HomeMy WebLinkAbout5. Revised Guidelines-Facade and other loan programs CITY OF SHAKOPEE
Memorandum
TO: Economic Development Authority
FROM: R. Michael Leek, Shakopee Community Development Director - -
SU BJECT: Updated Policies, Procedures and Guidelines regarding City Commercial
Rehabilitation Loan Program for the Downtown and First Avenue
Corridor
MEETING DATE: April 19, 2011
INTRODUCTION:
Recently, the EDA accepted the EDAC recommendation to expand the Facade Improvement
Loan Program (FILP) to include modification of building interiors and other site improvements.
Staff has revised the loan guidelines to reflect this expansion. (See attached draft) The EDA is
asked to approve the changes, or in the alternative, to provide staff with direction regarding
changes it wishes to see made.
ALTERNATIVES:
1. Offer and pass a motion approving the revised commercial rehabilitation loan policies,
procedures and guidelines as presented.
2. Offer and pass a motion approving the revised commercial rehabilitation loan policies,
procedures and guidelines with suggested revisions.
3. Offer and pass a motion directing staff to make further revisions for review by the EDA.
4. Table the matter for other information.
STAFF RECOMMENDATION:
Staff recommends alternative 1 or 2, approval as presented or with suggested revisions.
RELATIONSHIP TO CITY VISION AND GOALS:
This item relates to City Goal D. Maintain, improve and create strong partnerships with other
public and private sector entities.
ACTION REQUESTED:
Offer and pass a motion approving the revised commercial rehabilitation loan policies,
procedures and guidelines as presented.
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City of Shakopee
'Downtown/First Avenue Commercial Rehabilitation Loan Program
Policies, Procedures, and Design Guidelines;
Preface
In 1999, the Shakopee City Council developed, and adopted "Downtown Design
Guidelines." These guidelines served as the basis for evaluating applications for loans
under the City's Downtown Facade Improvement Loan Program (FILP).
In 2006, the Shakopee City Council and Economic Development Authority (EDA)
expanded the loan program to include facade improvements for commercial properties in
the City's First Avenue corridor. The guidelines first developed and adopted in 1999
were modified to reflect this expansion of the program.
In 2011, the Shakopee City Council and EDA, on the recommendation of the Economic
Development Advisory Committee (EDAC), expanded the program so that it would
include interior modifications and site improvements (such as landscaping or signage)for
properties in the Downtown and First Avenue Corridor. For that reason, the guidelines
have again been modified to reflect the expansion of the program. Where an application
is for a building identified by the Shakopee Historic Preservation Advisory Committee
(HPAC) as a historic building in Downtown Shakopee and/or the First Avenue corridor,
and if there is any conflict in specific provisions of the two sets of guidelines, the
"Downtown Design Guidelines" should control.
The First Avenue corridor poses special challenges and opportunities for facade
improvements 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, and, because of this difference in
function, they are different in architectural character than the historic Downtown
structures that were originally developed for commercial use. Some of these houses 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
roadway over a long period of time, there are a range of additional building types
constructed at different times in the City's development that do not follow the
architectural principles evidenced in older Downtown commercial buildings and
discussed in the "Downtown Design Guidelines." Thus, the challenge in developing the
First Avenue guidelines is to develop criteria that can be utilized in evaluating
improvement plans for both historic and non - historic buildings.
This guide is part of the City's ongoing efforts to encourage property and building
improvements in the City's historic commercial areas.
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Purpose
The purposes of the Downtown/First Avenue Commercial Rehabilitation Loan Program
are;
• To provide an incentive for owners of commercial properties in the Downtown
and First Avenue Corridor to invest in and update their properties;
• To, thereby, preserve the tax base in these areas;
• To enhance the overall viability and vitality of the City of Shakopee's historic
commercial areas.
Use of Funds
Funds from this program can be used for the following general categories of use;
• Rehabilitation of the visible facades of historic buildings;
• Renovation of the facades of other buildings to better reflect the historic character
of these two areas of the City of Shakopee;
• Make other site improvements that will improve the appearance and /or function
of the property;
• Make improvements to the interior of a building that a) improves the use or re -use
of the building, b) addresses energy issues, c) addresses building or fire code-
related items, and d) improves ADA accessibility.
All improvements made to structures using commercial rehabilitation loan funds shall be
made in compliance with all applicable health, fire prevention, building, energy or other
codes.
Eligible Properties
Downtown/First Avenue Corridor commercial rehabilitation loan funds may be used to
improve properties that meet the following criteria:
1. The property to be improved must be located within the area as presented on the
attached map [check for and include map showing the Downtown and corridor].
2. The property must be a commercial or mixed use structure that is used primarily for
commercial purposes.
3. Improvements made to the property with commercial rehabilitation loan funds must
be consistent with the guidelines provided below, the characteristics of the area, and
(in the event that the property is historic) preservation or historically sensitive
enhancement of the original building character.
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4. Priority will be given to owner- occupied structures or structures where leases are in
place, and the owner agrees in writing to the proposed improvements.
Application Process
Applications will be received and reviewed on a first come/first served basis.
Applications will first be reviewed by staff for completeness of information provided.
Once it is determined that an application is complete, the application will be scheduled
for review by a committee consisting of members of the City's Economic Development
Advisory Committee (EDAC) and Historic Preservation Advisory Committee (HPAC),
which will, in turn, make a recommendation whether to approve the loan to the Shakopee
Economic Development Authority (EDA). If needed, the application may be reviewed
by the City's Inspection staff to assure that potential building code issues are adequately
addressed prior to a commitment to provide loan funds.
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INTRODUCTION TO DESIGN GUIDELINES FOR THE FIRST
AVENUE CORRIDOR
Building Project Categories
Because the First Avenue Corridor contains buildings that date from the late 19 and
early 20 century to buildings that are typical of highway architecture from the 1950's to
the 1980's, each building project in the Corridor is likely to be unique. Even so, most
work on buildings in the corridor 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, whether turn of the century or mid - twentieth century. Buildings that retain
and reflect the historic character of the Corridor or the older areas 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, repainting
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 First Avenue 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, or are not per se
historically or architecturally significant.
Historic 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). For more modern buildings that
are not historically or architecturally significant, renovation may be the process of
modifying the facade(s) of the building to reflect more closely the architectural styles and
elements of historic buildings in the corridor.
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Recycling -
New uses can be found for single purpose 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 of the First Avenue Corridor.
Redesign (For buildings that are basically sound, but do not enhance the First
Avenue streetscape)
There are some buildings in the First Avenue Corridor that are basically sound, but are
neither historic nor particularly unique in their architectural design, and as a result may
not enhance the visual character of the corridor. Such buildings can be redesigned to
better support the visual character of the corridor. This can be accomplished by either a)
redesigning them to include visual elements that are consistent with existing historic
structures, or b) utilize proportions and /or materials that better integrate them into the
character of the corridor. In carrying out such redesign it is important that the new
facade(s) contain architectural elements and use building materials that are compatible
with the overall streetscape for the corridor.
Demolition (For buildings that are structurally unsound)
In some cases, renovation may 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 with new construction to a) give the new building a better visual
relationship to the corridor, b) make the property more pedestrian friendly, c) create new
open space, d) provide more, better designed, or less obtrusive off - street parking which
should be carefully studied. Of course any new building/use should be designed to
complement and further enhance the character of the streetscape in this important
corridor.
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.
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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.
Set a Budget
Don't feel that you have to do everything at once. While your plan to update the building
and its facade(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 Shakopee's economic development
office.
Decide on an Approach
The previous section described six basic facade 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 Facade 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 Facade 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.
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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 where the work is
proposed to take place;
• A scaled elevation drawing illustrating the proposed alternations;
• A site plan (if new construction);
• 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.
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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
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
The "City of Shakopee Downtown Design Guidelines" contains a good, brief
introduction and illustration of the historic building types that exist in the Downtown.
This information is useful, especially for projects involving new construction, or
significant redesign, in that they can guide the property owner and designer in trying to
develop a project that will better fit the corridor aesthetically, and visually pull together
with other buildings near by.
Historic Building Styles in Shakopee
Similarly, the "City of Shakopee Downtown Design Guidelines" is a good resource for
information regarding commercial architectural types utilized in the corridor. However,
many of the more historic structures in the corridor were not initially commercial
buildings, but rather residential structures. In developing plans for adaptive re -use of
such structures, it is important to analyze those changes that are necessary to make the
building function well for non - commercial use, but still maintain a good visual
relationship both to the street and to other buildings in the corridor.
In addition to historic buildings that date back to the nineteenth or early twentieth
century, First Avenue is home to a number of buildings whose original highway- oriented
architecture has garnered more interest over the years. Examples include the original
Perkins, El Toro (former Happy Chef) and Hennen's Shell. For such buildings it may be
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worth examining the alternative of redesigning them to fit in with the character of older,
more historic buildings in the Downtown and First Avenue area.
Building Maintenance and Guidelines: Information on building maintenance
is available from the "Downtown Design Guidelines."
General Storefront Design Considerations:
Contain the Storefront:
A storefront should be designed to fit within the original facade opening, and not extend
beyond it. The storefront might be set back slightly (a few inches) from the vertical plane
of the facade to accentuate this sense of visual containment.
Transparency:
Large display windows were a prominent feature of the traditional storefront. As a
design element, they are integral to the overall proportioning of the building facade.
Functionally, the large glass area makes the entrance to the building more inviting, and
provides maximum light and display area, while visually opening the facade to the street.
As a general rule, the storefront should be comprised primarily of glass, while the upper
facade (if one exists) should consist of more solid appearing materials with smaller,
evenly spaced windows.
Appropriate Materials:
The color and texture of storefront materials should be simple and unobtrusive. The
storefront frame can be of;
• Wood;
• Cast iron;
• Aluminum with a baked enamel finish.
Windows should be of the following materials;
1. Display windows should be of clear glass;
2. Transom windows may be of clear, prism or stained glass;
3. The entrance door should have a large glass panel, and be made of wood, steel or
aluminum.
Base panels (bulkheads) can be of wood, polished stone, glass, tile or aluminum -clad
plywood panels. The storefront cornice can be made of wood, cast iron, sheet metal, or
sometimes the horizontal supporting beam can serve as the storefront cap. Side piers
should be of the same material as the upper facade.
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In order to reflect and enhance the historic character of the Downtown and First Avenue
corridor, the following materials and historical themes should be avoided on commercial
buildings, unless they were indeed part of an original historic structure;
• Mansard roofs with wooden shingles;
• Rough textured wood siding;
• Metal siding;
• Fake bricks;
• Stone;
• Gravel aggregate materials;
• Small window panes;
• Colonial doors and other Colonial features;
• Shutters.
Doors and Windows
Doors and windows help to define the architecture of historic Downtown and First
Avenue Shakopee. Storefronts, with their large glass areas open the buildings to the
street, inviting pedestrians to look and possibly come inside. Most storefront doors in the
areas were wood frame with a large glass area to match the openness of the storefront as
a whole. Upper story windows can establish a visual rhythm in the streetscapes that tie
facades together.
For historic buildings, whenever possible it is desirable to retain original doors and
windows. When they have to be replaced, they should be replaced with elements that
duplicate the original form and material closely.
For non - historic buildings, replacement doors and windows should be chosen to echo
traditional door and window sizes and materials found on historic buildings in the district.
Replacement Windows
When more energy efficient double- or triple - glazed aluminum or wood windows are to
be used as replacements, it is important that they match the original in size and style.
Aluminum windows should be finished in a baked enamel finish and not clear unfinished
aluminum.
Storm Windows
Storm windows may be desirable on upper story windows for energy conservation. They
should conform to the size and shape of the existing sash and be painted to match as well.
Interior storm windows are a good choice where original windows might be obscured by
the additional of exterior storm sash.
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Landscaping and Site Design:
Landscaping and other site features should be designed to compliment the exterior design
and function of the building in question. As needed for landscaping, city staff may seek
input from other, landscape architecture professionals on the appropriateness of the
materials chosen and their location.
New Construction
Applying the Guidelines to New Construction and Redesign of Non -
Historic Buildings in the First Avenue Corridor
In developing plans for infill structures in the corridor or developing plans for the
redesign of existing, non - historic buildings, the following basic design considerations
should be kept in mind.
Proportions of the Facade
The average height and width of the surrounding buildings should help determine the
general set of proportions for an infill structure. If possible, a redesign of an existing
building should also reflect the height and width of surrounding buildings. Where that is
not possible, efforts should be made to diminish visual conflicts with surrounding
buildings.
Composition
The composition (that is the organization of its separate elements) of an infill facade, or
the redesign of an existing facade should be similar to that of surrounding business
building facades. Where there are visual rhythms that carry through buildings on a
particular block (such as window spacing) they should be incorporated into the new or
redesigned facade.
Proportions of the Openings
The size and proportion of window and door openings of an infill building or redesigned
existing building should be similar to those found on surrounding facades. The same
applies to the ratio of window area to solid wall for the facade as a whole.
Detailing
Infill architecture should reflect some of the detailing of surrounding buildings in window
shapes, cornice lines, and brick work.
Materials and Colors.
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Infill and redesigned facades should be composed of materials similar to adjacent
buildings.
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City of Shakopee
Downtown/First Avenue Commercial Rehabilitation Loan Program
Policies, Procedures, and Design Guidelines;
Preface
In 1999, the Shakopee City Council developed, and adopted "Downtown Design
Guidelines." These guidelines served as the basis for evaluating applications for loans
under the City's Downtown Facade Improvement Loan Program (FILP).
In 2006, the Shakopee City Council and Economic Development Authority (EDA)
expanded the loan program to include facade improvements for commercial properties in
the City's First Avenue corridor. - - _ - - - - .. . - • . • ' • • -
. ... - - in the First Avenue Corridor. It borrows h avily from the
Downtown-Design-Guidelines. Where an application is for a historic building in the First
- - - • ., . 5• •- .. •
.
•- - , - "! : 1 ) - _ _ .. - " . .. The guidelines first
developed and adopted in 1999 were modified to reflect this expansion of the program.
In 2011, the Shakopee City Council and EDA, on the recommendation of the Economic
Development Advisory Committee (EDAC), expanded the program so that it would
include interior modifications and site improvements (such as landscaping or signage)for
properties in the Downtown and First Avenue Corridor. For that reason, the guidelines
have again been modified to reflect the expansion of the program. Where an application
is for a building identified by the Shakopee Historic Preservation Advisory Committee
(HPAC) as a historic building in Downtown Shakopee and /or the First Avenue corridor.,
and if there is any conflict in specific provisions of the two sets of guidelines, the
"Downtown Design Guidelines" should control.
The First Avenue corridor poses special challenges and opportunities for facade
improvements 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, and, because of this difference in
function, they are different in architectural character than the historic Downtown
structures that were originally developed for commercial use. Some of these houses 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
roadway over a long period of time, there are a range of additional building types
constructed at different times in the City's development that do not follow the
architectural principles evidenced in older Downtown commercial buildings and
discussed in the "Downtown Design Guidelines." Thus, the challenge in developing the
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draft 04192011.doc
First Avenue guidelines is to develop criteria that can be utilized in evaluating
improvement plans for both historic and non - historic buildings.
This guide is part of the City's ongoing efforts to encourage property and building
improvements in the City's historic commercial areas.
Purpose
The purposes of the Downtown/First Avenue Commercial Rehabilitation Loan Program
are
• To provide an incentive for owners of commercial properties in the Downtown
and First Avenue Corridor to invest in and update their properties;
• To, thereby, preserve the tax base in these areas;
• To enhance the overall viability and vitality of the City of Shakopee's historic
commercial areas.
Use of Funds
Funds from this program can be used for the following general categories of use;
• Rehabilitation of the visible facades of historic buildings;
• Renovation of the facades of other buildings to better reflect the historic character
of these two areas of the City of Shakopee;
• Make other site improvements that will improve the appearance and /or function
of the property;
• Make improvements to the interior of a building that a) improves the use or re -use
of the building, b) addresses energy issues, c) addresses building or fire code -
related items, and d) improves ADA accessibility.
All improvements made to structures using commercial rehabilitation loan funds shall be
made in compliance with all applicable health, fire prevention, building, energy or other
codes.
Eligible Properties
Downtown/First Avenue Corridor commercial rehabilitation loan funds may be used to
improve properties that meet the following criteria:
1. The property to be improved must be located within the area as presented on the
attached map [check for and include map showing the Downtown and corridor].
2. The property must be a commercial or mixed use structure that is used primarily for
commercial purposes.
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3. Improvements made to the property with commercial rehabilitation loan funds must
be consistent with the guidelines provided below, the characteristics of the area, and
(in the event that the property is historic) preservation or historically sensitive
enhancement of the original building character.
4. Priority will be given to owner- occupied structures or structures where leases are in
place, and the owner agrees in writing to the proposed improvements.
Application Process
Applications will be received and reviewed on a first come /first served basis.
Applications will first be reviewed by staff for completeness of information provided.
Once it is determined that an application is complete, the application will be scheduled
for review by a committee consisting of members of the City's Economic Development
Advisory Committee (EDAC) and Historic Preservation Advisory Committee (HPAC),
which will, in turn, make a recommendation whether to approve the loan to the Shakopee
Economic Development Authority (EDA). If needed, the application may be reviewed
by the City's Inspection staff to assure that potential building code issues are adequately
addressed prior to a commitment to provide loan funds.
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INTRODUCTION TO DESIGN GUIDELINES FOR THE FIRST
AVENUE CORRIDOR
Building Project Categories
Because the First Avenue Corridor contains buildings that date from the late 19 and
early 20 century to buildings that are typical of highway architecture from the 1950's to
the 1980's, each building project in the Corridor is likely to be unique. Even so, most
work on buildings in the corridor 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, whether turn of the century or mid - twentieth century. Buildings that retain
and reflect the historic character of the Corridor or the older areas 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, repainting
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 First Avenue 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, or are not per se
historically or architecturally significant.
Historic 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). For more modern buildings that
are not historically or architecturally significant, renovation may be the process of
modifying the facade(s) of the building to reflect more closely the architectural styles and
elements of historic buildings in the corridor.
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Recycling -
New uses can be found for single purpose 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 of the First Avenue Corridor.
Redesign (For buildings that are basically sound, but do not enhance the First
Avenue streetscape)
There are some buildings in the First Avenue Corridor that are basically sound, but are
neither historic nor particularly unique in their architectural design, and as a result may
not enhance the visual character of the corridor. Such buildings can be redesigned to
better support the visual character of the corridor. This can be accomplished by either a)
redesigning them to include visual elements that are consistent with existing historic
structures, or b) utilize proportions and /or materials that better integrate them into the
character of the corridor. In carrying out such redesign it is important that the new
fa9ade(s) contain architectural elements and use building materials that are compatible
with the overall streetscape for the corridor.
Demolition (For buildings that are structurally unsound)
In some cases, renovation may 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 with new construction to a) give the new building a better visual
relationship to the corridor, b) make the property more pedestrian friendly, c) create new
open space, d) provide more, better designed, or less obtrusive off - street parking which
should be carefully studied. Of course any new building/use should be designed to
complement and further enhance the character of the streetscape in this important
corridor.
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.
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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.
Set a Budget
Don't feel that you have to do everything at once. While your plan to update the building
and its facade(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 Shakopee's economic development
office.
Decide on an Approach
The previous section described six basic facade 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 Facade 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 Facade 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.
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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 where the work is
proposed to take place;
• A scaled elevation drawing illustrating the proposed alternations;
• A site plan (if new construction);
• 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.
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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
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
The "City of Shakopee Downtown Design Guidelines" contains a good, brief
introduction and illustration of the historic building types that exist in the Downtown.
This information is useful, especially for projects involving new construction, or
significant redesign, in that they can guide the property owner and designer in trying to
develop a project that will better fit the corridor aesthetically, and visually pull together
with other buildings near by.
Historic Building Styles in Shakopee
Similarly, the "City of Shakopee Downtown Design Guidelines" is a good resource for
information regarding commercial architectural types utilized in the corridor. However,
many of the more historic structures in the corridor were not initially commercial
buildings, but rather residential structures. In developing plans for adaptive re -use of
such structures, it is important to analyze those changes that are necessary to make the
building function well for non - commercial use, but still maintain a good visual
relationship both to the street and to other buildings in the corridor.
In addition to historic buildings that date back to the nineteenth or early twentieth
century, First Avenue is home to a number of buildings whose original highway- oriented
architecture has garnered more interest over the years. Examples include the original
Perkins, El Toro (former Happy Chef) and Hennen's Shell. For such buildings it may be
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worth examining the alternative of redesigning them to fit in with the character of older,
more historic buildings in the Downtown and First Avenue area.
Building Maintenance and Guidelines: Information on building maintenance
is available from the "Downtown Design Guidelines."
General Storefront Design Considerations:
Contain the Storefront:
A storefront should be designed to fit within the original facade opening, and not extend
beyond it. The storefront might be set back slightly (a few inches) from the vertical plane
of the facade to accentuate this sense of visual containment.
Transparency:
Large display windows were a prominent feature of the traditional storefront. As a
design element, they are integral to the overall proportioning of the building facade.
Functionally, the large glass area makes the entrance to the building more inviting, and
provides maximum light and display area, while visually opening the facade to the street.
As a general rule, the storefront should be comprised primarily of glass, while the upper
facade (if one exists) should consist of more solid appearing materials with smaller,
evenly spaced windows.
Appropriate Materials:
The color and texture of storefront materials should be simple and unobtrusive. The
storefront frame can be of;
• Wood;
• Cast iron;
• Aluminum with a baked enamel finish.
Windows should be of the following materials;
1. Display windows should be of clear glass;
2. Transom windows may be of clear, prism or stained glass;
3. The entrance door should have a large glass panel, and be made of wood, steel or
aluminum.
Base panels (bulkheads) can be of wood, polished stone, glass, tile or aluminum -clad
plywood panels. The storefront cornice can be made of wood, cast iron, sheet metal, or
sometimes the horizontal supporting beam can serve as the storefront cap. Side piers
should be of the same material as the upper facade.
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In order to reflect and enhance the historic character of the Downtown and First Avenue
corridor, the following materials and historical themes should be avoided on commercial
buildings, unless they were indeed part of an original historic structure;
• Mansard roofs with wooden shingles;
• Rough textured wood siding;
• Metal siding;
• Fake bricks;
• Stone;
• Gravel aggregate materials;
• Small window panes;
• Colonial doors and other Colonial features;
• Shutters.
Doors and Windows
Doors and windows help to define the architecture of historic Downtown and First
Avenue Shakopee. Storefronts, with their large glass areas open the buildings to the
street, inviting pedestrians to look and possibly come inside. Most storefront doors in the
areas were wood frame with a large glass area to match the openness of the storefront as
a whole. Upper story windows can establish a visual rhythm in the streetscapes that tie
facades together.
For historic buildings, whenever possible it is desirable to retain original doors and
windows. When they have to be replaced, they should be replaced with elements that
duplicate the original form and material closely.
For non - historic buildings, replacement doors and windows should be chosen to echo
traditional door and window sizes and materials found on historic buildings in the district.
Replacement Windows
When more energy efficient double- or triple - glazed aluminum or wood windows are to
be used as replacements, it is important that they match the original in size and style.
Aluminum windows should be finished in a baked enamel finish and not clear unfinished
aluminum.
Storm Windows
Storm windows may be desirable on upper story windows for energy conservation. They
should conform to the size and shape of the existing sash and be painted to match as well.
Interior storm windows are a good choice where original windows might be obscured by
the additional of exterior storm sash.
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Landscaping and Site Design:
Landscaping and other site features should be designed to compliment the exterior design
and function of the building in question. As needed for landscaping, city staff may seek
input from other, landscape architecture professionals on the appropriateness of the
materials chosen and their location.
New Construction
Applying the Guidelines to New Construction and Redesign of Non -
Historic Buildings in the First Avenue Corridor
In developing plans for infill structures in the corridor or developing plans for the
redesign of existing, non - historic buildings, the following basic design considerations
should be kept in mind.
Proportions of the Facade
The average height and width of the surrounding buildings should help determine the
general set of proportions for an infill structure. If possible, a redesign of an existing
building should also reflect the height and width of surrounding buildings. Where that is
not possible, efforts should be made to diminish visual conflicts with surrounding
buildings.
Composition
The composition (that is the organization of its separate elements) of an infill facade, or
the redesign of an existing facade should be similar to that of surrounding business
building facades. Where there are visual rhythms that carry through buildings on a
particular block (such as window spacing) they should be incorporated into the new or
redesigned facade.
Proportions of the Openings
The size and proportion of window and door openings of an infill building or redesigned
existing building should be similar to those found on surrounding facades. The same
applies to the ratio of window area to solid wall for the facade as a whole.
Detailing
Infill architecture should reflect some of the detailing of surrounding buildings in window
shapes, cornice lines, and brick work.
Materials and Colors.
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Infill and redesigned facades should be composed of materials similar to adjacent
buildings.
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