tuckpoint and repair brick as necessary
If the modern roofline is removed
the fenestration should be replaced
with insulated double-hung windows
with transom above
Match canvas awnings on all
three building
Remove modern brick veneer and restore
original storefront with large display
windows with transom above
Reconstruct corner entrance
1391
132 East First Avenue
Middle building of Turtle's
Bar & Grill Complex
The upper portion of the front
f:t":lde is still intact and in
gOut} condHion
1 ill:' bowed awninf? is not
appropnate for
a historic building
Storefront covered in
modern stone finish wHh down-
sized windows
[__~ol
L
~
~
~
(
EXISTING CONDITION
~
,.
,.
~
f, .
q}, '
."
f-
1.-"" ,
.I
I
r-W
)
'\
.J
)
j
)
)
)
)
')
J
')
')
')
')
')
')
')
')
'""
-i
J
')
')
')
J
J
J
J
J
.,
~
J
')
')
J
')
')
J
') ,
')
")
')
J
PROPOSED RENOVATION
, ,
~
~(~I~
;
Inspect roofing and flashings
h
I'
Tuckpoint and repair brick
as necessary
Match awning to other
adjacent awnings
Remove modern stone
veneer and restore Oi iginal
storefront with large display
windows, and recessecl cloors
with transom above
132 East First Avenue
West building of Turtle's
Bar & Grill Complex
The upper portion of the front
facade IS still intact and in
good condition
The bowed awnin9 is not
appropnate for
a historic building
Storefront covered in
modern stone finish with down-
sized windows
I. . i~,2.m I
1-
EXISTING CONDITION
PROPOSED RENOVATION
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
)
")
")
Inspect roofing and flashings
~
~
--'
-,
~
--'
')
')
::>
Tuckpoint and repair brick
as necessary
Repair existing windows or replace
with insulated double-hung,
two-over-two windows
Match canvas awning with
adjacent building
Remove stone veneer and restore
original storefront with large
display windows with
transom above
\4.31
EXISTING CONDITION
120 East First Avenue
Once the home of
the Shakopee Theater
, The building's decorative
brickwork has been
covered in stucco
The upper story windows
have been down-sized and
had their crowning
arches removed
Cedar shilke Mansard roofs
,He inappropriate in
Shakopee's downtown
Backlit plastic signs are
inappropriate in
hisLoric downtowns
Storefront covered in
t11lldern vertical siding,
and sLune veneer over
the original brick
[-~
" "",_,,;;,"J."'"
~J,~:"":':"d",,';')_ ~~;':-.. - -.5..H".' ,'C .
"lr'''''''.'''''.'''''''~'''.'''~-r1.!' " ., ",
r,! . r "I ' ,',"" If<#!I
(
\
1
~
il
i
'1
.' ",~"._. _':U :
~.:;.: ::."
/~:, J h\
~ ': "-;: t~
'-r.' ;"
"",
~
.,
.,
.,
.,
.,
,
,
j
j
')
')
J
J
J
J
~
:;l
:>
:;l
~
:;l
~
:>
"J
:>
:>
PROPOSED RENOVATION
Inspect roofing and flashings
If possible the original
ornamentation can be reconstructed
in stucco
Repair existing windows or
replace with insulated hvo-n l'er-lwo
double-hung windows
--
-i
~
.'
"'I,
-.
....I
......
-'
......
-'
....
J
....
-"
....
...
...
#<
""
""
.
Add historically
appropriate signage
Tuckpoint and
repair brick piers
as necessary
Remove projecting
cedar shake roof over
storefront
Remove existing
storefronts amI
transom covetings
and reconslrllcl
wooden slorel:mnts
Paint decoralh'~
storefront in historic
earth-toned paint
colors
I 45 I
110 East First Avenue
Mit/-t"llliIlY photograph of 110 East First Avenue
Note that it still retains its bay (oriel) window on
the second story
Bowed awnings are inappropriate
for a historic downtown
Storefront is relatively
unchanged through time
L1i> ~- -'
(.
~.
'-
;-'
'-
e.
EXISTING CONDITION
;-'
'-
While much of the upper story detailing
remains, the major bay window
has been removed and the opening infilled with brick
c
,-
',-
,..'
'-
c
c.
c
.-
\..
::
,-
'-
::
:
'.
'.
'.
..
,
~
~
,
~
.,
.,
.,
.,
.,
.,
.,
?
.,
.,
.,
.,
.,
.,
.,
.,
.,
.,
.,
:>
.,
~
.,
.,
.,
~
.,
~
.,
.,
')
')
')
')
.,
')
PROPOSED RENOVATION
Replace the original
bay window design
Inspect roofing and flashings
Repair and paint crown
molding where necessary
Tuckpoint and
repair brick
as necessary
Repair existing windows or replace with
insulated double-hung,
two-over-two windows
An altel'llative to replacing tIle bllY window
wOllld be to balance tile facade witll six
windolVs on tile IIpper stMY
Sign age on awning
is appropriate for
historic downtowns
Replace modern windows with four-panel
display windows
1471
-
(
.".
10
./0
116-120 South Holmes Street EXISTING CONDITION
j"!/li I '1111'111'111 g Buildi/lg as it appeared at tile
tum of tile ceIltury
The original storefront has been covered
or replaced by a variety of newer finishes
includillg light brick, an inappropriate
awning and down-sized
aluminum-framed windows
,--~l
I 'in
\__I=~
Original decorative brick
covered in stucco
Windows down-size from their
original vertical orientation
I'
- -,-----
,
: ~ '
, ",., !'"
,!:,.~...,
~
~
~
.,
.,
"
.,
~
:>>
?
?
~
~
.,
.,
.,
.,
.,
..,
..,
..,
.,
.,
'j
.,
.,
.,
.,
.,
.,
.,
.,
.,
.,
.,
.,
PROPOSED RENOVATION
Inspect roofing and flashings
Repair or replace
tile capping if necessary
Replace crowns over windows
"'"'
~
Repair existing windows or replace with
full-size, insulated double-hung,
two-over-two windows
Signage can be applied to the
canvas awning drop
Remove modern brick veneer and restore
original storefront with large four-panel
display windows
Paint decorative
storefront in historic
earth-toned paint
colors
.,
j
j
149,1
j
j
~..
'f'.'
...
~,
.'
...
',..
'""
1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, struclure,
or site and its environment, or to use a property for its originally intended purpose.
...
...
2. The distinguishing original qualities or character of a building, structure, or site and its environment shall not be destroyed. 'Ole removal or
alteration of any historic material or distinctive architectural features should be avoided when possible.
..
...
3. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to
create an earlier appearance shall be discouraged.
.,
...
4. Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, or site and its
environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
..
""
5. Distinctive stylistic features or examples of skilled craftsmanship which characlerize a building, structure, or site shall be treated with sensitivity.
6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new
Ill<llni.d should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of
III !":,illg architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence
rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
'"'
..,
7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will
damage the historic building materials shall not be undertaken.
...
8. Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project.
...
....
Q. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not
destnl\ significant historical, architeclural or cultural material, and such design is compatible with the size, scale, color, material, and character
of L11" !" pperty, neighborhood or environment.
....
I,.
r
\".
10. Wherever possible, new additions or alterations to structures shall be done in such a manner that if such additions or alterations were to be
removed in the future, the essential form and integrity of the structure would be unimpaired.
i.
,..
\..
FURTHER READING
r
(.
The Secrcl,"y oj the IlIlerior's Slalldards for Rehabilitatioll tllld Gllidelines for Rehabilitalillg Historic Bllildillgs. W, Brown MortonllI and Gary L. Hllme. 1979. Rev. cd. Washillgtoll, D.C.: Tecllnical
PreservatIOn Services, U.S. Department of tile IIIlerior, 1983. 59 pp.
IIIterpreting the Secretary of tile IIIterior's Stalldards for Rehabilitalion. Washington, D.C.: Tee/mical Preservation Services, U.S. Departmenl of tile interior, 1980-. Sets and occasional blllIelins.
..
..
..
i.
I__~~J
~
'"
n 1
Few communities in Minnesota have addressed the issue of public signage within or around historic downtowns. The community musl halance
the desire for a visually appealing downtown with the necessity to maintain the public's safety and to effectively direct traffic flow. As a rule,
public signage should be clear and use conventional shapes, colors, and reflectivity. Public signage falls into three categories: traffic signs, limit
signs, and directional/informational signs.
Traffic Signs
Traffic signs are the most critical to Downtown Shakopee. They insure a smooth and orderly flow of traffic and minimize the possibility of acci-
dents. They must conform to the Millllesota Mallllal 011 1I1liform Traffic COlltrol Devices (MMUTCD) from the Minnesota Department of Transporta-
tion. While considerably limited, there is some latitude in the design of these signs. Determining minimum requirements and reducing redun-
dancy is necessary to making Downtown Shakopee more attractive.
~
~
Limit Signs
Limit signs, such as parking limits, handicap, and no parking zones, although not as critical to safety, still need be visually pleasing. 111esc signs
also have more latitude in their design. They should be uniform in style. They should be prominently displayed and large enough to be eilsily
read, but should not overpower their surroundings. Using professionally designed signs and posts and placement, the public signage can enhance
the overall appearance of Downtown Shal}opee.
~
Directional/Informational Signs
Informational signs include historic downtown directions and announcement, public parking, and other directional information to guide people
to key areas in Downtown Shakopee. 111ese signs have little regulation and therefore the most latitude in design. They still need to be profession-
ally designed, clear, and uniform with the other signage in downtown.
.
Less is more. Using the least required signage in downtown will help keep the appearance from being cluttered or overpowering. Researching
the minimum requirements and potential waivers is imperative for controlling the proliferation of public signage.
All public signage in Downtown Shakopee needs to be uniform and of high quality design and construction.
Sigllage can be effectively placed on existing decorative light posts and on well designed sign posts.
Signage, as well as banners and other temporary displays, should be color coordinated with a limited palette of colors complimentary to those
used for the store awnings. Turn-of-the-century colors tended to be muted and earth-tone based. Most major paint companies have paint chip
charts of "historical" colors.
Uniform signage should be developed to identify all public parking lots. Signs should be large enough and prominently displayed, but not
overpower the surroundings. Using an easily identifiable logo helps the motorist find their way to the lots.
--
.J
--
.J
.
...,
.
.
-.
.J
-.
.J
.
-
.J
-
-
-,
-'
-,
J