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HomeMy WebLinkAbout09/09/1997 TENTATIVE AGENDA ADJ. REG. SESSION SHAKOPEE, MINNESOTA SEPTEMBER 9, 1997 LOCATION: 129 Holmes Street South ECONOMIC DEVELOPMENT AUTHORITY President R. O. Sweeney presiding 1. Roll Call at 4:00 P.M. 2. Approval of agenda 3. Work session for rehab financial incentive program and related design guidelines 4. Other business 5. Adjourn to Tuesday, September 16, 1997, at 7:00 P.M. * * * * * CITY COUNCIL Mayor Jeff Henderson presiding 1. Roll Call following the EDA meeting at 4:00 P.M. 2. Approval of agenda 3. Discussion of Canterbury PUD -motorcycle races 4. Discussion of 9/16 agenda items - East Dean's Lake 5. Other business 6. Adjourn to Tuesday, September 16, 1997, at 7:00 P.M. 3 THE REHABILITATION GRANT PROGRAM: ISSUES AND STRATEGIES FOR A MORE EFFECTIVE FINANCIAL INCENTIVE PROGRAM AND RELATED DESIGN GUIDELINES OUTLINE Q ISSUE 1 The Rehab Grant(or similar financial incentive program)would be more effective if the original intent("preserve and enhance the original design,material and architectural detail of downtown buildings")was adhered to. GOAL: Adhere to the original intent of the Rehab Grant Program. ISSUE 2 A financial incentive program for building rehabilitation is more effective if targeted to where there is the greatest need, and where the funds can have the greatest impact. GOAL: 1.)Discontinue use of a financial incentive program for building rehab in the highway business district. 2.) Focus the financial incentive program for building rehab to where it would have the greatest impact-Downtown. ACTION PLANS (Issues/Goals 1 &2): 1.)The 1st Avenue subcommittee of the Downtown/ 1st Avenue Ad Hoc Committee should lead stakeholders of the highway business district through a strategic planning process, identifying issues and concerns,and developing goals, strategies and action plans. 2.)Using examples from other communities,develop guidelines for a financial incentive program for building rehab so as to focus exclusively on downtown Shakopee. ISSUE 3 Illustrated guidelines would make a financial incentive program for building rehab much more effective. GOAL: Develop illustrated design guidelines targeted for the downtown commercial historic district. GRNTISU4.DOC/PCS 1 ISSUE 3 (continued) ACTION PLANS: 1.) Obtain examples of illustrated guidelines from other towns. Examples: Red Wing, Faribault, St. James. 2.) Obtain quotes from architects that specialize in illustrated design guidelines for historic downtown districts, and related educational workshops(Enclosed). 3.)Pay for architect services from the current rehab grant fund pool. ISSUE 4 What are other communities doing with regard to financial incentive programs for building restoration?Staff has surveyed other towns that are successful at revitalizing and restoring their historic downtowns and has found certain qualities/features to be common among them. GOAL: Based on other communities' successful financial incentive programs for building rehabilitation, develop a financing program and related design review process for Shakopee's downtown commercial historic district. ACTION PLANS: 1.) Obtain information from other towns that have successful financial incentive programs for building rehab. Examples: LaCrosse and Chippewa Falls, WI; Hastings, Faribault, and Red Wing,MN; Winchester, VA; and Salisbury,NC. 2.)Meet with leaders of Shakopee's financial institutions to determine their willingness to participate in forming a new,more effective incentive program(low interest loan pool or revolving loan fund) for the restoration of buildings in the downtown commercial historic district. 3.) Develop and implement a new, formal low interest loan pool program or revolving loan fund to replace the existing Rehab Grant Program. This could be modeled after an existing program from another community,or a combination of various programs. 4.) Publicize new program to potential users. GRNTISU4.DOC/PCS 2 w THE REHABILITATION GRANT PROGRAM: ISSUES AND STRATEGIES FOR A MORE EFFECTIVE FINANCIAL INCENTIVE PROGRAM AND RELATED DESIGN GUIDELINES ISSUES ISSUE 1 The Rehab Grant(or similar financial incentive program)would be more effective if the original intent was adhered to. • The original intent of the program was to"encourage the preservation and beautification of downtown buildings by enhancing their original character";to"protect and enhance the historic character...";and,to"preserve and enhance their original design,material and architectural detail". • The majority of rehab grant awards,even within the downtown district,have not been in keeping with the original intent of the program in that funds have been granted for building improvements that are not original design and do not enhance the historic character of the downtown district. • The program was created because the community recognizes and values the economic benefit in retaining and restoring the unique architecture and historical facades of the traditional downtown commercial buildings. Clearly,the program is one of economic development through historic preservation;making downtown a more attractive area for shoppers and investors through restoring and enhancing its historic character;preserving and restoring the original design,material and architectural detail of downtown's traditional buildings. When used as originally intended, and if implemented as part of a comprehensive effort for downtown revitalization,this program can be very effective. ISSUE 2 A fmancial incentive program for building rehabilitation is more effective if targeted to where there is the greatest need, and where the funds can have the greatest impact. • The broad goal of the program is to "protect and enhance the historic character"of the downtown district. The highway business district(HBD)is an area of few, if any,historic commercial buildings; it does not have a critical mass of historic buildings as the downtown district does. • Even building modifications within the HBD that seek to portray false historical or"rustic" themes are inappropriate to the intent and guidelines of the program. The intent is economic development through historic preservation; false historic or rustic themes are not historic preservation. • Staff researched other communities' financial incentive programs oriented toward building rehabilitation.None of these programs included highway business districts;they focused exclusively on traditional town centers or downtowns where there are a number of historic GRNTISU3.DOC/PCS 1 w ISSUE 2 (continued) buildings of late 18th and early 19th century design. The general goal of each of these programs is economic revitalization through historic preservation. • The need for the Rehab Grant Program was/is 1.)the preservation of historic resources (important to both the community's heritage and economy),and 2.)reversing the trend of years of disinvestment in the downtown area. Over the years,there has not been a lack of investment in the highway business district as there has been in the downtown district. • It is questionable whether a rehab financial assistance program should be targeted to the highway business district. Most local economic development organizations focus their financing programs on economic activity which brings outside expenditures into the community,expanding the local economy. This type of economic activity is called economic base, or basic activities(i.e. manufacturing and advanced services),while other activities which do not bring in outside expenditures but redistribute expenditures already in the community, are called non-basic activities;those activities which are patronized mainly by local customers such as retail and professional services. These activities usually do not bring in outside expenditures. Instead,they compete for a share of the income and expenditures which are already in the community. The non-basic activities in a community are ultimately dependent upon the basic activities; the basic activities bring in outside expenditures,which support the non-basic activities. This discussion begs the question, "are retail and service activities ever considered economic base, or basic economic activities,worthy of economic development financial assistance programs?"The answer is,yes, but only when these activities draw expenditures from persons or organizations from outside of the area, and when it reduces or eliminates leakages or expenditures by local consumers. Strip centers(50,000 square feet or less,usually without an anchor tenant), characteristic of the newer sections of 1st Avenue/Highway 101 and the Marschall Road areas, serve mostly local customers and therefore usually do not attract outside expenditures. On the other hand,restored historic downtowns like Shakopee's, with specialty retail stores and restaurants, attract outside expenditures. Therefore, a financial incentive program for building rehabilitation is more effective when targeted exclusively to downtown Shakopee than it would be if it included the newer sections of 1st Avenue/ Highway 101 /Marschall Road areas. • A commitment to historic preservation and a financial incentive program for building restoration is a commitment to downtowns and adjacent older neighborhoods. By directing public policy and resources to historic areas,the community is also directing those resources to those who need them the most(residents and small business owners of modest financial means). ISSUE 3 Illustrated guidelines would make a financial incentive program for building rehab much more effective. • Illustrated design guidelines are the most effective way of communicating the intent of a program for financing the restoration of buildings in the downtown commercial historic district. GRNTISU3.DOC/PCS 2 ISSUE 3 (continued) • Illustrated design guidelines would be very informative and helpful to building owners, downtown merchants,financial institutions,and to city staff in using and administering the fmancial incentive program for building rehabilitation. ISSUE 4 What are other communities doing with regard to financial incentive programs for building restoration? Staff has surveyed other towns that are successful at revitalizing and restoring their historic downtowns(Red Wing,Stillwater,Hastings,Faribault,Chippewa Falls,WI,LaCrosse,WI,Salisbury,NC,Winchester,VA and others) and has found the following qualities/features to be common among them: • Each program is focused exclusive(v on the DT historic district;the goal of each program is to preserve and restore the commercial historic district; in other words,economic development through historic preservation. When asked why adjacent highway business districts were not included in their rehab financial incentive programs,the administrators of each of these programs stated the same basic reasons: 1.)the greatest need is the downtown since the condition of downtown is an indicator of the whole community's economic health... "as downtown goes, so goes the entire community", and 2.)if adjacent highway business districts are included,the program would lose focus,becoming ineffective. • A majority of the surveyed programs have either a low interest loan pool,a revolving loan fund,or an interest buy-down program rather than a grant program. • Graphic design guidelines,based on the Secretary of the Interior's Standards for Rehabilitation, are used to guide the loan program. • Many of the communities have a Historic Preservation Ordinance(of which the design guidelines are a part)that establishes a Historic Preservation Commission(HPC) and a Commercial Historic District(s). The HPC's review and have design approval authority over all building modifications (not just those funded in part with loan program funds) and related permits within the Commercial Historic District, and for other historic properties. • The City(EDA, Port Authority, etc.), Main Street organization, and/or area financial institutions administer the loan program. Applicants have to meet loan program guidelines as set forth by the administering organization(s), and design guidelines as established by the City(Historic Preservation Commission/Planning Commission/EDA), or the local Main Street organization's Design Committee. • Generally, each community's project approval process is as follows: 1.) Property owner/applicant contacts City, financial institutions and/or Main Street organization to request application; 2.)Property owner/applicant meets with City(Preservation Officer and Economic Developer) or Main Street organization Design Committee for consultation on application requirements and design appropriateness; GRNTISU3.DOC/PCS 3 ISSUE 4 (continued) 3.) City staff or Main Street organization Design Committee reviews application for design appropriateness; 4.)If design is approved as appropriate, Building Official issues permit. If design is not approved and deemed inappropriate,property owner/applicant can work with City (HPC/Preservation Officer/Economic Developer)and/or Main Street organization Design Committee to resolve design concerns, or appeal the design decision to the City Council. 5.) Once the design is deemed appropriate and Building Official issues permit, City and/ or financial institution(s) approve or deny application based on financial analysis of project. 6.) City staff and/or financial institutions administer loan after all approvals have been rendered. GOALS and ACTION PLANS (based on issues) GOAL (Issue) 1 Adhere to the original intent of the Rehab Grant Program. • `Encourage the preservation and beautification of downtown buildings by enhancing their original character";to "protect and enhance the historic character of the neighborhood"; and "to preserve and enhance their original design,material and architectural detail" Other communities are very successful with financial incentive programs for restoration of buildings in historic downtown. If this type of program is dedicated exclusively to the downtown district, and applied prudently, Shakopee can also realize much success. • The opportunity in adhering to the original intent of the program is that a vibrant, historical downtown serves as a bold symbol of Shakopee's quality of life; improves the community's overall image; generates revenue and jobs; and helps attract quality employers and employees. In addition, a restored and lively downtown offers shoppers a distinct alternative to malls and strip shopping centers. In the late `90's,unique,traditional downtowns are where shoppers and investors want to be. GOAL (Issue)2 a.)Discontinue use of a fmancial incentive program for building rehab in the HBD. • The program's mission, as it applies to downtown is very clear. When the HBD is included in the program,the mission becomes vague or uncertain because these two areas are very different from one another, having different issues and concerns. • The highway business district does not have a critical mass of historic buildings/architecture as the downtown district does. • Program funds should not be used to finance false historic or rustic themes in the highway business district or in downtown. This is not historic preservation, and is certainly not quality development(it's tacky). GRNTISU3.DOC/PCS 4 • GOAL 2 (continued) • A financial incentive program for building rehabilitation targeted exclusively to downtown Shakopee is more effective than a program which includes the newer section of 1st Avenue/ Highway 101 and Marschall Road areas. The reason for this is that downtown generally attracts expenditures from outside the community,adding to the economic base of the community, while much of the 1st Avenue/Highway 101 /Marschall Road areas serve mostly local customers and usually do not attract outside expenditures. b.)Focus the financial incentive program for building rehab to where it would have the greatest impact.Downtown is a higher impact area for the following reasons: • Historic resources are preserved,while at the same time,making downtown more attractive to shoppers and potential investors(fostering economic improvement). • Years of disinvestment in downtown are addressed. The lack of investment in historic downtown Shakopee has led to the loss of tax revenue,the abandonment of what was once quality housing, demolition by neglect,and declining property values. Because downtown's historic commercial district has suffered from this disinvestment,reinvestment must be encouraged. • Those most in need of public attention,the poor,the elderly, and small business owners, are disproportionately located in historic downtowns and surrounding neighborhoods. Almost 40 percent of renter-occupied housing units built prior to 1940,many in downtown and adjacent areas, are occupied by households earning less than$15,000. • It is much more expensive to restore a turn-of-the-century downtown commercial building in the historic commercial district of Shakopee than it is to update modem buildings in the highway business district. Most of today's consumer economy is oriented toward the convenience of automobile-oriented highway business districts rather than pedestrian- oriented downtowns. Therefore,many of the property owners and establishments in the highway district(many being chain/franchise-type businesses or real estate developers)are more likely to have greater cash flow to pay for building improvements than the typical downtown building owner/businessperson(usually an individual and/or independent merchant). • Public targeting of historic downtown provides a comfort level for private investment. Because historic downtowns and adjacent residential neighborhoods often have seen decades of disinvestment,private investors may initially hesitate to reinvest there. Real estate is an interdependent asset; its value will be determined in large part not by the individual owner's investment but by the investment of others. Uncertainty, instability, and concern about continuing disinvestment by others will discourage an individual investor from committing capital in a traditional downtown district. A firm resolution by local government to begin reinvesting will often act as the catalyst for private investment. For downtown Shakopee,the GRNTISU3.DOC/PCS 5 GOAL 2 (continued) Blocks 3 &4 project is a start.Additional tools such as a more effective financial incentive program for building restoration, downtown design guidelines,historic preservation ordinance and commission,and a designated historic district will encourage greater investment. • There are many other business fmance assistance programs available to businesses within the highway business district. Small Business Administration Low-Doc, 7(A), and 504 programs to name a few. • Because of the inherent physical qualities of downtown Shakopee, as listed below,a financial incentive program for building rehabilitation would have the greatest impact if focused exclusively on that district. • Downtown's;architecture tells the history of Shakopee's development; • The traditional commercial buildings of downtown reflect the pride past generations felt for their community; These buildings embody quality in construction, craft and style that cannot be replicated today -and which no shopping center can imitate; and • The quality of its commercial architecture and in the services offered by its businesses make downtown Shakopee unique in the marketplace. The financial incentive program for building restoration and related design guidelines can help to capitalize on this uniqueness ACTION PLANS-Goals 1 & 2 • The 1st Ave subcommittee of the Downtown/ 1st Avenue Ad Hoc Committee should lead stakeholders of the highway business district through a strategic planning process, identifying issues and concerns, and developing goals, strategies and action plans. • Using examples from other communities,develop and rewrite guidelines for the financial incentive program for building rehab so as to focus exclusively on downtown Shakopee. GOAL (Issue) 3 Develop illustrated guidelines for the financing program targeted for the downtown commercial historic district. • Base these guidelines, as other communities have, on the Secretary of the Interior's Standards for Rehabilitation so downtown building owners that restore their properties can apply for federal rehabilitation tax credits. GRNTISU3.DOC/PCS 6 GOAL 3 (continued) • The guidelines can become part of a historic preservation ordinance,which would also establish an historic preservation commission. These initiatives could be developed as part of the Comprehensive Plan revision of 1998 (Historic Preservation is a Required Element of the 1998 Comprehensive Plan revision). ACTION PLANS- Goal 3 • Obtain examples of illustrated guidelines from other towns. Examples: Red Wing, Faribault, St. James. • Obtain quotes from architects that specialize in illustrated design guidelines for historic downtown districts,and related educational workshops(Enclosed). • Pay for architect services from the current rehab grant fund pool. GOAL(Issue) 4 Develop a financing program and related design review process for the downtown commercial district as follows: • Focus the program exclusively on the downtown commercial historic district • Create a low interest loan pool, revolving loan fund, or interest buy-down program to replace the current rehab grant program. • The City and/or financial institutions administer the financial incentive program. Applicants have to meet program guidelines established by the City/financial institutions, and design guidelines established by City(EDA, HPC or Design Review Committee) • Since historic preservation is a required element of the 1998 Comprehensive Plan revision, it would be appropriate for the City of Shakopee to consider creating and implementing a historic preservation plan and ordinance that establishes a historic preservation commission (HPC), and designates downtown as a commercial historic district. The HPC would review and approve building permits for the downtown district(and for other historic structures and areas in town)using established design guidelines, and will work on other historic preservation matters throughout the community(pursue grant funding, educate the community, make nominations to the local and National Registers,preservation consultation, work with Murphy's Landing, etc.). ACTION PLANS - Goal 4 • Obtain information from other towns that have successful financial incentive programs for building rehab. Examples: LaCrosse and Chippewa Falls, WI; Hastings, Faribault, and Red Wing, MN; Winchester, VA; and Salisbury,NC. GRNTISU3.DOC/PCS 7 ACTION PLANS-Goal 4 (continued) • Meet with leaders of Shakopee's fmancial institutions to determine their willingness to participate in forming a new,more effective incentive program(low interest loan pool or revolving loan fund)for the restoration of buildings in the downtown commercial historic district. • Develop and implement a new, formal low interest loan pool program or revolving loan fund to replace the existing Rehab Grant Program. This could be modeled after an existing program from another community, or a combination of various programs. • Publicize new program to potential users. GRNTISU3.DOC/PCS 8 EXHIBIT B ECONOMIC DEVELOPMENT AUTHORITY, CITY OF SHAKOPEE BUILDING DESIGN GUIDELINES FOR THE DOWNTOWN COMMERCIAL DISTRICT I. BASIC PRINCIPLES The purpose of design guidelines for the downtown area is to protect and enhance the historic character of that neighborhood. The basic principle, in respect to existing buildings, is to preserve and enhance their original design,material and architectural detail, specifically the exterior, and if practicable,the interior. The basic principle, in respect to new or infill construction, is to preserve the unity of scale, material, set-back, roof-line and proportion of window/door space to wall space as shown in the original buildings of the Historic District. II. APPLICATION OF THE GUIDELINES A. The guidelines apply to all buildings within the B-3 Zoning District utilizing the Rehab Grant Program. B. The guidelines apply to rehabilitation, remodeling, addition or demolition, changes of exterior appearance, and new or infill construction when the land, the building, or the work receives financial assistant through the Housing and Redevelopment Authority. C. These guidelines assure property owners that design review will be based on clear, public and uniform standards. Consideration will be given to the amount and quality of original material and design remaining in the building. Consideration will also be given to clear cases of economic hardship or to deprivation of reasonable use of the owner's property. III. THE GUIDELINES A. The Preservation and Rehabilitation of Structures and Material. 1. The original features of a building should not be destroyed. The removal, alteration or covering up of original material or design shall be avoided. 1 a. The original material and design can be determined by physical inspection, old photographs, consultation with prior owners and building records. See the Housing and Redevelopment Authority for assistance. b. In some cases alterations have been made with materials or designs which have become irreplaceable or representative of a unique • architectural style or period. Such alterations shall be respected. c. Alterations which have totally removed the original material, but not done with irreplaceable materials or representative of a unique style,may be removed,replaced or covered. 2. Deteriorated features should be repaired rather than replaced. Repairs should maintain the design, texture, material and other appearances of the original. 3. Alterations which conceal the original design and materials, or which are not appropriate for the age of the building,should be removed. Siding, signs, canopies, filler panels, framing, etc. of cedar plank or shakes, unpainted aluminum or metal, stucco, concrete block, ceramic tile, plastic, fiberglass and glass block are examples of inappropriate materials on older buildings. 4. Missing materials or features should be replaced if possible. Replacement should be based on evidence from historic, physical or pictorial sources. Only if evidence for the specific building is not available, may replacement be based on similar buildings of the same age. The replacement material or feature should duplicate the design, material, texture and appearance of the original to the extent possible. 5. Clean original materials as gently as possible. Sandblasting shall not be used, with the possible exception of on metal. Masonry should be cleaned with low pressure water (under 300 psi) and soft bristle brushes. Heat guns or Strep-Eze should be used on painted wood. Chemical cleaners should be tested on a small patch to determine their effect. Test patches should include areas where deterioration or patching is evident. Hydrozo, Diedrich and Tamms products are recommended by the HRA. 2 6. Mortar should be repaired only when there is evidence of water standing in joints or a significant amount of mortar is missing. Replacement mortar should match the color, texture, coefficients of expansion and contraction, and ingredient ratio of the original mortar. Portland cement shall not be used for reappointing. Pneumatic hammers should not be used to remove mortar. Original joint size, method of application and profile shall be duplicated. 7. The original or early color and texture of masonry surfaces should be retained. a. Unpainted masonry should not be painted. It should be sealed with a water proofmg which breathes such as Hydrozo or Thoro-Seal. b. Masonry surfaces may have been painted for maintenance or appearance. Paint should not be removed if the building was originally painted,or if the removal will damage the surface. c. Most paint traps moisture inside soft bricks. Special masonry paints should be used. d. Cement based paint or tinted slurry may be used to protect deteriorated masonry. e. The roofing, parapet, cornice, coping, scuppers and gutters should always be inspected, cleaned and repaired before painting or other masonry work. 8. Original window and door openings should be retained. a. New windows and doors should not be opened in original materials,particularly on the major or visible sides of the building. b. Original windows and door openings should not be expanded, reduced or infilled. If a window must be closed, a shutter which can be removed is recommended. c. Original windows and doors should be retained. If the original is gone, or must be replaced, the replacement should closely match original pane, size, mullions, sash and frames. Replacement should completely fill the original opening. Double and triple pane windows are recommended for energy conservation. Wood or painted metal are acceptable materials; unpainted metal is not. 3 B. For Design of Restoration or Remodeling 1. In general, it is expected that buildings will be restored to their original or early appearance. a. All building should be recognized as products of their own time. Remodeling should not borrow designs, materials or colors from other eras. b. When complete restoration to original appearance is not possible, or extensive replacement is not necessary, remodeling for compatibility with the character of downtown should be considered. Removal of flat canopies, window infill or siding, painting bare metal,repainting building to reunify appearance, new signs and new awnings are suggested. 2. In general, it is expected that restoration or remodeling will contribute to the visual unity of the building, neighboring buildings, and the neighborhood. a. Restoration or remodeling should not exclude or isolate portions of the building. The entire front, sides and back should be considered as a whole design. b. Contemporary design for replacements, additions, or remodeling should not be discouraged when such designs do not destroy or cover original material, and are compatible with the building and its neighbors in respect to size, scale, color,material or character. 3. The traditional elements of a commercial building should be retained, restored or replaced. a. The decorative cornice should be repaired and maintained, or replaced if necessary. b. Window sills and hoods should be repaired and maintained. c. Decorative patterns of masonry should be repaired and maintained. d. Windows should fill the entire opening. They were usually double hung with two panes per sash. e. The lintel should be uncovered. It may be the best place for sign. 4 f. Transom panes should be uncovered, inside and out. g. If cast iron pillars supported the lintel, they should be replaced. h. Storefronts should have the largest possible windows area in keeping with the original opening. i. The bulkhead should be no more than about two feet high. Original bulkheads were wood panel, not brick. They may be replaced with wood or painted metal to simulate wood panels. j. The entrance should be recessed, without steps. k. The entire storefront should be set back about 6 inches from the front of the building. 1. The door should be commercial in style and typical for the period. It must open in and out. m. Recommended a water tap for cleaning walks, windows, facades. 4. Historic paint colors appropriate for the age of the building should be used. A common approach to color will enhance the appearance of each building and the character of downtown. At the same time, individuality is preserved through the owner's choice of base and trim colors. a. There is a wide range of historically appropriate colors. See the HRA for assistance. In general, there are three era color preference: 1. Built 1860s-1870s: soft tints of brown, gray, green and blur trimmed with white. 2. Built 1870s-1900s: dark browns, grays, reds, olives, yellows and greens, trimmed in darker and lighter shades of same color or complimentary colors. 3. Built 1900s-1920s: light grays, yellows and browns trimmed with complimentary colors, ivory or white. 5 b. Colors should also be selected to harmonize with neighboring buildings. c. Colors should be used to unify the appearance of the building. No more than a base color, a trim color and an optional detail color should be used. All walls of a building should be painted consistently. d. Bare aluminum or metal doors, windows and frames should be painted. An aluminum cleaner, zinc chromate primer and metal paint should be used. 5. Signs should be consistent with the design of the building and the character of the downtown. a. Signs should not cover up the traditional design elements of a building. b. The size of a sign should be proportionate to the building. As a rule, the area of the sign should be no more than 1.25 square feet fir every front foot. Do not exceed sizes established by City Ordinance. c. The traditional locations for signs are: painted inside the windows or door pane or inside the transcom pane; flush on the storefront cornice or lintel; letters painted or attached directly on the cornice or lintel; mounted flush between the lintel and second floor windows. d. The style, colors, lettering and materials of the sign should reflect the age of the building. Examples may be found in old photographs and surviving signs. See a professional sign painter for advice. e. Contrast between a dark background and light lettering, or vice versa, is more important than size. The lettering style should be chosen for it's legibility. f. Plastic, aluminum and back lit signs are not usually appropriate on older buildings because of their materials, colors, size and style of lettering. The content and logo of corporate and product signs can be transferred to more traditional materials and styles of sign. 6 6. Canvas or treated cloth awnings are recommended where they are compatible with the age of the building and the character of downtown. a. Aluminum or plastic materials and flat, horizontal canopies are not consistent with the appearance of older buildings. b. Colors should compliment the colors of the building and neighboring buildings. Lettering should follow guidelines for signs. c. Awnings should not cover distinctive architectural details or transcoms. However, awnings may be used to cover alterations which are not original to the building. d. Awnings may be fixed or retractable. They should be appropriate to the shape of the window or storefront. 7. Grills, air conditioners and exhaust fans should not be mounted on the front of the building if it can be avoided. They should be incorporated into filler panels and painted the same color as the panel. They should not extend over the sidewalk or entrance to the building. 8. Ceilings are a distinctive architectural feature which should be retained or restored. a. Tin ceilings are often concealed by a dropped ceiling to save heating and cooling costs. Ceiling fans can accomplish the same purpose and are recommended in preference to dropped ceilings. b. Dropped ceilings usually conceal the transcom panes above the display window and entrance. Transcom panes are sometimes cut, pressed, etched, colored or stained glass and should be visible inside and out. Removal of dropped ceilings, at least at the front of the building is recommended when a transcom does exist. c. Window openings and frames are often reduced with filler panels to conceal dropped ceilings. Full opening windows with a black panel between the glass and the dropped ceiling is recommended instead of filler panels. 7 C. For New and Infill Construction New construction means totally new structures, moved-in structures and new additions to existing structures undergoing restoration and rehabilitation. 1. Generally, any new construction should be consistent with neighboring buildings and the character of downtown. a. The important elements of the character of downtown are defined by the following guidelines. b. The reproduction of historic design is recommended only for infill on a small scale or for additions to original buildings. c. Contemporary design for new construction is not discouraged. These guidelines focus on general rather than specific design elements in order to encourage new design compatible with the character of downtown. 2. The height and width of the facade should reflect the average proportions of the older downtown buildings. a. Buildings should be two or three storied high but no more than sixty feet. b. Infill should fill the entire width of the lot. c. Horizontally, the building should be massed in increments of approximately 22 and 44 feet. 3. The new facade should be flushed with the sidewalk, or if adjacent buildings are not,then flush to its neighbors. 4. The exterior materials should be brick or stone masonry, similar in color or texture to the older downtown buildings. 5. Infill buildings should reflect some of the detailing of neighboring buildings in window shapes, cornice lines and brick work. 6. The amount of solid wall to window and door openings on the facade should be proportional to that of the older downtown buildings. a. The ground floor should be a transparent store front style, with window size and height similar to that of neighboring buildings. 8 b. The upper stories should have windows of the same general spacing and height to width proportion as those of neighboring buildings. 7. The cornice or roof line should be flat. TAMI\ADMIN\HRAGUIDE 9 x } AY x *'6 The City of Faribault Downtown Design Guidelines Prepared for The Faribault heritage Preservation Commission Thomas R. Zahn & Associates June 1993 • i - � Credits A special thanks to the City of Red Wing and Miller-Dunwiddie-Associates,Inc. who developed the Red Wing Downtown Preservation Design Guidelines and the Minnesota Department of Trade and Economic Development which developed the Main Street Program Downtown Revitalization Action Guide. Historic photographs included in this report are from the collections of the Minnesota Historical Society, the Rice County Historical Society and the City of Faribault Heritage Preservation Commission. This project has been financed in part with Federal funds from the National Park Service, Department of the Interior, through the Minnesota Historical Society under the provisions of the National Historic Preservation Act as amended. However, the contents and opinion do not necessarily reflect the views or policies of the Department of the Interior, nor does the mention of trade names or commercial products constitute endorsement or recommenda- tions by the Department of the Interior. Under Title VI of the Civil Rights Act of 1964 and Section 504 of the Rehabilitation Act of 1973,the U.S.Department of Interior prohibits discrimi- nation on the basis of race, color, national origin, age or handicap in its • federally assisted programs.If you believe you have been discriminated against in any program activity,or facility as described above,or if you desire further information, please write: Office of Equal Opportunity U.S. Department of the Interior Washington D.C. 20240 Front cover: Turn-of-the-century photograph of the two hundred block of Central Avenue N looking to the southeast. P4 4 t The City of Faribault Downtown Design Guidelines ,r* Prepared with the support of the Faribault City Council Mayor Jeanette Hammond Councilmember Judy Tartaglia Councilmember Dean J. Berghoff Councilmember Gary A. Kindseth Councilmember Mike C. Meillier Councilmember Pat M. Rice Councilmember Raymond J. Navarro Prepared for the Faribault Heritage Preservation Commission Commission Chair Ron Dwyer Commissioner Douglas Bahl Commissioner Jeffrey Larsen Commissioner Eunice Graham Commissioner Bonnie McDonough Commissioner Katie Sammon Commissioner Elizabeth Moe Commissioner Wes Remmey Commissioner Ivan Whillock Commission Staff Patricia A. Gustafson, Housing and Redevelopment Director Chad M. Shryock, Community Development Intern Sponsors Additional funding for this project has been provided by the City of Faribault and the Heritage Preservation Commission. Prepared by Thomas R. Zahn &Associates, Inc. Thomas Zahn, Project Manager Kenneth Martin, Project Associate . I ,„ Table of Contents Ffl•3 , IIIIIIIIIIIIIIIIIIIIIImw Preface 5 . _, .._, ,......... 1 lir Introduction 7 ... Preservation in Faribault 9 Basic Design in Faribault 19 1 IQI Guidelines for Building Facade Maintenance and Renovation 23 Masonry 23 Wood 25 Metals 25 General Storefront Design Considerations 27 Windows and Doors 29 Architectural Ornament 31 Color Selection 32 Signs and Graphics 33 Rear Entrances 35 New Downtown Construction 37 Applying the Guidelines 39 Appendix A - Secretary of the Interior's Standards 51 Appendix B - The Faribault Heritage Preservation Commission 53 Appendix C - Public Signage 54 ys 3 , • ltx. 1�' 1 , • .,.:?„,..f..,ii,..itifivf,i,.-,. . , . , . , , S 10..:,,,,,,,;:,-;,...--,:.'.!,115,-..,,,..,40,A,,,,,....' b /K `YG'KF . '' .i d-�- It'll 3 7:k4 i ei' 'x i .4,... I&M,,--- jtta"t'':',#‘ om y jj( j� # E, acct ��qq ' ', ;•I:sjic,-,..v., . II 1 i vit,p:„.k.••;,,,;.T.;',,4 .,',, Lit' d 4/'''.'71';1.1-",do,,' ''Y'''.,,'-'',.I.‘s ' . '%'ir'''''r 0 c t � ...tell" ,' , '.. . .: ,', . ofillr.;,......-i.,,,,,,,,-,... .-. A ,, ,',-,.,*0,4.--i! ' ,,. q , ; ' i'V IV,l'IY'rilir)). o' '"...,0" ' -4'..'r rooe va, ' •" . ' ' . 's.4:.4,t':,''..,„_‘.'I:a,„_.q,'_,:i.:-,,T4A„'.--,i,%t.•,„_..#r.t0.,,.,A.•:..,.6_.1,,*•'',,,,%:,„,..4,::„,,,.,..f,1.,-,,i,-,-,0",,4,..--.I-i,., :;-.4L..;....,..,'7,-,...,:,. 3.:,,,-,'"`,,.-._.;.;-'-7971. -t tR! 0 7 y► ie4.t7,.-:4.,.-.a.,41.,;,.1•..,:,,,.,,,,.,.si,,-.,f:.,1,,i,,.,,.";-,,.,-„:- ;-',,.,.4,,_....,.--,-4*,,,,,•;‘L, .,"'o.,.-.Y,::t;.::.',,,."•.A:.6.-"-7,,-.,;-,.,,.,'..4''. '.,..,;•-4*--,'1..;.'1.'';',-2,4.4i.7”,t,i".,"-..:,‘-....1;'./'-‘..,,,'-.7.:"-..1-,„-;--':7',.''s';*...-:1--t•''rj,f.,4 444' e,.a Sw Kz. ~•* ; ~ -` 494 Xh`'h "r'.,,, .r: Historically,Downtown Faribault created a welcoming atmosphere. 4 i } ,,, i Preface ��., LA ,. The City of Faribault Heritage Preservation Commission is proud to present the City of Faribault Downtown Design Guidelines. This publication provides information for owners of property located within the Downtown Historic District. One of Downtown Faribault's greatest assets is its unique concentration of historic and architecturally interesting buildings.This publication shows how using guidelines idelines sensitive to a building's architectural style can uncover preserve its sometimes hidden historic or architectural value. Since the establishment of the Heritage Preservation District, the Faribault Heritage Preservation Commission has answered many questions from prop- erty owners about improvements or repairs to their buildings. Owners ask about proper treatment for windows and doors, awnings, signs, and painted or deteriorating masonry. This handbook answers many of these questions with written guidelines and visual examples.The illustrations,comprehensive in nature,represent the ideal.Sometimes,because of budgetary restraints,an owner may incorporate only part of the plan or undertake long-term phasing of the plan. This project was completed through a contract with Thomas R. Zahn & Associates, Inc. Their other projects with the Faribault Heritage Preservation Commission include the Johnston Hall Reuse Study, Faribault's Heritage Pres- ervation Commission Planning Report, the Program & Design Review Process brochure, the Guided Tours brochure, the Historic Contexts booklet, and 18 National Register of Historic Places registration forms. The firm is located in Saint Paul. This guide is part of a continuing effort to encourage downtown building improvements.Other programs and financial assistance may be available.For more information, contact the City of Faribault Community Development Department at (507) 334-2222. V, t 5 x ;.•k:T 1 4')').!' ",0,••-',1',....i,• Lilitifa 1 w • •-• :' '''' " ,rr-1'•$, t . ,1 4) ."•• ......•••.:, • • i tt [ ii,... . . , ' .....i. ,=:-.' '3' ‘,..'•.4 11.fj 771M. '-',,--- ' ' " '4::''i:.',..C-'' ''.' .„'1,f-r.V....- ' ''...-L,''; "4 ':..-7--'''''''-'' '• 1100L-1-.,-,-,-,„;,,,•.,....' ' ' • , -- '-: !is•-..;,"-',";`? ''.!..:Yfilj...4.„„;,,t ;',„:4/1,1.7, "c:-44),...'4V7.1: ;..,,,...:!,4-0,-*yr ,. .. ' ' 1 -4 ,. ,3. • ., ..s . .. filiPEti-';',! • 1 Al ' ',. - l'...11,,IiiI.L-4.-414.1714..-s•-. "' /.. . -.., .- I I ‘I., .: L . ' • le .. .:, •rf.... %. . i ' ,. I A • 4 ,• . ' • 4--', - -- .. .",'• . .. ' e:Ai-Pli,` SI --:7' s' .t*..7:X,s-.,,,•i,1ff-1,.,•-'--;.,..- . . •p,.,..Y4,',;7', s. * Is. i'.,• 47 4 ..•.4 •;0/4:41441',A*1141,;;.4%-441-'.1.:'' ' ' '. ''l ' ' ' '''''' '' ' 141 ''' 4''''''';"it.14*40.4.1110:iSt •••-' ''''ji. •4QtAi''-'t."'' .) . • „e: '., . ,,4, 4 .. :••'. .,,,,,.!A'. '',Ilityi."4/4Fri.;)''').). ",10..A,41).;"3.,'''i • q'1.,•,,):I • •,:.;le ,,.04,54'... ..elktr.......0,,,,,,' --A'''rii5-..4!..c.,' t''''L-.1 ,.:,=''-V,,,Si'.,:::;%_',- t 4,..-; _ ,,-..., - ' ,., ,;„ii. ttOk*., '•'.;`..i.,-., ,l'r....*-2, 11 .-' :, ,.- 4.,,,, --;* -A% — . .- ••'. ".. , ...,,, iir" ' • - , .,...,,, 4.„,„,–,,,, ., q-',/---..',:,--if.- r•,r,2.1 ...:. li, : ,.."' . . i , k . -',--,...;',--!--,-, . . . 4,,..s.,..,',..".11•N'...:,_t,„ , - . - An early twentieth centuryparadeand historicaradeinDostreetwntowlights. 6: q iault,complete with 6 ,,.,...A1, . 4,, . . . , . E - IntroductionrC:( A owntown Faribault has served the community for more v o than a hundred years. As a hub of community activity, people III Z shopped,socialized,and found entertainment downtown.Times have SthStNW_ . " changed, however, and so have shopping habits. Now shopping malls are striving to become the multiple-activity centers that the downtown once was. 4th St 0 There is a difference, however. Malls are anonymous.A shopping center or a II"••r E fast food restaurant is much the same in one town as in another. On the other 3rd St NW f i i i hand, Faribault's downtown is unique to the community. Its buildings reflect IL ' the history and character of its people. This uniqueness can be an important 2nd St NWt E LL resource. lsl Sl NW EllVO koct The buildings of Downtown Faribault have changed with time.The Division St W structures were made to last hundreds of years with proper maintenance, but ,uStSW Nthe styles of the buildings did not always stay in fashion.The desire to be "up- to-date"has led many owners to alter their buildings,trying to make them look "modern" or "streamlined," or "old-fashioned," "colonial", or "rustic." Store- 3y fronts have been covered with aluminum,board and batten, and even perma- �'�� stone.Alterations were often done only to the first floor,leaving the upper story windows and details untouched. Unfortunately, many of these changes were unsympathetic to the original character of the building. Some did permanent Faribault's 'Original Town' harm to significant elements and often led to maintenance problems that didn't National Register Commercial Historic District exist before. ••••Certified Local Commercial Historic District The economic character of downtown has also changed. In order to remain competitive, many of Faribault's downtown merchants have moved. Vacant buildings can either pose a problem or offer an opportunity. By using its unique character and history as a resource, Downtown Faribault could attract tourists and others who are looking for a shopping experience different from that which a mall can provide. �j 7 ; t-% Convenience and economy are important. However, the downtown atmosphere of history, culture, community, and personal service can offer a real alternative to the dehumanized atmosphere of the mass markets.A sense of community,which marketing image-makers try to create artificially through advertising, already exists in Faribault's downtown. Downtown Faribault represents an opportunity to recycle historic buildings and to create a new use for an important community resource.The guidelines will assist in the proper maintenance and rehabilitation of downtown's many historic buildings.They also address the importance of making any new structures compatible with the general character of downtown. These guidelines, however, are only a beginning. Much more II literature and expertise is readily available.Further research and consultation is encouraged to address individual needs.The Faribault Heritage Preservation Commission is ready to help downtown property owners find the best solutions to their rehabilitation and preservation needs. Together we can make downtown as valuable t othefutureof Faribault as it has been to the past. Turn-of-the-century Downtown Faribault. 1 : M t+ .. w,i �` �'i. t: Ct � • p tit e%a 8 � jrri 6,,,,k.i*,,,, Preservation in Faribault �,/ ' 'z `•' hile no blueprint exists for the renovation of every historic build- -,.-- 7 . .. ing, most of the projects undertaken in the Historic Downtown -43District will probably fall into one of the following categories: -:::'..7.,W,-,,,74r.,,- -� � - 11 g Maintain... ii Buildings that have seen few alterations F` _ -. It is impossible to overstate the importance of maintenance.Buildings deterio- LI _____ _ --lbalivam mer.saissa A rate, and maintenance is easy to postpone, especially if business is slow. But Y�,€• small problems seem invariably to escalate into larger ones and in time repairs '` T . t may become prohibitive. Be sure that your roof is sound. Check windows for 0'_ good caulking and a sound coat of paint.Repair any water leaks immediately. - ' & , ; „ Next to fire,water is probably the most destructive element known to historic --' - Asi,,,,,,„„z_ ;T , ' ,._,,,, buildings. The Batchelder's Block at 120 Central If you have a building that has suffered little or no significant alteration and is Avenue is a fine example of a historic restoration. simply in need of maintenance,you may consider yourself fortunate.Rehabili- tation may involve only such cosmetic items as cleaning,painting,and signage. Restore... Buildings of historical or architectural significance Every city has buildings possessing special historical significance or architec- tural merit. Faribault is fortunate to have several. Such important structures might warrant special treatment. Restoration as it is defined here consists of returning the structure to its original appearance. Original architectural features should be retained and repaired wherever possible.Missing facade elements,detailing,and paint colors should be accurately reproduced. 4h 1 .14 9 gam- Restoration does not, however, imply the creation of a museum piece. The building must have an economically viable use in order to justify such treatment. Renovate... Most buildings Many buildings in the Downtown Historic District would benefit from some degree of renovation. Renovation, as defined here, means to restore the original character of the building, often using modern materials and tech- niques to suggest the character of missing original features.Here the important thing is to develop a design that integrates the various elements of the building facade into a unified whole. In many cases renovation will involve stripping away of one or more layers of"modernization." Recycle... • Railway stations, warehouses, etc. . - .. ,c. , Some buildings within the central business district mayhave been built for r g very .�;,,w specific purposes and now stand vacant for lack of an economically viable use. ,• •• ', • Railway stations, schools, manufacturing facilities, and warehouses are all ..`^rt., examples of this type of single-use facility.Here,the challenge is to recycle such ±L � . buildings by finding new uses. - " ' � i.00„, ..4,.,0-144 ,-,t. Faribault has been quite successful in meeting this challenge with the recycling _. of the railroad depot for a restaurant. Further opportunities for recycling still ' ;'� . ` . a, exist,however,in industrial or manufacturing facilities and in the upper stories h' ' '` of commercial buildings. Industrial buildings have often proven to be good , Im► ^—, . ...,—,,, ,,. retail locations; the upper stories of commercial buildings may be profitably • �� � T,�,n, ; 41 recycled for office or apartment use. ti„,,,, '"'"""""'" --- The Rock Island Depot at 311 Heritage Place is a good example of an adaptive reuse. 10 r a �- L11- Redesign... Buildings of little character Inevitably there will be a certain number of buildings that would be considered intrusive to the historic character of the business district. Such structures, lacking in architectural character or poorly designed, should be redesigned. There is often much latitude in the redesign of such structures. However, it is important that the new facade appear appropriate and compatible in the context of the overall streetscape. Remove... Buildings that are structurally unsound or visually intrusive If a building has suffered too long from neglect, it may have reached a point of no return.Buildings that are structurally unsound or otherwise incapable of supporting an economically viable use should be removed. Opportunities for creating open space,off-street parking or new development should be carefully studied in such cases.Again,any contemplated new use should be designed to complement the character of the streetscape. Build... Fill gaps in the streetscape An important part of the character of an historic commercial district is the strong visual rhythm of the walls of building facades. Gaps in the streetscape can be visually jarring. Unfinished side walls of adjacent buildings may have been exposed to view. Vistas may have opened to dirty, deteriorated alleys. New infill construction should be considered to re-establish the visual continu- ity of the street. New construction should look new. It should,however,also be compatible in its basic design elements (size, mass, material, color) with surrounding structures. This may seem a difficult balance to achieve. Architecture Critic IZI 17.1 I I c Paul Goldberger said, "What is needed is not the easy route of imitation, not the unforgivable arrogance of must-be-new modernism, but the difficult achievement of the in-between."The guidelines will suggest ways of achieving this. Planning for Rehabilitation Evaluate Your Building Look at your building.In most cases it's pretty easy to see where changes have occurred.Look at similar neighboring buildings that may have escaped major alterations.Look for historic photographs.The downtown area is well-covered in the collections of the Faribault Heritage Preservation Commission,the Rice County Historical Society, and the Minnesota Historical Society. Search storage areas, basements, and attics for missing facade elements. 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 several potential sources of assistance such as those available through the Faribault Housing and Economic Development Authority, and the Faribault Economic Development Authority. Federal tax incentives — accelerated depreciation or tax credits—may also be available and should be explored as part of your budget planning. Decide On An Approach The 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. 12 , Ej‘ Apply the Design Guidelines The Faribault Heritage Preservation Commission (HPC) is the local authority charged with administering the Historic District. The HPC is responsible for preserving and enhancing the historic character of the Downtown Historic District and in that capacity holds design review authority over building projects within the district. The design guidelines in this book should cover most of the issues likely to arise in the course of a facade remodeling.They are intended to illustrate the kinds of renovation approaches and details most likely to secure HPC approval. The HPC will be able to give you additional guidance in special situations. Remember that the goal is to promote visual continuity and to preserve the historic character of the downtown district. Complete Design Review Application Before a building permit may be issued for any designated building,a design review application must be approved by the Heritage Preservation Commission. Obtain the design review application form at the Community Development Office or from the Building Official. A building permit—and design review application—is required in the following situations: • Any remodeling or repair that changes the exterior appearance of the building (windows, doors, signs, etc.) • Moving a building • Complete or partial demolition of a building • Construction of a new building or addition to an existing building • Construction of new walks, fences, parking facilities, or site improve- ments if adjacent to, or within view of, the public rights-of-way The following information is required in the design review application form: Historical Background The historical inventory of the building or site,such as historical name,original use, construction date, and style. This information is available from the gy3r fr 1 � 1 3r °'1 Community Development Office, the library, and the Rice County Historical Building Permit and Design Society. Review Application Process Property Owner Project Information •Contact Community Development Office to request application. • A current photograph of the exterior sides of the building or site where •Meet with Housing&Redevelopment the work will take place. Director for consultation on application requirements and design appropriateness. • A scaled elevation drawing illustrating the proposed alterations. • A site plan City of Faribault HP( • A short description of the work to be done and how this will affect the • Review of application for design apprhistoric architecture of the building. •iipapprovednssa. g •[f as appropriate: • Samples of proposed exterior building materials. •Building eissues ea • • If not apprrovveddcial and deemed d inappropriate, owner can: •work with Housing&Redevelopment The Design Review Process Director/HPC to resolve design concerns. or •appeal the design decision to the City Council. The design review application form for proposed changes is submitted to the Housing and Redevelopment Director, who forward:. the application to the \./ Heritage Preservation Commission. The HPC meets monthly to review and Property Owners Appeal Process approve or disapprove the issuance of permits to projects located within the •Request appeal of design review decision to the City Council. certified historic commercial district. The Building Official may not issue a •if approved: •building Official issues permit. building permit until receiving a report from the HPC. •if not approved and deemed inappropriate: • work cannot commence t � If the application is not approved, the HPC's report will include recommenda- tions for changes to be made before the Commission will reconsider the applicant's plan.Any negative decisions made by the HPC may be appealed by the applicant to the City Council for a final decision.' 1 Excerpts from The Red Wing Downtown Preservation Design Guide prepared by Miller- Dunwiddie-Associates,Inc. 14 � : F-1 _4, Financial Incentives for Building Owners While there are many reasons to preserve,restore,rehabilitate,and recycle old buildings, financial incentives can be the most tangible. Financial incentives for rehabilitation have been developed on the local,state,and national levels. Rehabilitation of commercial buildings may qualify for two basic types of financial incentives: below market rate loans and/or tax credits. Tax Increment Financing (TIF) Tax Increment Financing uses increases in property values for redevelopment to pay for public redevelopment costs. It may provide public funds for the redevelopment or rehabilitation of blighted or deteriorated areas of the city, the construction of low and moderate income housing, the promotion of economic development, and employment opportunities in the TIF district. The Faribault Housing and Redevelopment Authority(HRA) has established the downtown as a tax increment/redevelopment district.Thus,tax increases generated in the district may be utilized to make public improvements to the area such as parking lots,land acquisition, etc.Tax Increment Financing was utilized in the development of Heritage Park to make street, parking lot, and boulevard improvements as well as to provide land for redevelopment at a reduced cost. Economic Development Revolving Fund (EDRF) The Economic Development Revolving Fund was established by the Economic Development Authority to provide public funding incentives to promote and improve economic growth and development,to preserve historic and existing buildings, and to revitalize the historic downtown area. Financial incentives are available in the form of a deferred loan on a matching fund basis.Deferred loans do not require repayment of city funds although the recipient must enter into a repayment agreement that specifies repayment in the event the property is sold or transferred within a seven-year period. 15 Litid Program criteria require that an eligible building must be located within the downtown area which includes the Heritage Preservation District and must be a permanent commercial structure or a mixed-use structure partially utilized as commercial.Numerous building owners have utilized the EDRF Program to make building improvements to preserve historic buildings, add signage, 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. Historic buildings listed in the National Register of Historic Places or buildings located in the City of Faribault's Heritage Preservation District which are certified as contributing to the significance of the district qualify for a 20%tax credit and additional benefits to rehabilitate commercial,industrial,and rental residential buildings. More than 20 local buildings have been rehabilitated by owners using the certified Historic Tax Credits to maximize private investment. Facade Easement Through the Preservation Alliance of Minnesota, a building facade can be donated to the organization and leased back to the owners to provide preservation tax benefits.The program is most beneficial for historic buildings requiring major investment. National Trust Preservation Loan Fund The National Trust for Historic Preservation issues grants to increase the flow of information and ideas in the field of preservation,stimulate public discus- sion, enable local groups to gain the technical expertise needed for particular �.._ - 16 k+� • • 2., projects, introduce students to preservation concepts and crafts, and encour- age participation by the private sector in preservation. National Trust Preservation Loan funds were utilized for the Johnston Hall reuse study.The program has funded several study efforts to save endangered historic buildings. There is also funding available to aid in the creation of affordable low-income housing. For more information on these financial programs, please contact Patricia Gustafson at (507) 334-2222. a. r. a 'ter t 'f 4 •i • Y ' Y i... .x� Basic Design in Faribault lthough Faribault's history is long, major commercial development • began only after the railroad linked the community to the rest of the state,making the city a wholesale and distribution center of regional importance.By the early twentieth century,the City of Faribault was home to three large banks, several 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 t _ The most common feature of Faribault's commercial buildings is the storefrontei An emphasis on transparence is created by the use of thin structural members .�� ��-; • framing large sheets of plate glass. The large windows display merchandise r I - I 'I and facilitate window shopping. Below the display windows are base panels called bulkheads made of stone,wood or metal. The entry door is recessed. — This provides cover and avoids disturbing the sidewalk traffic. The recessed , I 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. = i ---i The transom allows natural light into the store which originally did not have , I !sufficient artificial light. Often transoms were made of frosted or small glass .- _ __ _ 011 .0 O panels.A cornice caps the storefront.The storefront cornice, often similar in design but smaller than the primary cornice that crowns the building,creates The rendering of the TimothyJ.McCarthy a visual separation between the public and private parts of the building. Building at 24 Third Street NW shows an elegant Italianate storefront. Additional elements may also exist on a building's facade. These include awnings,window hoods, brackets, and columns.These elements are used to emphasize the lines and shapes of the facade.Awnings were used extensively in the original designs to provide protection from the elements,to advertise the business name, and to add color and interest to the historic streetscape. I9 ems; a . _ Historic Building Types in Faribault The Two-Part Commercial Block The most common building type in Downtown Faribault is the two-part commercial block.This building type, ranging from two to four 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, hotel lobby, 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 1850s to the 1950s. A good example of this building type in Faribault is the Kindsey Dry Good at 221-223 Central Avenue. The One-Part Commercial Block The one-part block is essentially the storefront level of the two-part commercial block without the private 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 century the one-part commer- cial block often housed a bank or other financial institution. Though rare in Downtown Faribault, this type is represented by Chappius Jewelers at 413 Central Avenue. Two-Part Vertical Commercial Block The two-part vertical commercial block is similar to the two-part commercial block. Developed during the Victorian era, this building type places an emphasis on vertical sections on the upper levels. A fine example of this in Downtown Faribault is the Union Block at 208-212 Central Avenue. 20 EEl Arcaded Block The arcaded block is distinguished by a series of arched openings on a long elevation.Derived from the arcaded porches of the Renaissance,this type was nnn generally built during the early twentieth century. The arcaded block, built mainly for large retail stores or banks,is illustrated in Faribault by the Citizen's National Bank. Historic Building Styles in Faribault Buildings of a similar type provide continuity for the downtown streetscape. Differences in style create 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 elements. The majority of the historic buildings in Downtown Faribault were constructed Italianate during the 1870s and 1880s.During this time most commercial buildings in the United States were a derivation of the Italianate style. Common elements distinguishing this style are large, heavily bracketed cornices, decorative window hoods, and semi-circular or segmental arch-headed windows. Al- though high-style examples exist,most Italianate commercial buildings were ; x , essentially vernacular,meaning they were constructed in a culturally accepted ' , method and form,on which standard (and sometimes prefabricated)decora r � ,F :_{ tive elements were placed.A high-style example in Downtown Faribault would PP be the Union Block at 208-212 Central Avenue.A well preserved vernacular example is the Bachrach Clothing Building at 316-318 Central Avenue. 21 ' tell Romanesque Revival While there are no pure examples of the Romanesque Revival style in Downtown Faribault, the Citizen's National Bank building does have several r traits of this style.This style's name came from the extensive use of the rounded � r Ll ' arch in early Roman construction. The American architect Henry Hobson � Richardson in the mid-nineteenth century began using heavy masonry con- struction and rounded arches. The style quickly developed throughout the 4 country,especially in the construction of warehouses and office buildings.This f r „ _ style was primarily built in brownstone or brick. "'' The Philadelphia Centennial Exhibit of 1876 led to a renewal of interest in our Classical Revival country's past and in the development of a national architectural style. This, Y�ZA and the increased influence of the Ecole Des Beaux Arts of Paris on American 0 '244n architecture,developed into the Classical Revival style.This was a popular to R[ t t t ttt�`t' ' style throughout the countryfrom the 1890s to the 1920s.The main charac- -ItL't\t_I'Y� � ty g -'— " °x teristic of this style is a more academically correct use of classical forms including cornices, columns and pilasters, and porticos, etc. One example in 42T..:,:!,,7 '2,, Downtown Faribault is the Security Bank on the northwest corner of Central Avenue North and 3rd Street NW. r Ve* ` s` d 471 10;W.1 . 22 :1;•:•.1 Guidelines for Building Facade Maintenance Erioil...LiClibi and Renovation 4,,,,,1:4::° �� z : Masonry . s3 a Moisture t, -<. � Brick and stone are exceptionally durable building materials,but they can and >. do deteriorate.Most often water infiltration is responsible.Moisture can enter through the top of a wall or where the wall meets the roof.Check roof,flashing, ,- E Z. ' .: » and wall copings periodically for soundness. Gutters and downspouts should � ;_ - also be inspected periodically for leakage. moi -0.-:4,f'-.,F4', IV; - : 4 h a Tuckpointing fi '' `- The sand and high lime mortar commonly used in older masonry buildings „.,,,,..,71.,,. ,... , k:*' ,,, gradually erodes as water runs over the wall surface and with freeze/thaw } „, _ cycles.Joints should be inspected periodically for crumbling or missing mortar. _ ,-�.� If mortar joints have recessed more than about 1/2 inch, they should be repointed with new mortar to prevent water infiltration and ensure the integrity of the wall.New mortar joints should match the original in style,size, mortar composition, and color. It is especially important to repoint with a mortar of the same hardness as the original. The softer historic mortar compresses as the bricks expand in warm weather and flexes as they contract in cold weather. It is by design the sacrificial element of the wall and gradual erosion is to be expected. 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 weather this same inflexibility may cause cracks to open up as the historic bricks contract. it-i, > 23 " • • Cleaning Masonry cleaning can have a dramatic impact on the appearance of a building. Most historic masonry buildings have never been cleaned and accumulated dirt may be obscuring the original masonry color. Dirt may also hold airborne pollutants which can erode the surface of the masonry. Masonry should always be cleaned by the gentlest possible method.In many cases low pressure water washing(no more than 250 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. There are a wide range of chemical cleaners available and a qualified leaning 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 satisfactory and no damage is observed, it should be safe to proceed. Sandblasting Sandblasting is especially harmful to brick surfaces,eroding the hard outer layer Sandblasting is never an to expose a softer,more porous surface that will weather rapidly.You should be appropriate cleaning method aware that sandblasting will disqualify a project from consideration when for historic masonry. applying for federal tax credits. Painting In general, exposed masonry should never be painted. Unless the surface was painted from the first—as was sometimes the case with very soft brick—cleaning and tuckpointing of the masonry is always preferable. A previously painted surface should be chemically cleaned. Only if chemical paint removal proves impracticable (due to a cementitious paint coat, for example) should previously painted brick or stone be repainted. 24 Wood 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, and dampness. 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.When painting,use an oil-based primer followed by two final coats of oil-based paint. Severely rotted 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. Metals Decorative elements of cast iron and sheet metal were frequently applied to brick and stone facades. The ease with which intricate detail could be reproduced in cast iron or stamped sheet metal ornamentP ermitted the appearance of expensive carved or turned work at a fraction of the cost. Needless to say, this kind of architectural ornament became quite popular. These architectural elements are essential to the character and appearance of your building. They should not be removed unless absolutely necessary. Cast iron was used extensively for storefront columns and window lintels and is quite permanent.A sound paint coat is essential,though,to prevent rust and corrosion.Rust or paint build-up may be removed by chemical treatment or low pressure dry grit blasting (80-100 psi). If parts are missing, they can be r,m; 25 j't Esf a,. reproduced in fiberglass or aluminum using existing pieces to make a mold.If the missing pieces are relatively free of ornamental detail,wooden pieces might be substituted. Pressed or stamped sheet metal was most often used to create the sometimes very elaborate cornices that crowned many 19th-century commercial build- ings. 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 always 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 commercially. All metals requiring painting should first be primed with a commercial metal primer followed by two finish coats of oil-based paint. 26 3F General Storefront Design Considerations Whether you are restoring your storefront or considering a more contemporary treatment,your plan should be based on a traditional storefront design. One characteristic of the traditional commercial facade is a well-defined 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. Following are some ideas to consider when planning your storefront renova- tion.Each originates in the design of the traditional storefront;however,they are not solely historical concepts.They represent sound Decorative design principles aimed at enhancing both appearance ( fII I I t11 - building cornice ,1 1 1 1 , and accessibility. . 000 .40000 Window hoods Masonry wall Contain the storefront ._L Regularly opened A storefront should be designed to fit within the I ` I windows original facade opening and not extend beyond it.The •••••.I Storefront columns storefront might be set back slightly(perhaps 3 inches) Storefront cornice from the plane of the facade to accentuate this sense of _ ? containment. Transom t Masonry pier Transparency Large display windows were a prominent feature of the Display window traditional storefront. As a design element, they are integral to the overall proportioningof the facade. BulkheadkiaraiEW 27 • 11 rumi 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 The 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 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 windows with thin framing members, a recessed entrance,a cornice or a horizontal sign panel above the storefront to 4thA 28 r Ch �`1s: separate it visually from the upper facade, and low base panels to protect the windows and define the entrance. This same basic arrangement will be equally appropriate whether constructed using traditional or modern materials. Windows and Doors ....444. Windows and doors are essential design elements in the historic commercial Arched Crown/Hood building.Upper story windows establish a rhythm in the streetscape that ties tr,r the facades together. The storefront with its large glass area links the facade Arched to the pedestrian scale of the street. Upper Sash I� Always retain original doors and windows if possible. Often normal mainte- nance—replacement of broken panes,caulking,and a good paint job—will Lower Sash be all that is necessary to preserve them. Uncover boarded-up windows and j repair or replace the original sash as necessary.Small areas of rotted wood can III Sill be repaired using an epoxy paste filler. If a window or door is missing or has Brackets deteriorated too severely, replacements should be sought that closely match the originals in material and configuration.Openings should never be enlarged or partially blocked to accommodate a replacement window or door. Inappropriate window OWGINAL replacement WINDow rim! _c,„.....7 I rie.7,771 =cri......,,iii a 0 INIEN 7 M t I . .. ; , ._. r 1 r - 1 444.. -YEs NO NO NO NO NO t, '4:, k 29 k w `r Replacement windows If more energy efficient double-glazed wood or aluminum windows are to be used for replacement,they too should match the original wood windows in size and profile. 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. Storm windows Storm windows may be desirable on upper story windows for energy conser- vation.When mounted on the exterior,they should match the size and shape of the existing sash and they should be painted to match. Interior storm windows are a good option where original windows might be obscured by the addition of exterior storm sash. Shutters Shutters are seldom an appropriate window treatment for historic 19th-and 20th-century commercial buildings.In general they should be avoided unless they were an original feature of the building. Shutter panels should exactly match the size and shape of the window opening. Awnings Canvas awnings were a familiar feature of 19th-century storefronts.Apart from their primary function of sun and glare protection, they also offer shelter to pedestrians and can be an attractive addition to the storefront.Additionally, I �n the valance can serve as a sign panel for your business. Naturally, if your . building faces north, they will be of lesser practical benefit. iittiat Select awnings that closely follow historical precedents in shape and design. �` �� ' f J ,,,r, ; , They may be either operable or fixed. Always fit the awning within the _ - ,-= 1 cg storefront opening.Awnings should never extend continuously across several -, storefronts.Choose a water-repellent canvas or vinyl-coated canvas material; -_, 30 r.; 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. Back-lighting 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.Wood panel doors with large glass panels were typical of the turn-of- the-century commercial storefront. If a new door is to be installed 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 Early American style aluminum doors and other very decorative door designs should be avoided. Architectural Ornament Architectural ornament includes a variety of decorative features characteristic of early commercial storefronts.Window hoods,cornices,columns,brackets, and decorative moldings are examples of the ornamentation most often seen in Downtown Faribault. These features are often crucial to the historic and architectural character of the building.Given the similarity of many downtown commercial facades, these elements were often the architect's or designer's only opportunity to express an architectural style and to give the building a unique appearance. These ornamental features should never be removed or altered unless it is absolutely necessary. If they have already been removed, every effort should be made to replicate them. Lthrj 31 Color Selection Painting can have a dramatic visual impact on your building. A carefully considered color scheme can unify the facade and enhance the streetscape. Color choice is a matter of personal preference, but you should generally choose colors that were available at the time your building was constructed and that complement the natural brick or stone color. Earth tones (greens, dark reds, pale yellows and browns) were popular in the latter half of the 19th- century;lighter shades predominated in later decades.The Faribault HPC has color samples available to help you with your selections.If you are restoring your building, you will want to take paint samples from the major facade elements in order to duplicate the original colors.Even if you are not restoring, the original colors are always appropriate. Pay special attention to the relationship of your color scheme to those of adjacent buildings. MINOR TRIM - • Window sash "" " I, o L u u U Lr • rs • Storefront frame >4000080000000 ar< • Small details on cornices, window hoods,and . - - - - - - - - - - - bulkheads , MAJOR TRIg Lit ISII• Buildin cornice• Window hoods `■I• Window frame �1 • Storefront cornice -` .f • Storefront columns • Bulkheads BASE COLOR ii GOQQ NEWS UNLIT ITFn. • Wall surfaces • Storefront piers ? i in J _HI I�11� Q o D D .,7„�- 32 -� ��:: Keep your color scheme simple.A typical color scheme might use 2 or 3 colors: a base color, a second color for major trim, and sometimes a third color to highlight the minor trim.Most often the base color will be the natural brick or stone of your building.The major trim color should be chosen to complement the base color.If your facade has natural stone or terra cotta trim,the major trim color might match these.The minor trim color should enhance the effect of the base and major trim colors,serving as an accent on minor trim details. Often a darker or lighter shade of the major trim color is an effective choice. When painting wood or metal,always prepare the surface 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. Signs and Graphics 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 over-large and ill-positioned signs presents a negative image for the entire 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, stylishly presented, 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 33 „4.,„•, „,_„„,v, 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 choices.Don't cover windows,doors,or architec- tural ornament.A good sign looks like it belongs where it was placed.It should be an extension of the overall design of your facade. r. ♦•,1,••tz11•1♦♦1111•♦•1111���1���•� Message and design "- 11� -�--� A good sign is simple and direct.Don't be tempted to say too much.Choose a I 1. letters le or graphic treatment that projectsyour image and is clear and easyI11[11111' tY S P g ��11���I IrI to read.Coordinate sign colors with the colors of your building.Remember that Q� ��ii=1;•-•141-gym visual clutter will only dilute your message. Flush-mounted sign board and awning sign 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 signboard. 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,however,unless it was an original feature of the building.Lighting for other kinds of signage should be limited to direct illumination by incandescent lamps. Certain sign types are generally considered inappropriate in an historic commercial district.These would include large projecting signs,rooftop signs, and internally illuminated signs and awnings. Replacement of these kinds of signs should be strongly considered in planning for rehabilitation.To address this issue, the City of Faribault has adopted a sign ordinance that restricts oversized signs within the historic district. yx`a v.t,,,,,-. 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 down- town 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 enhanced"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 identifiable image. You should follow through with it here.' Excerpts from The Red Wing Downtown Preservation Design Guide prepared by Miller-Dunwiddie-Associates,Inc. 35 z l, New Downtown Construction Much has been written(and argued) on the issue of new construction in historic districts.An exhaustive discussion of the issue has filled several books and is really beyond the scope of this guide.However, the general principle to follow is that new buildings should look.new. New facade fills opening B. Clarkson Schoettle of the Main Street Center has most succinctly summa- t I I, - I' ; rized the other basic design considerations as follows: u i lath' M In 1fi1i!!jT L__J� Proportions of the Facade +- ± + + -4 -4- -- The average height and width of the surrounding buildings determines a general set of proportions for an infill structure or the bays of a larger structure. New facade as series of bays III Alt r`, 1 4 I + I Al composition EKE XX® I 1 i jp�a The composition of the infill facade (that is, the organization of its parts) Iliglil L__II i i ;1�1 should be similar to that of surrounding facades. v6_11 ___I-___1 CL- -4-- 4- + Rhythms that carry throughout the block(such as window spacing) should be incorporated into the new facade. ` .7,-0oppur III I f D----•-- ' glg H Proportions of the Openings IAA III A - 1 EiIli ® ni The size and proportion of window and door openings of an infill building - ' rx--, should be similar to those on surroundingfacades. i Ezi 1 1 ! �Y__� r, r,ri r�r,r� n r,n r,ri r, The same applies to the ratio of window area to solid wall for the facade as a � �� �� � �� �� � 111111 1 11 11 1 Li LiLJ Li Li Li Li LJ Li L1 Li LJ LJ whole. r-----"If"-- -11----114---41 I II IC II I i The infill building should fill the entire space and reflect the characteristic Window rhythm rhythm of facades along the street. Rhythm of storefront 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,. Detailing Infill architecture should reflect some of the detailing of surrounding buildings in window shapes, cornice lines, and brick work. Materials An infill facade should be composed of materials similar to adjacent facades. The new building should not stand out from the others. Color The colors chosen for an infill facade should relate to the building's neigh- bors. Building Setback The new facade should be flush to its neighbors. No ....ime0011"" AIR JAL L,1 I Yes Fr Facade I is not set back from the sidewalk R.YA-2 ;1: 34 .;; 38 : , `.t ',•••••• ','-^ • ^ '• ;2, , . • • • • , • . • • • ' ,, Applying the Guidelines L..,1„..„ The following examples were selected to illustrate the application of the design guidelines. These examples display the variety of architectural styles found in Downtown Faribault and can be used as a guide to what types of improvements might be appropriate for other buildings which are similar in design. . it,` - :iG [s Gia N r,,,„,,,„,„ 1,----,N ,„,..,,..,„,.. , ,,,:_ l_o' soora;iii-.14 W, it gfrl T.1r P P;'frh):.; ,., 1_.,.„.,,=r01-4-Airrididll se_III ---- litI '041_ "III -inti �I�I--t�� �� u � - 5.--.•,- ..-1—.--:I � ;� Ill1IIS.�-- i r n ., = r ��'1PA ••I'ti ,y 1 ' ' f r''�� 1`j '\� aIHII,11-1 � _ iji J '� � L ,_.ra'•p 2 Citizen's National Bank Building _,__p.=.p_ ' ;�t 229 Central Avenue N Timothy J. McCarthy Building -114,1%.- ----- ,..,,,..7,„„„ff ��liii I�4' ± [i_f 24 Third Street NW P,I i 1 ,ilti � � I i � e , Fibrriro: 710.1 iri_iiit. ,_. L it r i 1 III _lig__;i . lI ' ► a Union Block 208-212 Central Avenue N - u,;,�law, ,, - ih-?-- 1/ice cn1--mi 1--il.......•!.... ,, -.=.,___ __I . ,„ , ei ,...„ t CO 1 Di —I —IrrirThil M —IN ;,-;;;=—.—.—J ei — 1111 tg� Liblail Ill irj 1 - -11� I rim ,_._,`M SecurityBank Building Building 308-312 Central Avenue N 302 Central Avenue N y ' 39 4 ',I r .77-7 7 T" � t 1" `f91.ht 11 r 1:AAY,YIFO+NLM1w �- —i irs,. l�"1'.iYM• -•.•' ., .,: w•v'R"+q•m A y 3s5 ? , • , �' I to a 2i "4cw r� .,........1,-,f, 1.,,,,,.4, / ,11:„.,.., ,,I....' =-44,4.44,4 Vite.0. --giosioN It to',. ,,.;,r--i,.11,44•4171.'51-4.,.,... 1 ft 1*-7-71,' --,,sr,:t#i-- -4 ...------,,,,I„ 7,,,, a �. z ,..-- ...oil',4,--. x a a � t�f ,. ,, '42 -' ip .4.-t il t'"p f vim'`A,.F {3� r*. 't t 5 �$'1",i 'w d- . .._IV" - 3'14 ,M 'W m >zet•- bis',,,; y' ' S'�5.` Vi .- 4 . . x: fi I}"a ; �: "� "AiD ,, �t � ��' Kt a & � �t Fat,•,, 'y, v..,.A' ..; ,, a ,,,a�. syn... 1+ Y "IGsY'6Yt4h1'��� ...„....44....,,......,„:„....„,_,„,"4„-.1.„,,,,,,,,,,s44„,„ t b'S h 1='544~ ,1.,3 .4 4M1h s. ' PY 1. ,�'" 4'1 X3 5 A. A Y,.< F 4,',,, 4Yat P e r K 1- ; 0. ,rj Y}qJ i :4 7 Existing L. The TimothyJ. McCarthy Building iitticAill built in the Italianate style, 1884. 1 40 , £# ell 1 Inspect roofing and flashing. Ai, tit MM.� 1MIIIIMMinimmea..–'" � 4111 7. _ Repair and repaint metal cornice. T. /T gli Ti` �r, ipt ' f' v - Inspect and repair stone. Tuckpoint as necessary. .7- ( --,..4 -L- . I ji rg.,;�. f '; r -' % 1 a 1:-: �;, Repair and repaint wood WM ■ •/l a _. ;i ■, ,r it one over one windows. '. ■ - - _ am .- Add appropriate interior storm JIii _ windows. III • ■ al MI —"� _ Repair and repaint metal cornice l and columns. iu,rofg * Uvii u....,.nn.r.,... /1d//..,,,irii7//. ez: ...n u....•a 1:1., l Remove applied covering over I. transom. _ _ Repair or replace wooden tran- I ' j som windows. 1, % Replace brick pier to complete "frame" of storefront.it . I !�.! �r Replace modern aluminum doors 11 !� . : <> II with wooden doors. � d � . ■ ! O "a. Proposed 41 04z by 1 1 t T{ t �t v r ,C1 G ; •''-;,-1 • The Kresge Building, at 308-312 Central Avenue N, is an example of "vernacular" commercial design. 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' r , 4,n „,,,,,,,, .......... ..... —.........,_,..... , , , ,, , ,,, „ „.., ., -. • .. , I. ),I • . ..:.) g ' ..„ 1 . ., .t., . , . *" - NI'. . . 1 1• 1 44"." 110 ......'1, .. " . 7-4.#„„ "-''' "I'77:74:41.riffi _.a- —-- ' 4' .,,"".-T".-4...... — '--4-'4 '''''' ' -*--*"'''-- --'----'.7:--A,.91.7".,:',:-.4•4..7,..:4s..7.*:ir''''-.4-7,"" if&k.'34.N1.!7'4,1„, 41, 4- il4 4.,:;•..;--`,‘' •,.,,:a *U-1• '2. -44 ,•"4', 44:4 ......,......**""*."'- ,...,• .,4".'".1 . '- , ,, ' - -4, '," , . . '. "... ..,,.. -47",•-".4,Siv,,,01,,,,,r04,4.,,o,4.0r,,' ' „ .' , 44 v''' - '.-',. 1-V;;•7s,';,,ditd,:,.4.%*,,,%17",414:-' .r4...),'-..-4 . .,,.. , _ 1`.. '' IP.....-Xm— a 42 S 4. •. .=.7.•:....--,:,..-!.._:,-.:•-• ..• , . • • ...,..,-,,-..;•.:-,...-•••••--....‘- .•..• ..-• -i-:-...,,....:.,--., .....1.0.:;.,..--.e.yr.,..;,•;.,.t. , •• . . . - , .. ... , • • , . . , . . . . • • • . • . • , • a Repair or replace with insulated double-hung windows. Inspect roofing and flashings. At Proposed Repair or replace with insulated wooden one-over-one windows. wiiiiiiiiiiir RD�'j - 7 cli-- '= � L�.J _- rrr --_ Ei-Er JJJJpili JJ7,71 JJJJJ77:7, 77.JJJLJJJJlJJJ1JIHT---- J I _I ,[7,,1� 1 Tr _1,---71 ---L-- I 1 i 0,- , I 11O(Lii_, .8•10 ih, It JILL____I _1=J 1 \\ Allillerifi 1111111111.06.-411.111111111 boom-- -.--t Reconstruct wooden storefronts, awnings improve the t; Remove existing storefrontsUse to and transom coverings. dividing the current arrangement appearance and to accentuate the into two separate entrances. division into two storefronts. I :;; 43 1 rjjn , f+'?V,rf ti0ri X" 1,t <� VI The Citizen's National Bank Build- ing, built circa 1890, is a fine ex- ample of the Romanesque Revival ,*, •• style. This photograph shows the building as it was designed with an ornamental cornice, natural brick, , . and original storefront. V. Run inside Vf Existing building. • 4-iiiiikYA.i.,., Afk'r .44-,04,i;t..•, -,,,„„; ..„ ,„pg,,, .1 ,,, 'AT);-,',, , ,'''''•','.r.',,,,<, ;., ..k)e*AyTir" , ,.,:'''' •!! , e+,5+op:v • ,,.4 -- - „',,,,,,e ' . 1, ,,. i v; Ati4 .116 0 1,:ix,„),,i;1 11 0 -rlot JL SR,ki _._...--- E:*,,,,,,,.1^40.44-.:','• ' 4 .. ,.. . J .......... ., tti ...161- ,,,,„..,,,,,,,,,......,...,,,,,,•;.... '”. , 2.,„NI- ! I tt- _IL --- . .- J --- 1,..r:',P4 0';',, L.1 t: 1.• A 4' :' -,-,fq-blt4.-tA5, 47.1,..,:, ..;,,......,_ - , v,t,....., ... , --,......., • ., . _. ,: ..;. --- pje.„ *44'74....7, t.,q •_ ,:. ' • 41 -- -41 ,r •, , . - '- ,......------ -- ....... - Lig ttErilatet•A :1'"It"e1,7`":74...'•'"" . ' . VA . ,:,-"),,.....1-ii2‘...;:-, „„,„ *-,, .....,„ " ''''4,,,,=iir_.,.......„,--''''''',.,Y„'"'",, ,,1 igkitio„ ,•„;",:i' ' ' • '4,,Z,-",!..,,.."." ,=,,, 2,,,.`..?.='"Z'',""..•- "' --„-- mpoiriwoaUu.-,-. "" .'''4' ,„. ' .z ',..s.,„,,,, ' ', - *':-,g-' sribi " '" ',•Ittt.#1 , . :,•..,,,, , ' —- _____ , •. Develop appropriate signage. [1 4.4 4 4 44 , ,,,.,.... ;7; ...:%:), •::;1::-, ii4;•";:::;-S:'.I'"-'.' :•-•"; ',..... .- .. .'-.7,'-", ,• - ' '• • , ' ' ' • •. . , . . " ' — • ' ''' • ' - ' •• • • ' • , , . • , . , • • ' ' • • 1 • . . • , • Replace upper metal windows with large insulated wood two-over-two windows to Carefully remove paint using fill openings. appropriate methods. If possible replace cornice. Proposed Inspect roofing and flashing. , �� a ` � A mr :1,1`, 1.0.6 iii :''r411111,—.11111 I n ,Q'• ''� , I ,► - I_ �� 1 I III , I\I 11 i 11 i rte- l I II r.--- () i 1 "----r—REPI —TitRr-__—_--)ta- - LI �Ilf I i. rte-"Iir viripliii\v III r_il ..,________ iN il ,,, \ .‘„.. -ern-01--- tuT 1 L ' i Lill , 1 -op ii 1-- :iri a .. 4 I I-OA-447.1. MI III 0 Restore arched wood Replace with wooden and transom windows. glass door and open transom. , < 45 7it,:, w ' k e gii l'i *: r r {!. rr I • . 1:4Ril' il. ) '''.ii The Security Bank Building, at 302 Central Avenue N, is an example of the commercial Classical Revival style.Built in 1894,the structure is basically intact except for modifi- cations through time to the Central Avenue entrance. _ flfrceve4p.v=1.i. -• • . s' Existing alt „.•., ,ill,„, : , . 4,t,.,4,,,, 44,4,,,,,..lis 4.4.6alt.V vittt...11....t.!If. ,. .. . . -N. . t....I..r.aa..........'h", a. • •• .t•4'... .. . . r1 1 1 ;:i; III i Tti •, 1., 1, ruti - 11,r.:47,1 11clit,',.,:?...,,,to i !4„tiii. -n,il,-,1*-1.4.,;-411, 'f.1, •,-/-.,-4,.I tint i= ili al 3( ' 1 A- 1 lik it:'''L ' CI ,:y•t•' .'?,, .,'" 4 Iii ' Pt t cli tif(,4 I I:1- ii... 1 ,t,,...jaHlalIL___ 1.0.....04.41..10.111•11 ; a 1 , f ;A t 1 lo ,. i / '- Vt:it.Pte. . ... : tiottkitrio.1.4,i....a.A. . ,. ......:, ....,... ."' It ;i4 46 ,":11'f,seqtEs •.1.,, 1P*1#2,5g, - ... • - , . •-.:,,-.5.•:...,,,••••..1•-•••:i:-.,. •••••••,:...-•Lz i.:,••••••••-•....:•• - n • , — •.. • . • • — • . ,• , . : . • . . s , . , • . . . , . . 3 .4 E „... R. =1 ,t Proposed im... NIIIPITIMPIIIIII-"Arillopl IL c:..:A...xi-a::r__: •*> ...u'r..`r.....:,:..\.....s4\. ....,...�......$,........a....... \\'r .'S Inspect rooting and flashing 111 Sc' c' c).arr �. 0z �: on entrance. DI \ 1 tia����.uhy tl= Ci. \ .�....a..... \ � ••eplace metal door and transom 1111 , ` _ \\ ii 111 \�� \\,_ ±,, � i'� `:,:, __ with wood and glass door with - 0`ki,...• II ' wood frame and clear transom. i ' ' Fir,// rei.........,,Aii. wimikmw I z, ± ` 47'tR 1 ;icy ;1/4,rr �. 4 ,r , f' r _y• .r,r I E The Union Block at 208-212 Central Avenue N, built in 1883, is one of Faribault's showpiece Italianate buildings in poly-chromatic mate- rials. Existing • L-3 - 4 f ET H., �. �. A i l �. ...„_� a f ` ,,,o rt, I.' ^Rim d I A .. ' ' ...'" ! ''' , 1 • t , 0-1_. n. _ -. - _' i a: .!7t 1 t. i l` t r4 SMA. . -. :-. . �" .§ @t ,.,.tea,... +..,..mm .. o - .. III /_O __-____._._____._-._-_-_.__ Inspect roofing and flashing. Repair existing one-over-one Inspect brick & stone & two-over-two windows. Repair and repoint as Add interior storm windows. necessary. Proposed • Convert upper floors into usable J/o e"��� +1�1� ` residential or office space. h„ ,sem1 • ' ,,,1,� aI TO'.,,,_.„0010� I Y t Q la '0 /� I i' i v! ti::••4- 1-11 �1 n l f "� irer f ii- iii 1 --.1 ! (' i i !�_- `L -'� Remove mansard roof I j( I 1 I J I•,- kil pL3 -_m1 %111 i Re air or restore the metal ..'.g.1-1-1-1-10---- =1! � i"� • storefront cornice. u I � l �� �!� ,—.�;tel ���� r In 11 ' ! Re lace with reconstructed wood j ! +I -,I I i I , L 1..... �1.- . , I I" torefront with open transom _-�, rAIIIIIIW— .� and cloth awnings. li isi h1Lwins [- ,1 i Appendix A Secretary of the Interior's Standards These common-sense standards are the basis of any good rehabilitation project and are used to aid the HPC in tl evaluation of proposed work or alterations in the Downtown Heritage Preservation District. 1. Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteratic of the building, structure, 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 I destroyed.The removal or alteration of any historic material or distinctive architectural features should be avoid( when possible. 3. All buildings, structures, and sites shall be recognized as products of their own time. Alterations that have r 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 buildin structure, or site and its environment. These changes may have acquired significance in their own right, and tr significance shall be recognized and respected. 5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or si shall be treated with sensitivity. 6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the eve replacement is necessary,the new material should match the material being replaced in composition,design,colc texture, and other visual qualities. Repair or replacement of missing architectural features should be based accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than c 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 oth cleaning methods that will damage the historic building materials shall not be undertaken. j'. y 51 r.,r•�e� e.� 8. Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project. 9. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material,and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. 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. FURTHER READING The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings.W.Brown Morton III and Gary;.Hume. 1979.Rev.ed.Washington,D.C.:Technical Preservation Services,U.S.Department of the Interior, 1983.59 pp. Interpreting the Secretary of the Interior's Standards for Rehabilitation.Washington,D.C.:Technical Preservation Services,U.S.Department of the Interior, 1980-.Sets and occasional bulletins. Preservation Briefs Series.Technical Preservation Services,U.S.Department of the Interior. Washington,D.C.: U.S. Government Printing Office, 1975-. Preservation Tech Notes Series. Technical Preservation Services, U.S. Department of the Interior. Springfield, Va.: National Technical information Service, 1985-. 4 52 ,bad E Appendix 13 ii ; The Faribault Heritage Preservation Commission The Faribault Heritage Preservation Commission was established to protect, enhance and perpetuate properties of historical, cultural, and aesthetic merit for the people of the City of Faribault. Since its formation in May of 1981, the Faribault Heritage Preservation Commission (HPC) has served as an advisory board on preservation issues to the Faribault City Council. The Commission works to foster community pride in Faribault's buildings, encourage restoration, guide sensitive alteration and new construction, and insure that preservation issues are considered in the city's future development projects. Specifically,the HPC's activities have been focused on public education and the designation of historic sites. As part of its mission, the HPC published the Heritage Preservation Plan in May of 1985 which outlined goals and strategies for further activities. Public Education/Promotion: To establish a marker program for historic buildings; preserve and catalog photographs, blueprints, and information relating to the history of the city's buildings;promote restoration and maintenance of properties;and develop brochures and historical tours. Redevelopment: To assist the city in developing a coordinated city plan, recommend protective ordinances, encourage sensitive new development and construction. Designation: " To maintain a program to designate local sites and districts with an accompanying building permit review process,and encourage the placement of buildings on the National Register of Historic Places.. 1 The Heritage Preservation Commission was established by the Faribault City Council and is made up of nine voting imembers who are appointed by resolution of the city council for a term of three years.The commission keeps minutes I and records of all meetings and proceedings including voting, attendance, resolutions, findings, determinations, and : decisions. All such material shall be of public record and available for inspection. 1 [{1 y,y f r .;14 4 1 ff 'T,1«t 0 1, lnl.� j�,�J,.v-4 .r, rs: k', ,,' "1'f r ,t�{V 1 ,, r .v,:;,,,,,,,,,,..,... .. Appendix C , Public Signage Few communities in Minnesota have addressed the issue of public signage within or around historic districts.The community must balance 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 Faribault.They insure a smooth 1 and orderly flow of traffic and minimize the possibility of accidents.They must conform to the Minnesota Manual on Uniform Traffic Control Devices(MMUTCD) DO NOT from the Minnesota Department of Transportation. While considerably lim- ited,there is some latitude in the design of these signs.Determining minimum ENTER requirements and reducing redundancy is necessary to making Downtown Faribault 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. These signs also have more latitude in their design.They should be uniform in style.They should be prominently displayed and large enough to be easily 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 Faribault. Directional/Informational Signs Informational signs include historic district directions and announcement, public parking,and other directional information to guide people to key areas in Downtown Faribault. These signs have little regulation and therefore the a_ .4.--.-- .4.% ` 1. , a W.s 44 r Ii : most latitude in design.They still need to be professionally designed,clear,and uniform with the other signage in downtown. 0• 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 Faribault needs to be uniform and of high quality design and construction. '=' • Signage can be effectively placed on existing decorative light posts and on well designed sign posts. �_ • There needs to be an effective system developed for traffic direction to insure easy and orderly access to the Central Avenue shopping area. i • Signage on major highways could consist of modestly sized, tastefully idesigned billboards,out of the right-of-way,on private land that is zoned commercial or industrial. This approach would allow the most flexibility in design and information presented.Private billboards have been success- _ fully used in various communities including Stillwater. i • Signage,as well as banners and other temporary displays,should be color coordinated with a limited palette of colors complimentary to those used I for the store awnings.Turn-of-the-century colors tended to be mutted and 4 earth-tone based. Most major paint companies have paint chip charts of "historical" colors. ` i, 55 ,!, "Ii, 44. l>�r � r� ��i� la r,�/'}t P::(010','';;J'*- I4. 71 , r r. raG / , r • For informational signage in Faribault, it is recommended that the base • color be in slate blue or terra cotta with white/cream lettering and edging. The blue might be selected because of the French associations,or the terra cotta because of the propensity of brick construction.In any case the colors should be coordinated with existing or proposed light standard banners. PARKING IN DOWNTOWN • Uniform signage should be developed to identify all public parking lots. FARIBAULT Signs should be large enough and prominently displayed, but not over- NEM+ power the surroundings. Using an easily identifiable logo helps the motorist find their way to the lots. • Lettering should be in an historic serif typeface such as Times Roman or Bookman—Serif the small terminal stroke at the end of the main stroke of the letter. p Serif Signage Table Type of Sign Minimum Size Regulatory Status Other Information Stop 30"x 30" In right-of-way Only one STOP sign,on the right side Regulated by MMUTCD of roadway is required by MMUTDC. Do not enter 30"x 30" In right-of-way Only one DO NOT ENTER sign is Regulated by MMUTCD required on the right side of roadway, as you are facing it. Parking stalls 12"wide x 18" tall In right-of-way Ticketable parking stalls are regulated Regulated by MMUTCD by code for size, location, and color. These signs should blend in with ex- Informational Not regulated Not regulated istingsteetscape signage and elements. 56 -," ‘,' - -- - .•••.-..___ - •.---,•..,‘ •- ; i , ••,-• 0) - .4, ••---•„,. .,... • :.-'..m.: . \ '''•_'..,.' 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ZAHN & ASSOCIATES Historical Design, Research& Preservation Consultants -•"1.;„:71-11F "ITT T i r-1177)114:)! V 7 4_.7. \ l V • /'4///% :(;)1(.;',0€�;(' i ; 4 ` I 1 4 .I j I, II i PROPOSAL FOR CONSULTANT SERVICES DEVELOPMENT,OF PRESERVATION GUIDELINES AND PRESERVATION WORKSHOP FOR THE DOWNTOWN BUSINESS DISTRICT, CITY OF SHAKOPEE, MINNESOTA Thomas R. Zahn Submitted To: Economic Development Director City of Shakopee,Minnesota June 13,1997 Saint Paul University Club 420 Summit Avenue • Saint Paul, Minnesota 55102 • (612) 221-9765 PROCEDURAL OUTLINE INITIAL RESOURCE ANALYSIS The ASSOCIATES will review the Red Wing Downtown Preservation Design Guide, The City o f Faribault Downtown Design Guidelines, and the City files on the downtown district, and tour Shakopee's downtown district. This will provide the contractors with a general understanding and knowledge of existing data and the architectural and governmental resources to be studied. FACADE PHOTOGRAPHY Following this initial analysis and after the selection by the city of target buildings to be featured in the design guidelines, the ASSOCIATES will take both black and white and color slide photographs of the selected buildings. The black and white photographs will be used for the existing condition photography,and the color slides will be used to generate the proposed drawings. DESIGN GUIDELINE DEVELOPMENT Following the photographing the target buildings, the ASSOCIATES will develop design guidelines. designed for the historic resources in downtown Shakopee. The guideline development will follow the general outline found in the Red Wing.Downtown Preservation Design Guide and The Faribault Downtown Design Guidelines. The Shakopee Guide will include but not be limited to the following outline: Introduction General Design Guidelines Basic Design Principals Common Design Issues Design Guide Applications to existing Buildings To include existing and element-labeled photographs opposite proposed labeled facade renovations for the fifteen target building front facades Commercial District Signage Recommendations GUIDE DRAFT REVIEW With the development and layout of the draft guide, the ASSOCIATES will present the draft to City of Shakopee representatives and interested business owners for review and comment. This review will give the ASSOCIATES an opportunity to further fine-tune the guide book to the needs of the Shakopee city government and business community. FINAL GUIDE PRODUCTION After review the ASSOCIATES will complete the design and production of the Shakopee Downtown Preservation Design Guide. The final layout will be reproduced at 300 dots per inch (dpi) for printing. The Associates will also select the photographic components of the guide and have all prints, both historic and existing-condition prepared for printing. GUIDE PRESENTATION With the completion of the printing of the guide, the Thomas Zahn will present the guide and design concepts included to the building and business owners. All text, graphics,layout and production will be provided by THOMAS R.ZAHN&ASSOCIATES. PROJECT BUDGET PROJECT MANAGEMENT Administration:. 10 hrs. @ $35/hr.= $ 350.00 Business meetings: 4 hrs. CO$35/hr.= 140.00 City meetings: 4 hrs. @$35/hr.= 140.00 $ 630.00 PROJECT RESEARCH Research/review: 4 hrs. @$25/hr.= 100.00 2 hrs..@$35/hr.= 70.00 Project design: 4 hrs. @$35/hr.= 140.00 TOTAL: $310.00 GUIDE PRODUCTION Resource tour: 4 hrs:@$35/hr.= 140.00 Photography: 8 hrs._@$35/hr.= 280.00. Drafting: 80 hrs. @$25/hr.= 2000.00 2 hrs.@$35/hr.= 70.00 Layout Development: 4 hrs. @ $25/hr.= 100.00 20 hrs. @$35/hr.= 700.00 Layout Revisions: 8 hrs. @$25/hr.= 200.00 $3490.00 Presentation preparation: 16 hrs. ©$35/hr.= 560.00 Guideline presentation: 4 hrs. @$35/hr.= 140.00 TOTAL: $ 700.00 ADDITIONAL COSTS Printing/photography/supply costs: 300.00 Mileage: 300 miles 90.00 TOTAL: $ 390.00 PROJECT COST: $5,520.00 •y '' Thomas R. Zahn & Associates, Inc.:' University Club of Saint Paul 420 Summit Avenue, Saint Paul, Minnesota 55102 •. 612-221-9765 RESUME • THOMAS R.ZAHN President,THOMAS R.ZAHN&ASSOCIATES,INC. Master of Architecture/Urban Planning—University of Minnesota Bachelor of Arts, Political Science-University of Notre Dame As the Preservation.Planner for the City of Saint Paul from 1982-1986,Mr. Zahn provided staffing services for the.preservation program of over 50 locally designated historic sites and threehistoric districts comprised of more than 800 structures.His services included: • developing the local nomination form and design guidelines for the Lowertown Heritage Preservation District, • administering the certification of Saint Paul's Historic Hill Heritage Preservation District for preservation investment tax credit purposes, • supervising the publication of the Saint Paul and Ramsey County Historic Sites Survey, • conceiving and designing the Saint Paul Heritage Preservation Commission Report, • documentation of existing conditions (age of structure, address, preservation classification, and photographic documentation) of Summit Avenue in preparation for the creation of the West Summit Avenue District. In July of 1986 Mr.Zahn formed THOMAS R. ZAHN & ASSOCIATES, an architectural and planning firm dedicated to addressing the design and planning needs of the preservation community. Upon the formation of the ASSOCIATES,Mr.Zahn was hired by the National Trust for Historic Preservation for consulting services on the preservation and reuse of Johnston Hall in Faribault,Minnesota. He participated in the Preservation Advisory Services Team consultation and prepared the Johnston Hall Report for publication by the National Trust and the City of Faribault. In 1987 Mr. Zahn was hired by the City of Minneapolis to provide historic research, photographic documentation and a manuscript on the history of the Minneapolis Auditorium and Convention Center. That contract included: • writing a manuscript on the history of the Auditorium, • providing photographs of all major exterior elevations and significant interiors, • providing recommendations for the reuse of significant architectural artifacts, • developing a portfolio for historical documents, p lans,maps and Auditorium memorabilia. With the completion of h P the manuscript, the City of Minneapolis contracted with the ASSOCIATES to publish the document for limited distribution. In 1988 Mr. Zahn was selected by the Minnesota SHPO to coordinate a consulting team formed to provide professional preservation consulting services to out-state communities. The consulting team, under Mr. Zahn's coordination, completed a consultation on the Sherburne County Courthouse in Elk River and prepared the Sherburne County Courthouse Reuse Study.Since that time Mr. Zahn has served as the Principal Investigator for reuse studies on the Burbank-Livingston-Griggs House, Saint Paul, for the Minnesota Historical Society (1989); the Gillette Children's Hospital West Wing, Saint Paul, for the Saint Paul Heritage Preservation Commission (1989); the Mannheimer-Goodkind House, Saint Paul, for the City of Saint Paul; Old Main, University of Minnesota-Duluth, for the University of Minnesota (1989); the George Washington Armstrong House,Saint Paul, for the Minnesota Center for Arts Education (1990); the Gideon H. and Agnes Hopkins Pond House, for the City of Bloomington (1992); the Cavalry Barracks, Buildings.17 & 18, Historic Fort Snelling for the Minnesota Historical Society (1993); The Stillwater Prison Site, Stillwater (1994); the Minneapolis Scottish Rite Temple (1994); the historic Hamm Building in downtown Saint Paul (1994); the Hearding and Johnson School buildings in Aurora (1996-97), the Kasota Village Hall in Kasota (1996-97), and the St. James Opera House in St. James, Minnesota (1996-97). In addition, Mr. Zahn conducted a state-wide survey and prepared the Analysis of Historic Buildings Owned by the State of Minnesota for Potential Use as American Youth Hostels for the Minnesota Historical Society and the Legislative Commission on Minnesota Resources (1990). From 1990 to 1991 THOMAS R. ZAHN & ASSOCIATES, INC. was under contract with the City of Minneapolis to develop the City's Preservation Plan.This preservation planning process included the development of historic contexts for Minneapolis, facilitating a number of Heritage Preservation Commission workshops, and coordinating the City's preservation efforts with the Minneapolis Neighborhood Revitalization Program. In 1991, under contract with the Wisconsin Trust for Historic Preservation, Mr. Zahn coordinated the Trust's public education project. Working with Landscape Research, Mr. Zahn completed,the:Wisconsin Historic Resource Handbook, prepared the Historic Wisconsin Preservation Workshop, and developed the scripts for two slide shows representing the goals and objectives of the preservation movement in Wisconsin and ,addressing the State's architectural styles and building types. In 1992 Mr.Zahnwas hired by the Wisconsin Trust for Historic Preservation to collect slides and compile slide shows on the Wisconsin preservation movement and the State's architectural styles. Mr. Zahn was then selected by the Wisconsin Trust to facilitate and present day-long workshops throughout the State promoting preservation resource management and local preservation initiatives. Mr. Zahn presented workshops in River. Falls, Marshfield, Janesville, Milwaukee, and Green Bay, and Dodgeville, Wisconsin. In 1994 Mr. Zahn completed a series of"preservation primer"articles for distribution throughout Wisconsin.The series included primers on: Historic Resource Management,The Dos and Don'ts of Rehabilitation,Saving Threatened Buildings Through Reuse, Saving Wisconsin's Rural Landscape, The Economics of Historic Preservation, and Historic Signage in Identifying Wisconsin's Heritage. In 1993,under contract with the City of Faribault,Mr.Zahn completed the City's Downtown Design Guidelines and facilitated a workshop on their application for Faribault business owners. Mr. Zahn's office also completed the research on,and nominations of,ten Saint Paul sites for the Saint Paul Heritage Preservation Commission. From 1992 to 1996 Mr.Zahn served as the Project Manager for the Twin Cities and the State of Minnesota SOS! (Save Outdoor Sculpture!)Surveys initiated by the National Museum of American Art, Smithsonian Institute, and the National Institute for the Conservation of Cultural Property. He was also been designated by the Minneapolis Community Development Agency and the Central Neighborhood Improvement Association as the Project Manager in the implementation of the Healy Block Preservation Plan, a preservation blueprint developed in 1992 by THOMAS R.ZAHN&ASSOCIATES,INC. Mr. Zahn serves on the Board of Advisors of the National Alliance of Preservation Commissions and served as an editor of the Alliance Review, the Preservation Commission national newsletter. He served as President of the Preservation Alliance of Minnesota from 1986 to 1987.He has lectured on preservation program management at the National Trust Preservation Conference in Baltimore (1984), Seattle (1985), Cincinnati (1988), Charleston (1990), and Miami (1992), and in 1989, at the National Trust Regional Conference in Saint Paul, made a presentation on the reuse study process for historic structures. KENNETH W. MARTIN PROJECT ASSOQATE Associate, THOMAS R. ZAHN&ASSOCIATES, INC. Master of Architecture—Virginia Polytechnic Institute and State University Bachelor of Arts,Political Science—Virginia Polytechnic Institute and State University Mr. Martin has served as an Historian,Architectural technician and Intern Architect over the past five years. As a Historian in the office of GIBSON WORSHAN ARCHITECT of Christiansburg,Virginia,Mr.Martin assisted in preparation of National Register Nominations,surveyed and inventoried historic structures in Botetourt County,Virginia and the Pulaski Residential Historic District,and provided photography,illustration and layout services for the Pulaski Residential Historic District Design Guidelines. Working for the Historic American Buildings Survey(HABS) in 1989 Mr.Martin Edited and compiled.HABs surveys and submissions for the HABS collection in the Library of Congress.In 1990 Mr.Martin documented, through measured drawing and large format photography,two lighthouses and associated buildings in Bayfield, Wisconsin. Most recently before moving to the Twin Cities Mr.Martin served as and Intern Architect with the Historic American Buildings Survey and in Washington D.C.developed measured drawings of the White House as part of a comprehensive study being carried out by the National Park Service.Mr.Martin has also served as a Graduate Teaching Assistant in the teaching of the History of Architecture at the Virginia Polytechnic Institute and State University. All services as listed in the project budget at$25/hour will be supplied by Kenneth Martin. 1 SELECTED THOMAS R. ZAHN & ASSOCIATES PROJECTS HISTORIC CONTEXT STUDIES • City of Minneapolis, Minnesota (contextual development for entire incorporated city) • City of Faribault,Minnesota (contextual evaluation and refinement for entire incorporated city) HISTORIC PRESERVATION TAX CERTIFICATION APPLICATIONS • 235 Dayton Avenue,Saint Paul • 310 Sherman Avenue,Saint Paul • 321 First Avenue,Minneapolis • 1926 Third Avenue South,Minneapolis • Charles C. &Kate Koon Bovey House,400 Clifton Avenue South,Minneapolis • C.W. Griggs and Foster Building,300 Broadway Street, Saint Paul • Gurley Candy Factory,129 Second Street North,Historic Warehouse District,Minneapolis • Hamm Building, 408 St.Peter Street,Saint Paul, • Lonoke Apartment Building, 1926 3rd.Avenue, "Stevens Square Historic District,Minneapolis • N. Lahr Building,601-605 W.St. Germain Street,Saint Cloud, • Ogden/Continental Hotel,66-68 South 12th Street,Minneapolis • Saint Agatha's Conservatory of Music and Arts,26 East Exchange Street,Saint Paul • Saint John's Church Club House,614 Portland Avenue,Saint Paul • 1926 Third Avenue South,Minneapolis HISTORIC RESOURCE SURVEYS • Historic State Owned Buildings Survey&American Youth Hostel Reuse(survey of the entire State of Minnesota for underutilized National Register,or Register eligible,buildings of reuse for American youth hostels) • Lanesboro,Minnesota (coordinated survey of the entire incorporated city) • Minnesota Black History (survey of Minneapolis, Saint Paul,and Duluth for historic sites related to Black history) • Project Manager, Twin Cities SOS! (Save Outdoor Sculpture!) Survey sponsored by the National Museum of American Art, Smithsonian Institution, and the National Institute for the Conservation of Cultural Property. Local coordinating agencies:The Minneapolis Arts Commission and Public Art Saint Paul. • Project Manager, Minnesota SOS! Survey. Began fall of 1994. • Stillwater, Minnesota (coordinated survey of South Hill neighborhood) 1996 NATIONAL REGISTER NOMINATIONS Duluth, Minnesota • Saint Mark's African Methodist Episcopal Church,530 N 5th Avenue E, Duluth Faribault, Minnesota • Adam Weyer Wagon Shop,32 2nd Street NE, Faribault • Batchelder's Block, 120 Central Avenue North, Faribault • Cormack McCall House, 817 Ravine Street, Faribault • Dobbin House/Saint James School, 14th Street NE, Faribault • Dow Hall and Blind Department Building, State School for the Blind, 6th Avenue SW, Faribault • Episcopal Rectory, 112 6th Street NW, Faribault • Frank Berry House, 319 3rd Street NW, Faribault • Gordon E. Cole House, 111 2nd Street NW,Faribault • John Cottrell House, 127 1st Street NW, Faribault • John G.Pfeiffer House,931 3rd Avenue NW,Faribault • Jonathan L.Noyes House, 105 1st Avenue NW,Faribault • Louis Carufel House,425 3rd Street SW,Faribault • M.P. Holman House, 107 3rd Avenue NW,Faribault • Roby W. Allen Oral Home School, 525 5th Street NE, Faribault • Thomas McCall House, 102 4th Avenue SW,Faribault • Thomas McMahon House,603 Division Street East, Faribault • Timothy McCarthy Building, 24 3rd Street NW, Faribault • Vincent Lieb House,201 4th Avenue SW,Faribault Minneapolis, Minnesota • Charles C. &Kate Koon Bovey House,400 Clifton Avenue South,Minneapolis • Crane Island Historic District,Lake Minnetonka,Hennepin County • Lena O.Smith,3905 5th Avenue S,Minneapolis • Nicollet Island Historic District, Mississippi, River, Minneapolis • Ogden/Continental Hotel,,66-68 South 12th Street, Minneapolis Saint Paul, Minnesota • Fitzpatrick Building, 465-467 North Wabasha Street, Saint Paul • Harriet Island Pavilion, 75 Water Street, Saint Paul • Holman Field Administration Building, 644 Bayfield Street, Saint Paul • Pilgrim Baptist Church, 732 West Central Avenue,Saint Paul • S. Edward Hall House, 996 Iglehart Avenue, Saint Paul • Saint Agatha's Conservatory of Music and Arts,26 East Exchange Street,Saint Paul NATIONAL REGISTER DETERMINATIONS OF ELIGIBILITY University of Minnesota • Our Lady of Perpetual Help Church.419-429 21st Avenue South, Minneapolis • Scott Hall Music Building. University of Minnesota, Minneapolis LOCAL HERITAGE PRESERVATION NOMINATIONS Lanesboro,Minnesota • Dennis Galligan House,706 Parkway Avenue South • Sam Nelson House,709 Parkway Avenue South • Ole &Inge Habberstad House, 701 Kenilworth Avenue South • Cady Hayes House,500 Calhoun Avenue South • Olaf M. Habberstad House, 706 Fillmore Avenue South • Isaac& Isabel Vickerman House,600 Calhoun Avenue South • A.J. &Josephine Lund House,109 Kenilworth Avenue North • Anna Vickerman House,507 Fillmore Avenue South Saint Paul, Minnesota • German People's Church,125 East Congress Street • Engine House#21,643 South Ohio Street • Klotz House,543 Sherburne Avenue • Saint Paul Casket Company, 1222 University Avenue • Charles Thompson Memorial Hall, 1824 Marshall Avenue • Messerli House, 1216 East Seventh Street • Salvation Army Women's Home and Hospital, 1471 Como Avenue • Omaha Iron and Brass Foundry,626 Armstrong Avenue • Smith Building, 225-229 1/2 West Seventh Street • Charles Joy House,882 Point Douglas Road PRESENTATIONS AND WORKSHOPS • Faribault Historic District Preservation Workshop, 1993 • Historic Resource Management presentations: National Trust Preservation Conference: Baltimore, 1984 Seattle, 1985 Cincinnati, 1988 Charleston, 1990 Miami, 1992 National Trust Regional Conference: Saint Paul, 1989 • Lanesboro Historic District Preservation Workshop,1996 • Summit Avenue Walking Tours,Open U.Inc,1991-present • Wisconsin Trust for Historic Preservation day-long Preservation Workshop designer and presenter River Falls, April 25, 1992 Marshfield, May 2, 1992 Janesville,June 20, 1992 Milwaukee,June 27,1992 Green Bay,July 11,1992 Dodgeville,August 15, 1992 PUBLICATIONS AND REPORTS • Analysis of Existing Conditions of the Elisha Morse House, Whittier Alliance, Minneapolis, 1991 • Analysis of Historic Buildings Owned by the State of Minnesota for Potential- Use as American Youth Hostels, 1990. Minnesota Historical Society,69 pages(a state-wide survey of state-owned buildings for American Youth Hostel reuse) • City of Faribault Historic Contexts, 1990, City of Faribault, 18 pages • "City of Faribault Program & Design Review Process, 1990, City of Faribault, 10 panel brochure • City of Faribault Downtown Design Guidelines, 1993, City of Faribault, 56 pages • Dayton's Bluff Driving Tour, Historic Dayton's Bluff Association, Saint Paul, 1991 • Cupola House floor plans and promotional packet, Whittier Alliance, Minneapolis, 1991-92 • Design/production editor,Preservation Matters, Preservation Alliance of Minnesota newsletter, 1987-90 • Design/production editor, The Alliance Review, National Alliance of Preservation Commissions. newsletter, 1987-present • Gideon Hollister Pond slept here—So what should we do about it?, Hennepin History magazine, Vol. 52, No. 1,Winter 1993,8 pages • Guided Tours of Historic Faribault, 1990, City of Faribault, 46 pages • Hearding and Johnson School Buildings Reuse Study, 1997, Mesabi Heritage Society, Minnesota Historical Society, 45 pages • Historic Hill District Guideline Study Report, 1987, Ramsey Hill Association, 21 pages • Historic Survey Manual for Lanesboro, 1989, Lanesboro Heritage Preservation Commission, 37 pages • Historic Wisconsin Preservation Course, Wisconsin Trust for Historic Preservation, 1991 • Historic Wisconsin Slide Show Script, Wisconsin Trust for Historic Preservation, 1991 • Kasota Village Hall Reuse Study, 1997, City of Kasota, Minnesota Historical Society, 25 pages • Lost National Register of Minnesota, 1989, Minnesota Historical Society, 33 pages • Minnesota Mechanical Contractors Association, A Historic Perspective, 1987, 1990, Minnesota Mechanical Contractors Association,22 pages • Preservation Plan for the City of Minneapolis, phase I, 1990, City of Minneapolis, 142 pages • Preservation Plan for the City of Minneapolis, phase II, 1991, City of Minneapolis • Publication components for Historic Dayton's Bluff Association including logo development,newspaper advertisements, and publicity plan, 1991-present • Reuse of the Oberlin Gasholder Building, 1990, presentation before the Oberlin City Council, Oberlin, Ohio. • St. James Opera House Reuse Study Report, 1997, St. James Opera House Restoration, Inc., 37 pages • Sherburne County Courthouse Reuse Study, 1988, Sherburne County Historical Society, Minnesota Historical Society, 32 pages • The George Washington Armstrong House, Quinlan Home Reuse Study, 1990, 45 pages • The Minneapolis Auditorium and Convention Center, The History, 1987, Minneapolis Convention Center • Implementation Team,City of Minneapolis, 101 pages • The Old Main, University of Minnesota-Duluth Reuse Study, 1989, Minnesota.Historical Society, 47 pages • The Saint Paul Heritage Preservation Commission Report, 1985, City of Saint Paul, 16 pages • Wisconsin Historic Resource Handbook, Wisconsin Trust for Historic Preservation, 1991, 63 pages • Wisconsin Trust's "Preservation Primer" series, 1994, 26 pages REUSE STUDIES • Armstrong,George Washington,House,Saint Paul • Burbank-Livingston-Griggs House,Saint Paul • Cavalry Barracks, Buildings 17 & 18, Historic Fort Snelling, Saint Paul • Gillette Children's Hospital West Wing,Saint Paul • Hamm Building, Saint Paul • Hearding&Johnson School Buildings,Aurora • Historic State Owned Buildings Survey&American Youth Hostel Reuse Study,Minnesota state-wide • Johnston Hall, Faribault • Kasota Village Hall, Kasota • Mannheimer-Goodkind House,Saint Paul • Minneapolis Scottish Rite Temple,Minneapolis • Old Main,University of Minnesota-Duluth • Pond,Gideon H.&Agnes Hopkins,House and Site,Bloomington • Sherburne County Courthouse,Elk River, • St.James Opera House,St.James, • Stillwater Territorial Prison, Stillwater SPECIAL STUDIES,DESIGN PROJECTS • Consultation for the exterior work of the Boyum residence,465 Summit Avenue,Saint Paul • Consultation for the exterior work of the Grant residence,710 Lincoln Avenue,Saint Paul. • Consultation for the exterior work of the Moar residence,495 Summit Avenue,Saint Paul • Consultation for the exterior work of the Savage residence,3036 Portland Avenue,Minneapolis • Design services for interior apartment designs for 302 Summit Avenue,Saint Paul • Design guidelines for the Bruener Block at 803 West Saint Germain Street,Saint Cloud • Design guidelines for the Phoenix Building at 506-508 West Saint Germain Street,Saint Cloud • Design services for the Stevens residence,470 Summit Avenue,Saint Paul • Design services for restoration of Chief Justice Burger boyhood home,695 Conway Street,Saint Paul • Design services for tower restoration,757 E. 6th Street, Saint Paul • Design services in townhouse infill, Summit&Oakland, Saint Paul • Design services in restoration of the Bard residence,578 Ashland Avenue,Saint Paul • Design services in the site planning for 224-226 Western Avenue,Saint Paul • Design services in the site planning for handicapped accessibility to the Bakken Museum,3537 Zenith Avenue South,Minneapolis • Design services in the site planning for handicapped access,and interior sanctuary design,University Baptist Church, 1219 University Avenue SE, Minneapolis • Determination of Eligibility, Foster House, 430 7th Street NW, Faribault • Determination of Eligibility, Paradise Resort, South Chisago Lake, Chisago • Determination of Eligibility, Our Lady of Perpetual Help, Minneapolis • Documentation for relocation of the National Register listed covered bridge,Zumbrota • Evaluation of Eligibility for Our Lady of Perpetual Help Church Complex, Minneapolis • Expert witness for Richard W.Johnson,Johnson Law Offices,Red Wing • Healy Block Project Manager,Minneapolis Community Development Agency,Minneapolis • National Register nomination study for the Oppel Building and Superior Street, Duluth • Section 106,structure move, "Cupola House," 2402 4th Avenue S.,Minneapolis The Phoenix Building 506-508 West Saint Germain Street Prepared by Thomas R. Zahn&Associates • May 1997 • The Phoenix Building (as it now appears) has been =_-_ _ modified extensively since its construction in 1906. The --= ! gm EL$ �—� - modifications appear both at the storefront and upper I levels. � ,,,i7 ,,,, \77-\--t,-7,17A`� The storefront's original display windows have been - I iii _ down sized or covered with diagonal siding. The original J 1111 1111 111* mill transoms have been covered with opaque panels.The original wood frame, glass panel doors have been - - - replaced with modern aluminum/glass or metal doors. The original window openings on the second story now .'1. - , display under-sized pairs of modern aluminum windows. \�R _ The void above the newer windows has been infilled with ..()X\I''j� 1 a 1 -i plywood panels. �" The original brick has been painted, giving the building a The Phoenix Building as flat appearance. it appears today The Phoenix Building as it . I would have appeared - ---- ==__—__-=-- Renovation Recommendations for the Phoenix Building Prepared by Thomas R. Zahn&Associates for Gemini Research • May 1997 Most older buildings in the Downtown Historic District would benefit from some degree of renovation. One renovation option would be to restore the original character of the building, using modern materials and techniques to suggest the character of missing original features. Through renovation it is important to integrate the various element of the building into a unified whole—to return to the building those elements that added balance and symmetry so common in turn-of-the-century buildings. In the case of the Phoenix Building at 506-508 W. Saint Germain Street,to return the building to a more historic appearance, several facade elements would need to be changed.These includes the window treatment on the second story, and the entire storefront(bulkhead, display window, transom and sign board) of the main facade. Design Symmetry in Turn-of-the-Century Commercial Buildings In comparing the "present-day"drawing of the Phoenix Building to the"historic appearance"illustration,note how most of the historic symmetry of design has been lost over time to layers of"modernization." The original design of the building, at the pedestrian level, clearly displayed two separate commercial storefronts. The only break in this symmetry is caused by the introduction of a second-floor access door to the far right. This element pushed the store entrance one bay to the left while still maintaining the integrity of the"bay rhythm." Bay rhythm is seen at the storefront level with two major opens being filled with four minor bays. The minor bay edges are defined by the evenly spaced mullion between the display windows. The left half of the building's storefront has an entry door bay and three display panel bays. The right half has two display bays,an entry-door bay, and a stair-access-door bay. Also note, that from the transom level up, the building is perfectly symmetrical. The mullion in the display and transom windows are either centered on the second-story window above, or fall directly between the above windows. The large second-story windows are evenly spaced across the facade.Above the windows are raised brick frames. (Historic photographs indicate that each of the windows originally displayed a brick frame equal in width to the window below—as is still seen above the far left and far right windows.The"Phoenix Bldg"name plate was an early modification to the original design.) Early photographs also indicate that there were professional offices on the second story of the Phoenix Building. Their names and services prominently appeared in gold leaf lettering across the large expanse of glass in the second-story windows. The photographs also show a low,broad awning that was attached to the building between the transom and display window. Seeing that this north-facing building gets relatively little direct sunlight, it is assumed that the awnings were intended to protect the pedestrians from inclement weather and to create an aesthetic transition between the exterior and the interior,in much the same way as the front porch serves as a transition zone in Victorian residential architecture. Storefront Window and Door Recommendations Appropriate renovation of the Phoenix storefront is rather straight forward. It is recommended that the building be stripped of its layers of"modernization." The storefront elements that were original to the building should be repaired and preserved, and where lost, new elements should be constructed as delineated in the "historic appearance" illustration. As noted in the drawing, the original transoms were infilled with prism-glass block which had the capability of catching light and projecting it deep into the interior. However,today most transom renovations substitute clear, insulated glass in the transom openings. The opening of the storefront with a large expanse of glass, as originally designed, would not only brighten the interior, but also draw pedestrians to the activity inside. 2 The in-fill windows and"transoms"on the second floor should be removed and replaced with more appropriate windows. Historic photographs show that the building had very large one-over-one double-hung windows.The "historic appearance" illustration shows how these would have looked.Any attempt at historic accuracy would dictate a return to this window configuration.Any attempt to take advantage of Federal Preservation Tax Credits for renovations including window modification,would require a return to this configuration. However,if historic accuracy is not paramount, and the tax credits are not a factor,there is an alternative window treatment that could be used to improve the appearance of the building. The illustration below shows the two window treatments that would have been common to a Victorian commercial facade. Turn-of-the-century commercial buildings often displayed window 1 I amex! pairs in single openings on their =_ ___._-- Early photographs show that the upper floors.The tall,side-by-side T.- r'^• ti Phoenix Building originally had narrow windows added a strong one-over-one windows on the vertical element accentuating the .1 1; second story. building's height over its width. �, Also this type of window configuration is very complimentary to the vertical orientation of the storefront Prj1111 windows below. f b®I®11 Exterior Wall Recommendations The renovation of the Phoenix storefront may include the removal of the paint from the brick. If the paint is to be removed, a chemical cleaner will be required. There are a wide range of chemical cleaners available and a qualified cleaning contractor should be consulted to evaluate the building and recommend a treatment. Whatever treatment is selected, a test patch should first be tried and allowed to weather for a few weeks.If the results of the test are satisfactory and no damage is observed,it should be safe to proceed. Only if chemical paint removal proves impracticable should previously painted brick or stone be repainted. Sandblasting is never an appropriate cleaning method for historic masonry. In fact it is one of the fastest ways to destroy the long-term property value and life-span of the treated building. Sandblasting is especially harmful to brick surfaces, eroding the hard outer layer to expose a softer, more porous surface that will weather rapidly. Any form of sandblasting also disqualifies a project from consideration when applying for federal tax credits. Signage Recommendations Signage is an essential element in any commercial district.A business'sign is important not only as an identifier, but equally important as an expression of an image for the business. A clear message, stylishly presented,will encourage passersby to venture in. A good sign can take many forms. It may be painted on a flat panel, or might have a sculptural quality. Logos or lettering can be painted, stenciled or engraved on windows.Neon signs inside commercial windows are usually appropriate if not overused. Neon lighting is not appropriate on the building exterior. In relating these principles to the Phoenix Building, the business signage should run flat against the building above the storefronts in the sign panel and/or on the valance of an applied awning. 3 The Bruener Block S03 West Saint Germain Street Prepared by Thomas R. Zahn&Associates for Gemini Research • May 1997 ---'' � j i -,_ The Bruener Block as it appears today - The Bruener Block has had extensive change to its storefront, and some �; _X11 #fti , _ � minor modifications to the second-story windows. The original storefront has totally been removed and infilled with large display windows,modern glass doors, and glazed metal panel at the base and 0.'`#.�' �; .,/,,,- I0,,;;:,.,„.:.. on the sies. The newer, asymetrical storefront sits at a slight angle to d _V the sidewalk. f 1 ��,��, ,I Compared to the degree of change to �! I h P g g the first story,the second story maintains most of its original desi n integrity. .t,. ,•„ g The one exception to this H BOXING&i WRESTLING LI CLUE is the introduction of new, anodized windows under the arched leaded glass windows. The building displays Set in the brickwork of the ii,r, a pedimented parapet parapet is a gray granite °I,°1' a 1 that is framed in name plate reading: • granite trim. 18/Bruener Block/82 The pediment rests on a heavy rockfaced granite �.--- architrave that is supported by a series of short, \'".” engaged granite columns with simple capitals. r -II: Panels of highly decorative brickwork are .'�1•t• - • = 5,ii;"� g ly recessed � •� y '�'"_ -- between the columns. tr' ''.. - J`! �'�'�•(} Directly below this grouping of architectural '`- _ ornaments are two large arches that nearly span the •% entire width of the second story. The brick arches -/ ��;•),o• ' � % %r;;.. , �ij'. 4414161111(4.4 ri•. V '4, �! ,.;,..z...1/0:..r. :1•r .��. frame intricately leaded cut glass windows. Historic ;! z �tGt�1 �: �I; /o1,ric '`•l photographs show that below the leaded glass were - ■�I two window sets, each consisting of a fixed window d rO RE ,,,M, flanked by one-over-one double-hung windows. III I ( LI Directly below the window sets is a band of gray 1 - , granite that crowns a flat panel that would have -A.. ..-..Li j .... .,....._, � 'yr....4 � .,,,• Lair historically been used for business signage. (It still is used for signage today.) The Bruener Block is somewhat unique in that it 'Pi �y J retains a recess, directly above the display windows, in -� —1— - ,1I that served as Ypopcket for the retractable awning i_-Il- which originally spanned the width of the _ — __ storefront. - ITraditionally the storefront would have been made I. up of four elements: a low, paneled bulkhead with some ornamentation; the plate glass windows with Itransoms above; and the access doors. The centeredcommercial door and the stair access door to the i1 1- 1 L L I !' right, would have been wood frame with glass panels, have had glass transoms, and would have historic Appearance of the been recessed to provide some protection from the elements. Bruener Block 1 Renovation Recommendations for the Bruener Block Prepared by Thomas R. Zahn&Associates • May 1997 Most older buildings in the Downtown Historic District would benefit from some degree of renovation. One renovation option would be to restore the original character of the building, using modern materials and techniques to suggest the character of missing original features. Through renovation it is important to integrate the various element of the building into a unified whole—to return to the building those elements that added balance and symmetry that was common in turn-of-the-century buildings. Design Symmetry in Turn-of-the-Century Commercial Buildings In comparing the"present-day"drawing of the Bruener Block to the"historic appearance"illustration,note how the historic symmetry of the storefront has been lost to"modernization." The original design of the building, at the pedestrian level,most likely had a central,recessed entrance.The only break in the symmetry is caused by the introduction of a second-floor access door to the far right. In this building, the access door bay may have been balanced by a display window bay to the far left. (we have found no early photographs to verify the original configuration.) Also note, that from the transom level up,the building is perfectly symmetrical. Storefront Window and Door Recommendations To return the Bruener Block to its historic appearance,it is recommended that the storefront (bulkhead, display window, and transom window) be reconstructed. Although the windows on the second floor have been modified through time,their present configuration is not inconsistent with the original design intent for the building. If at some time in the future the owners of the Bruener Block would like to recreate a more historic appearance on the second story,the anodized aluminum windows and framing could be replaced with two window sets, each consisting of a stationary window flanked by one-over-one double-hung windows.This window treatment is documented in a historic photograph taken in approximately 1917. Signage and Awning Recommendations - Signage is an essential element in any commercial district.A business' sign is important not only as an identifier,but equally important as an expression of an image for the business.A clear message, stylishly presented, will encourage passersby to venture in.A good sign can take N1 : .. many forms. It may be painted on a flat panel, or might have a t �r''ti' sculptural quality. Logos or lettering can be painted, stenciled or engraved on windows. Neon signs inside commercial windows are •� - usually appropriate if not overused.Neon lighting is not appropriate on /4.' • �•a;;,;; i ,� ,; t%, the building exterior. - vim. d��-�• In relating these principles to the Bruener Block, the business signage ��L y L i` should continue to run flat against the building above the storefronts in ®ter-- - the sign panel and/or on the valance of an applied awning. BONG &WRESTLING CLUB Historically the Bruener Block had a retractable awning which served as j'll I 1; �"���� an architectural, as well as practical feature. Being located on the north /I111111,111111/ 11M1111 ! , , , 1 1 1 . . . . . . side of West Saint Germain Street, the building faces south and gets full II ' 1I days of direct sunlight. The restoration of an awning would add visual 1 interest to the building and streetscape,while providing an energy I efficient and cost effective source of shade. R!1=1 t J Q d +�•� o 2 MILLER • DUNWIDDIE • INC. A R C H I T E C T S June 23, 1997 Mr.Paul Snook Economic Development Coordinator City of Shakopee 129 South Holmes Street Shakopee,Minnesota 55379 Re: DOWNTOWN DESIGN GUIDE Shakopee,Minnesota MD973-27 Dear Mr. Snook: We are pleased to provide this proposal for providing the City of Shakopee with a Design Guide for the Downtown District. Scope of Services I. Miller-Dunwiddie-Architects (MDA) will prepare all text, drawings, screened photos, and other graphics pasted up and"camera ready" for lithographic printing of the Downtown Design Guide Publication. II. The publication will tentatively include the following sections: Introduction; General Design Guidelines and Design Principles; Common Design Issues such as wall cleaning and paint removal, window and doors, and storefront design; and the Application of these Design Guidelines. III. The publication will also include an existing condition photograph and a conceptual design line drawing for each of fifteen (15) previously selected buildings contained within the Downtown District. IV. MDA will prepare conceptual opinions of probable construction cost for up to ten(10) individual buildings included in the publication. These estimates will be distributed by the City to the building owner,but will not be included in the publication. V. MDA will attend one meeting with the community group to present the completed publication. 123 NORTH THIRD STREET • SUITE 104 • MINNEAPOLIS ■ MINNESOTA ■ 55401-1657 TEL.NO. 612-337-0000 FAX.NO. 612-337-0031 Mr.Paul Snook June 23, 1997 Design Guide, Shakopee Downtown Historic District,MD973-27 page 2 Assumptions I. It shall be the responsibility of the city to print the number of copies desired for distribution to city businesses,plus three copies will be provided to MDA for their records. II. The City will assist MDA in obtaining historic photographs which MDA will copy photographically if they are to be included in this publication. III. The City will deal directly with individual business owners to determine specific design requirements to be included in the design drawing. Fees I. We propose to provide all materials"camera ready"for the Downtown Design Guide publication on a fixed fee basis of$30,000.00,which will include all reimbursable costs II. Additional services not included in this proposal would be provided on a time and material basis (to negotiated maximums) upon the request and authorization of the City. Examples of these additional services would include,but not be limited to,the following: A. Meetings with individual building owners to review construction costs or designs. B. Additional meetings with community groups to present finished publication. C. Changes in project scope or significant revisions to previously approved work. Please review this proposal and call me at(612) 337-0000 if you have any questions. Thank you again for this opportunity to serve the Architectural needs of the City of Shakopee. Sincerely, MILLER-DUNWIDDIE,INC. t hn D. Mecum,AIA ice-President C: MJM • Sabongi CGroup, Inc0 1 596 Hackmore Drive • Eagan,Minnesota 55123-3041 Phone 612-452-8308 • Fax 612-452-2318 June 5, 1997 Mr. Paul Snook Economic Development Coordinator City of Shakopee 129 Holmes Street South Shakopee,MN 55379 Dear Paul, Thank you for meeting with me today. I enjoyed having a chance to talk with you about the revitalization of the downtown area of the city of Shakopee. Sabongi Consulting Group, Inc. is a full service firm offering historic preservation, architecture and interior design services. Our objective is to provide high quality, prompt service which meets our clients' needs,budget requirements and time schedules. We offer sensitive approaches to historic preservation projects and creative architectural and interior design for a variety of buildings and project types. We have extensive experience in historic preservation, downtown revitalization, sites surveys and downtown design guidelines. We are currently working with the Minnesota cities of St. James, Windom, St. Cloud, Cannon Falls, Olivia, Ortonville, Sleepy Eye and Red Wing and also with St. Croix Falls, Wisconsin, on a variety of historic preservation projects and downtown revitalization plans. We are pleased to present this phased proposal for the revitalization of the city of Shakopee. If you have any questions, please call me on 612-452-83Q8. Sincerely, / F. J. Sabongi, M.Arc ASID Principal Historic Preservat•n and Downtown Revitalization Specialist HISTORIC PRESERVATION • ARCHITECTURE ♦ INTERIOR DESIGN INTERNATIONAL MARKETING Scope of Work Phase I Preliminary Analysis and Workshops We propose this five-step process to analyze the downtown business area. We will also identify the issues that need to be addressed for the revitalization of the downtown area. 1. Kick-off meeting to define the parameters of the project • Schedule one meeting with the City of Shakopee, Chamber of Commerce and EDC to identify the city's needs and expectations. Document the conclusions of the meeting. 2. Workshops • Conduct one scheduled workshop for the city staff, Chamber of Commerce,EDC, business owners and interested city residents. The purpose of the meeting is to permit the participants to identify their needs, objectives and goals for the city's revitalization. Document the conclusions of the workshop. 3. Gathering and Evaluating Data • Collect information concerning city improvements(maps, previous studies, etc.). • Conduct research on the city's history(maps, books, newspapers, oral histories, etc.). • Review and evaluate existing zoning and signage ordinances. • Identify potential themes for the city based on the history and existing architecture of the city. • Assemble a historical inventory of buildings and businesses in the downtown area. Sabongi Consulting Group,Inc. 4. Preliminary Design • Prepare preliminary conceptual plan identifying the needs and goals of the city, including land use planning issues and economic development issues. • Prepare a list of themes which accommodate image and urban design considerations. • Prepare a color-coded map of the city streets and buildings which also shows the various areas, for example, recreational areas,open areas, areas for future development,parking areas and areas for business development and expansion. • Prepare conceptual drawings which show the proposed wayfinding signage and monument signage for the city. • Prepare a plan showing recommended circulation patterns in the business areas, including analysis of current traffic patterns and parking. • Prepare preliminary perspective drawing showing the new look of the business areas. • Schedule one meeting with the city staff, Chamber of Commerce and EDC to review and approve the preliminary plans and designs and to establish a timetable for their implementation. • Schedule a workshop to present the preliminary plan to the public. 5. Final Analysis • Assemble the final analysis which will be based on all of the information gathered at the various workshops and on the preliminary plans and designs. • Furnish three bound copies of the final analysis document and one set of color boards to each of the following: the city of Shakopee,the Chamber of Commerce and the EDC. Additional copies will be available at cost of reproduction. Sabongi Consulting Group,Inc. Phase II Preservation Design Guidelines We propose to prepare written preservation guidelines and a series of specific recommendations for the revitalization of the downtown business area. The guidelines will reflect sensitivity to the buildings' architectural styles and will attempt to preserve their historic and architectural value. We will: 1. Develop and disseminate written preservation guidelines and concept design information. 2. Develop guidelines for alternative appropriate signage for the business areas. 3. Make recommendations for area buildings. 4. Identify and record unique and distinctive building features. 5. Prepare the design and produce an original copy of the proposed preservation design guide. 6. Conduct one scheduled workshop for the city of Shakopee, Chamber of Commerce,EDC, the building owners and interested city residents which will include various design recommendations for the buildings. Note: The design concepts will meet the standards for rehabilitating property as called for by the Secretary of the Interior, including the following sections: I. Introduction II. The History of Shakopee III. Historic Photographs IV. Architectural Character of the Downtown District V. Avenues for Improvement VI. Map Location VII. Site Location VIII. Building Locations Sabongi Consulting Group,Inc IX. Guidelines for Building Restoration,Renovation,Rehabilitation and Maintenance A. Masonry B. Metals C. Wood D. Storefront Design E. Windows F. Doors G. Signage H. Awnings I. Color J. Entrances,Porches and Steps K. Materials and Detailing L. Mechanical Services M. Safety and Code Requirements X. New Construction and Additions A. Height and Proportion B. Building Materials XI. Streetscape Guidelines A. Lighting B. Landscaping Sabongi Consulting Group,Inc. Client's Role 1. Provide all available information pertaining to the project. 2. Arrange access to survey public and private properties. 3. Review and approve the preliminary draft report in a timely manner. 4. Inform the community of the workshops. 5. Provide meeting facilities for scheduled private or public meetings. Estimated Fees During the course of the work, payments shall be made monthly based on an estimate of the percentage of the work completed. Total payments to Sabongi Consulting Group, Inc. shall be a lump sum amount not to exceed$14,000. A retainer of$2,000 will be charged at the time the client gives written authorization to begin. Based on the scope of services outlined in the proposal,we propose these estimated fees: Phase I Preliminary Analysis and Workshops $3,500 (6 weeks) Phase II Preservation Design Guidelines $10,500 (6 weeks) Total $14,000 Accepted this day of 1997 City of Shakopee By: Title: Sabongi Consulting Group,Inc. v. Setting Up Low-Interest Loan Pools In recent years,low-interest loan pools have become In some communities, participating banks commit one of the most popular, innovative and valuable equal amounts of money to the loanpool in economic development tools available to down- banks provide funds in proportion to the size of their towns.In communities throughout the country,Main holdings. In some programs, borrowers receive loam Street programs have helped make low-interest loans from a common pool; in others, the borrower's own available to property owners and merchants for projects bank makes the loan. In these instances, a bank that ranging from facade renovation and property acquisi- exhausts its share of the loan funds may be able to tion to working capital for new and existing businesses. borrow funds from other banks in the pool. The economic incentives that low-interest funding Somepools offers are considerable, with loans leveragingexpire upon depletion- and must be five times their value in additional conventional twoans reseeded ded to continue]some are"revolving,"with loan and other investments. automatically replenishing the fund.Some loan funds have been created with the help of state Low-interest loan pools are successful because they enabling legislation; others exist merely through the benefit everyone involved in downtown revitalization. determination and coordination of banks,Main Street For the city,the investments generated by low-interest projects and local citizens who care about downtown. loans mean additional tax revenues. For the investor, The most common type of low-interest loan program is the loan program takes some of the risk out of down- one in which local lending institutions agree to capital- town property rehabilitation and business projects, ize a loan pool and offer loans to qualified projects at making them economically feasible.Main Street pro- reduced interest rates(usually 50 to 75 percent of the grams benefit because the loans stimulate develop- prevailing prime rate)in order to stimulate downtown ment in targeted areas—whether upper-floor develop- investment. meat,facade rehabilitation or numerous other possible • projects.And because loan pools usually provide only a small percentage of the total funding needed for downtown building rehabs, the low-interest loans al- Designing a Loan Pool most always mean additional loans,new accounts and new customers for participating banks and lending Regardless of its structure, a low-interest loan pool institutions.The loan programs also help banks satisfy should be designed to meet the specific needs of the the requirements of the Community Reinvestment downtown.The following are guidelines for designing Act a program. Determine what is needed. Decide what type of projects should be funded. For instance, if improving -The Structure of Low-Interest Loan the appearance of downtown building facades is a Pools - priority,design a program that will offer incentives for facade rehabilitation.Be sure to consider realistic needs: If there is no community demand for upper-floor apart- ments, a low-interest loan pool will not provide the Low-interest loan pools have been structured in a variety of ways and are amazingly diverse.They range development incentive to create that demand. Tools in size from relatively small pools such as$150,000 in like market studies or surveys can help you assess the Sigouey, Iowa, to $2.25 million (Salisbury, N.C.). needs the loan pool might successfully address. rn Determine the size of the loan pool.Loans should be Some programs, like that of Georgetown, S.C., only like the program in scaled to meet the needs of the projects they are fund facade improvements;others, Grand Junction, Colo., provide working capital for designed to serve. Determine the level of funding an business expansions and to help those relocating down- average project might require and design the program town.To lower a loan's overall interest rate,some loan accordingly.Most facade improvement loan pools, for pools blend interest-free or low-interest funds,such as example, provide 8 to 15 loans before funds are de- pleted.It is important to examine carefully the levels of Urban Development Action Grant(UDAG)paybacks, Industrial Revenue Bonds (IRBs)or revenue generated demand and incentive you wish to create before decid- ..from special taxing districts,with private funds loaned ing on the amount of capitalization. --at prevailing commercial interest rates by traditional Determine how the loan pool will be capitalized. lending sources. Others combine low- or no-interest Examine local resources —banks, savings and loans, funds from private foundations with funds from local foundations, municipal funds — and decide which funds would be best for the loan pool. Although the banks to capitalize the loan pools. Setting Up Low-Interest Loan Pools- 113 reject) loan applications. The banks should l most common and least complex method of capitaliza- pp agree on tion consists of equal contributions from local lending terms of collateral; in general, it is better to use the institutions,many other possibilities for blending pub- building for which the loan is being made as security t lic and private funds exist. A low-interest loan pool rather than the borrower's personal assets. With the capitalized by public and private sources reflects the help of an attorney, standardize all loan application commitment of both sectors of downtown revitaliza- forms and be sure the format is acceptable to all I tion and,therefore,can make downtown development participating lending institutions. The Main Street even more enticing to investors. office can help prepare loan applications for the com- Determine how the loan pool will be marketed mittee by gathering preliminary disclosure informa- Usually,both the Main Street office and the participat- tion(debt against building, condition of the property, t inglendinginstitutions disseminate information about etc.)Each bank,however,should do credit analyses for the low-interest loan program, with the Main Street its own customers. office assuming primary responsibility for locating Procedures for transferring funds should also be potential borrowers. In marketing the loan program, standardized.First,decide whether funds committed to get statements of support from city officials,bankers the pool by individual banks will be placed in one and downtown business people as well as Main Street account in one bank or in accounts in each of the banks. program leaders.Whenever possible,try to market the Second,decide how funds will be disbursed after a loan loan program with other available financial incentives is approved. Although there are many methods of for business and property development: design assis- disbursement,one of the most successful has been the tante programs;an SBA 503 program;local property tax use of a nongrowth escrow account, with the Main 1 - abatement;Industrial Revenue Bonds;and similar in- Street office acting as disburser.The Main Street man- . centives offered by the local government, chamber of ager should check the status of the project and,after a commerce or other group. successful inspection,sign a statement to release funds Make sure information about the loan pool and any from the escrow account to the borrower.Some Main related local programs is distributed to all downtown Street programs have held funds in-interest-bearing businesspeople and property owners,including absen- escrow accounts and used the interest to support the tee landlords.Also include the information in business marketing costs of the loan pool. recruitment packets issued by the Main Street pro- Design control is one of the most crucial elements of gram. If possible, try to build funds for marketing— a low-interest loan program when it is earmarked for brochures, advertisements, etc. — into the program facade or other building improvements.A design com- itself.Some Main Street programs have charged a small mittee should review all proposed plans before an fee,perhaps one-hall to one percent of the loan amount, application is submitted to the loan program.No loan to help cover marketing costs. - should be made without the design review committee's Determine how the loan program will be managed. approval. - A detailed management plan should be drawn up and Several Texas Main Street towns mark applications approved by all individuals and agencies involved be- with rubber stamps inscribed: "Approved for lending fore the loan program begins operation.The plan should only if this design plan is strictly followed." This describe how loans will be processed, funds will be procedure ensures that only approved projects receive transferred, design control will be monitored and the loans and reinforces the aim of the loan program by final evaluation will be conducted stimulating investments in targeted design categories. Keep the plan and paperwork simple by standardiz- If the downtown already has a design review com- ing procedures for processing loans with each partici- mittee, use it to review design proposals for low- pating institution. The banks should jointly decide interest loan projects,thereby guaranteeing consistent whether loans will be made from a common pool or design decisions and avoiding duplicate work. The from each borrower's own bank.If loans are to be made program manager should inspect the progress of each from a common pool, decide whether one bank will project and make sure construction complies with the accept loan repayments and write checks to the others approved design scheme. or whether the borrower will write separate checks to Determine how each loan project will be completed. each bank or one check to the Main Street office.It is The Main Street program manager should inspect each also possible to have the lead institution make all loans project after construction is completed.When both the and bill the other participants. program manager and the borrower have signed a state- Set up a loan committee with a representative from ment indicating their satisfaction with the project,the each participating bank to evaluate and approve (or funds can be released.The participating banks should 114-Setting Up Low-Interest Loan Pools agree on a system for closing each loan according to the Richey,who helped establish Williamsport's loan pool loan repayment structure and should inform the pro- in 1980,is obviously pleased with its results: gram manager about any borrower who falls behind in "The financial incentives of low-interest monies payments.Finally,the program manager should docu- and...technical assistance to investors have encour- ment the completed project with"before"and"after" aged many who would normally not enter the'develop- photos, a cost itemization and other information and ment game.'These two factors have enabled$13 mil- publicize the project's success. lion worth of development,both new construction and rehabilitation, to be proposed or become a tangible reality in downtown Williamsport." One Town's Success Richey, who has spoken to Main Street program leaders in other communities about the logistics of Main Street programs throughout the nation testify to establishingand administering low-interest loan pools, theWilliamsport, stresses that the relationship between the local bank, success of low-interest loan pools. Pa.,for example,has seen millions of dollars reinvested the city government and the Main Street office is a in its downtown as a result of its low-interest loan pivotal factor in leveraging downtown projects."In one program. Former Main Street Program Manager Tom project," he noted, "a Main Street loan, general tax information, tax certification and the name of a good architect turned a$500,000 project into reality." Setting Up Low-Interest Loan Pools-115 w CITY OF SHAKOPEE Downtown Rehabilitation Grant Program Program Guidelines Program Intent The Rehabilitation Grant Program created by the City of Shakopee and its Economic Development Authority(EDA)for the Downtown Business District is intended to encourage the preservation and beautification of downtown buildings by enhancing their original character in order to create a more attractive, inviting downtown shopping environment. The EDA shall annually consider allocations from the EDA reserve fund to match private building owner or merchant financing at a ratio of 25%grant money to 75%owner or merchant financing in grant amounts ranging from$2,500.00 to$25,000.00. The grants will be awarded to approved applicants by the EDA based on a review and recommendation from the Executive Director of the EDA or the Economic Development Coordinator. A.Eligible Applicants Any owner or tenant manager(with written consent of the owner)of a commercial building within the downtown district shown in Exhibit A. B.Eligible Projects 1. Grants will be awarded under the Program for the rehabilitation of commercial buildings. A commercial building shall be any building the primary ground floor function of which is retail, service or office use. 2. To be eligible,the building to be rehabilitated; a.) Must be located within the zoning districts identified in Exhibit A. b.) Must comply, after rehabilitation with the City's Comprehensive Plan. c.) Must comply,after rehabilitation with the City's exterior building and sign design standards, as found in Chapter 11 of the City Code C. Eligible Expenditures and Improvements P P 1. Rehabilitation grants shall not include expenditures for the acquisition, installation or repair of furnishings or trade fixtures. CITY OF SHAKOPEE Page 2 Downtown Rehabilitation Grant Program Guidelines C. Eligible Expenditures and Improvements (continued) 2. Eligible improvements shall be limited to the following improvements: a.)Awnings b.) Canopies c.) Exterior Painting d.) Signage which is incorporated into canopies/awnings e.) Parapet Type Lighting f.) Windows when tied to opening previously covered windows or new windows that improve the energy efficiency and architecturally enhance the appearance of the building consistent with the theme of the restoration project. g.)Enhancement of historical building features, such as Cornice work,tuck pointing, brick work. All work done must meet City Codes, as well as the building in general meeting City Codes. 3. Grant proceeds shall be used for the rehabilitation of existing buildings and shall not be used for the construction of new facilities. However,construction of reasonable additions to existing buildings which,together with other rehabilitation improvements,will enhance the commercial use of the building shall constitute qualifying rehabilitation expenses. 4. The rehabilitation of residential units shall not be allowed under the program. 5. Refinancing of existing debt shall not be allowed under the program. 6. Construction materials, labor(but not owner,applicant or employee labor) architect or engineer fees, building permit and program application fees are eligible program expenses. 7. Grants shall not be made for the acquisition of property. D. Grant Requirements and Restrictions 1. The grant minimum amount shall be $2,500.00 and the maximum grant amount shall not exceed $25,000.00. 2. A completed application shall be submitted to the City prior to review of grant project. The application form is attached as Exhibit B. Grant applications may be submitted only prior to the commencement of the project. Grant applications will not be considered for work which is underway at the time of making or reviewing an application. CITY OF SHAKOPEE Page 3 Downtown Rehabilitation Grant Program Guidelines D. Grant Requirements and Restrictions(continued) 3. Professionally done Architectural elevation drawings to scale and color renderings must be submitted by the applicant prior to City review. 4. If an application is approved,the City will notify the applicant so s/he can arrange for loan closing(if applicable)with a financial institution. A copy of closing documents shall be provided to the City. 5. The City reserves the right to deny an application that meets all program eligibility and requirements. If an application is denied,the City shall state reasons for denial in writing. The applicant may resubmit the application with changes. 6.No more than one grant per year may be awarded per parcel. 7. The total aggregate amount of grant funds received per parcel over time shall not exceed$25,000. 8. Grant proceeds will be disbursed to approved applicants when the following has occurred: a. The work has been inspected and approved by the local building official. b. When the applicant has submitted lien waivers verifying that said applicant has paid 100%of the project costs. 9. The building improvements must be consistent with the Downtown Building Design Standards. 10. Successful grant applicants must complete their project within 12 months of formal notification of grant award. Projects exceeding the 12 month completion period will forfeit the City's grant commitment unless an extension is submitted in writing and approved by the EDA. 11. Successful grant applicants must enter into a grant agreement with the EDA. 12. Project cost over-runs in excess of the approved grant amount shall be the responsibility of the applicant. CITY OF SHAKOPEE Page 4 Downtown Rehabilitation Grant Program Guidelines E. Grant Application Review The Executive Director of the EDA and/or the Economic Development Coordinator will review the proposals and make recommendations regarding funding to the Shakopee EDA after insuring that all grant application criteria are met. The review process will take approximately 30 days. All applicants will be notified in writing of their grant status following final action of the EDA. / \ w I ., 1 ',. .:. C /,�.W , / 1 1 1 1 1 l i l I 1 1 iiiiii 111111P Av.'1,/-11 j •44-4* AIh©llo MINI 3S110HQNf1D8 *4 ES* L7 H '' ki ♦ . *-Al.. Emilio-ls. minims ige ii 1111i- is. am wild \fjl:! i inimih 111 rI r Imo ri O \ It ailk Pin. 121M1: lile el V--. 9;)111111K1111 INA1 i 1 I :I" Init 1.11114\ la • lifirliSsiorja1- 61A v;. 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' sok Wil , -` VS t;��1��rt�rles hiii Flo WI pi► �'A .��© a - r -11011"2 in' f',' - . 1'� ,r - pr s00 o �� • re ISO A'�1�� -p = MI Ar p o A p r�e - n '� - t t .h1 s 111' t'. -1A -`,''®ai ' s . - t t1_ �, _,.4. p p p�, p 1 g pp pp E+ rr ria war 110.414 Lis g as grliVI WA . • 1111107-•• roli ,, lg.gri Will01 OW I:ill- 111111140 11110\111101 • 0 1111°ill ors coo' row" 00\io 101 ea WI aril • altos % .,sro, ,�.. nmrro �;o -�11111N 0110' CD .'t,� n�4 p`,A err . . . so1;t •��'oo..._\,„„ _ ,„,,, �„�%01i ':',P••1111 :'r 1E- 11n'1 w 000 - 1,1\sem ase j so r.d o - „„,,,r,.\ /fit.„.. CVS- fl I I 11 I I Irl I-I J1-7 r. 1 ! Exhibit B. CITY OF SHAKOPEE,MINNESOTA DOWNTOWN REHAB GRANT APPLICATION GENERAL INFORMATION Date Applicant Name: Address: Phone: Property Owner Name: Address: Phone: Site Business Name: Address: PROJECT DESCRIPTION 1. The rehabilitation will include(Check as many as apply): ❑ Painting of building ❑ Work on the facade, such as mortar repair, restoration or replacement of architectural features, etc. ❑ Windows -when tied to opening previously covered windows. ❑ Signage when incorporated into an awning or canopy. ❑ Awnings installation or renovation ❑ Awnings will be:_Retractable Stationary ❑ Parapet Type Lighting ❑ Other, Please describe: CITY OF SHAKOPEE,MINNESOTA DOWNTOWN REHAB GRANT APPLICATION Page 2 PROJECT DESCRIPTION(continued) 2. Please indicate the contractor(s)who will be doing the work: Please attach: Copy of specifications,plans,architectural drawings and color renderings for the work, including cost quotes for materials, labor, architectural fees,building permits, etc. FINANCIAL INFORMATION 1. Estimated project cost: $ 2. Grant amount applying for (25%of total project cost): $ How will the balance of the project cost be paid? Financial Institution Loan: $ Owner Financing: $ ************************************************************************ I hereby affirm all information above is true and correct to the best of my knowledge. I have read and agree to abide by the City of Shakopee Rehab Grant Program Guidelines and the Program's Design Guidelines. Signature Date Please have the following statements completed as appropriate. BUILDING OFFICIAL REVIEW I, , City Building Official,have inspected the property mentioned in this application and have found it to be structurally sound. I have reviewed this application and believe that the building's structural stability warrant the investment proposed in this application. Signature Date CITY OF SHAKOPEE,MINNESOTA DOWNTOWN REHAB GRANT APPLICATION Page 3 BUILDING OWNER CONSENT (If owner is not applicant) I, Owner of the property mentioned in this application,have reviewed the proposed project with the Applicant and consent to have the work done as proposed. Signature Date J I- 0 0 I— < o m Lo g e 0 w o 0 0 ce 0 E-- . 2 8 g q T A ac 1 CL / IX w 0 | 2 , 8 I R U) co C A" k w 5 0 » -Jw $ « m ] co ) 0 Z (13 ; § 8 e f 0. . (.0 _ / k k \ •q < Z } ƒ 7 2 0 o U. I CO ft ) 2 < a b q & § a 2 e 0 ■ UJ ƒ C § A = 7 o. 0 q } 0 3 J o a \ 2 » CITY OF SHAKOPEE Highway Business District Rehabilitation Grant Program Guidelines Program Intent The Rehabilitation Grant Program created by the City of Shakopee and its Economic Development Authority(EDA)for the Highway Business District is intended to encourage the preservation and beautification of the Highway Business District buildings by enhancing their original character in order to create a more attractive, inviting Highway Business District shopping environment. The EDA shall annually consider allocations from the EDA reserve fund to match private building owner or merchant financing at a ratio of 25%grant money to 75%owner or merchant financing in grant amounts ranging from$2,500.00 to$25,000.00. The grants will be awarded to approved applicants by the EDA based on a review and recommendation from the Executive Director of the EDA or the Economic Development Coordinator. A. Eligible Applicants Any owner or tenant manager(with written consent of the owner)of a commercial building within the Highway Business District shown in exhibit A. B. Eligible Projects 1. Grants will be awarded under the Program for the rehabilitation of commercial buildings. A commercial building shall be any building the primary ground floor function of which is retail, service or office use. 2. To be eligible,the building to be rehabilitated; a.)Must be located within the zoning districts identified in Exhibit A. b.)Must comply,after rehabilitation with the City's Comprehensive Plan. c.)Must comply,after rehabilitation with the City's exterior building and sign design standards, as found in Chapter 11 of the City Code C. Eligible Expenditures and Improvements 1. Rehabilitation grants shall not include expenditures for the acquisition, installation or repair of furnishings or trade fixtures. CITY OF SHAKOPEE Page 2 Highway Business District Rehabilitation Grant Program Guidelines C. Eligible Expenditures and Improvements (continued) 2. Eligible improvements shall be limited to the following: a.)Awnings b.) Canopies c.)Exterior Painting d.) Signage which is incorporated into canopies/awnings e.) Parapet Type Lighting f.)Windows when tied to opening previously covered windows or new windows that improve the energy efficiency and architecturally enhance the appearance of the building consistent with the theme of the restoration project. g.) Enhancement of building features, such as Cornice work,tuck pointing,brick work. All work done must meet City Codes, as well as the building in general meeting City Codes. 3. Grant proceeds shall be used for the rehabilitation of existing buildings and shall not be used for the construction of new facilities. However, construction of reasonable additions to existing buildings which,together with other rehabilitation improvements, will enhance the commercial use of the building shall constitute qualifying rehabilitation expenses. 4. The rehabilitation of residential units shall not be allowed under the program. 5. Refmancing of existing debt shall not be allowed under the program. 6. Construction materials, labor(but not owner, applicant or employee labor) architect or engineer fees,building permit and program application fees are eligible program expenses. 7. Grants shall not be made for the acquisition of property. D. Grant Requirements and Restrictions 1. The grant minimum amount shall be $2,500.00 and the maximum grant amount shall not exceed$25,000.00. 2. A completed application shall be submitted to the City prior to review of grant project. The application form is attached as Exhibit B. Grant applications may be submitted only prior to the commencement of the project. Grant applications will not be considered for work which is underway at the time of making or reviewing an application. CITY OF SHAKOPEE Page 3 Highway Business District Rehabilitation Grant Program Guidelines D. Grant Requirements and Restrictions (continued) 3. Professionally done Architectural elevation drawings to scale and color renderings shall be submitted by the applicant prior to City review. 4. If an application is approved,the City will notify the applicant so s/he can arrange for loan closing(if applicable)with a financial institution. A copy of closing documents shall be provided to the City. 5. The City reserves the right to deny an application that meets all program eligibility and requirements. If an application is denied,the City shall state reasons for denial in writing. The applicant may resubmit the application with changes. 6.No more than one grant per year may be awarded per parcel. 7. The total aggregate amount of grant funds received per parcel over time shall not exceed$25,000. 8. Grant proceeds will be disbursed to approved applicants when the following has occurred: a.)The work has been inspected and approved by the local building official. b.) When the applicant has submitted lien waivers verifying that said applicant has paid 100%of the project costs. 9. Successful grant applicants must complete their project within 12 months of formal notification of grant award. Projects exceeding the 12 month completion period will forfeit the City's grant commitment unless an extension is submitted in writing and approved by the EDA. 10. Successful grant applicants must enter into a grant agreement with the EDA. 11. Project cost over-runs in excess of the approved grant amount shall be the responsibility of the applicant. The Executive Director of the EDA or the Economic Development Coordinator will review the proposals and make recommendations regarding funding to the Shakopee EDA after insuring that all grant application criteria are met. The review process will take approximately 30 days. All applicants will be notified in writing of their grant status following final action of the EDA. .. , 1 \ 11. I . :. ► 1 -kw A1111111111 1111111 41Pf‘W►• o o 111110 111111 . ..,,-- ie gi t - -1 \ . 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'tl, ► 1`-A or - �\,� rriglirtv "'" .• 11 H I I .1. : 1` 1m- rld �� r n,,f,:: so " lie � rrlTklak we � v su►��' rv�, y •1$ A\sold v r,e EE r1v -c �'` n p s'1� E`',�min- • �1 i so o v\ro .wri� i oil ��aroo ... • • °' . 14 - - o v .,.�" =�1ry .,e• v �,,v '�' 0110 C� :r Wle o a .`- - `�•I- • 000 • r, ® v r r e sill` -roe '- :+ Weis so '" I L"1^'l '= aim fi • b liiiir,� �`saii a t+�.' • o� - �::i '}ti t y'' '23v.,? "T' tr-velsi,� 443 _:,ter - ..y ����.\Y\wa� 4a.1.1 11W I .. f/ c2'q�'~ FT's Exhibit B. CITY OF SHAKOPEE,MINNESOTA HIGHWAY BUSINESS DISTRICT REHAB GRANT APPLICATION GENERAL INFORMATION Date Applicant Name: Address: Phone: Property Owner Name: Address: Phone: Site Business Name: Address: PROJECT DESCRIPTION 1. The rehabilitation will include(Check as many as apply): ❑ Painting of building ❑ Work on the facade, such as mortar repair,restoration or replacement of architectural features, etc. ❑ Windows -when tied to opening previously covered windows. ❑ Signage when incorporated into an awning or canopy. ❑ Awnings installation or renovation ❑ Awnings will be:_Retractable Stationary ❑ Parapet Type Lighting ❑ Other, Please describe: CITY OF SHAKOPEE,MINNESOTA HIGHWAY BUSINESS DISTRICT REHAB GRANT APPLICATION Page 2 PROJECT DESCRIPTION(continued) 2. Please indicate the contractor(s)who will be doing the work: Please attach: Copy of specifications,plans, architectural drawings and color renderings for the work, including cost quotes for materials, labor, architectural fees,building permits,etc. FINANCIAL INFORMATION 1. Estimated project cost: $ 2. Grant amount applying for (25%of total project cost): $ How will the balance of the project cost be paid? Financial Institution Loan: $ Owner Financing: $ ************************************************************************ I hereby affirm all information above is true and correct to the best of my knowledge. I have read and agree to abide by the City of Shakopee Rehab Grant Program Guidelines and the Program's Design Guidelines. Signature Date Please have the following statements completed as appropriate. BUILDING OFFICIAL REVIEW I, , City Building Official,have inspected the property mentioned in this application and have found it to be structurally sound. I have reviewed this application and believe that the building's structural stability warrant the investment proposed in this application. Signature Date CITY OF SHAKOPEE,MINNESOTA HIGHWAY BUSINESS DISTRICT REHAB GRANT APPLICATION Page 3 BUILDING OWNER CONSENT(If owner is not applicant) I, Owner of the property mentioned in this application,have reviewed the proposed project with the Applicant and consent to have the work done as proposed. Signature Date �) . 1 off. Rte; �} < # m oma) CO © , �) . �) . . � �} . Mc ... IX 0 a t- . . z g & 0 a) 2 a CL al UJ u §as Ce 1 i} LU 03 o Y f CO ] 2 \ < co Ea t : f) & » % 0 0 W . � a) 12 a a § a m ] I f 0 2 / § a 2 . U) £ 7 k / \ / / o m § q_ ) ƒ..f < 2 t \ ° 4 « 3 § k q < \ w J 0 } \ U DMI LENDER COMMITMENT PROGRAM PROGRAM PURPOSE: DMI,together with the participating lenders listed below,have created a loan pool totaling$1,000,000 to be used to improve property in downtown La Crosse. The purpose of the program is to create a positive visual impact for our Central Business District(CBD)as well as promoting a healthy business environment. This program will assist in fostering a more attractive climate for investment in the CBD and invite new merchants,servicers,and professionals into the area. ELIGIBLE PROJECTS: Eligible projects include interior and exterior remodeling,parking lot,signage,and landscaping improvements. Projects not eligible would be such things as purchase of movable equipment,refinancing of previous loans,or loans for working capital. DMI will review all applications and the DMI Design Committee would have to approve all projects involving exterior design. LOAN PROGRAM: Loans will be available to downtown building owners(tenants may apply with certain restrictions,see below)at a variable loan rate of prime minus 1%for the first 4 years. After that,the loan rate would revert to prime for the remainder of the loan term. A minimum of$5,000 up to a maximum of$35,000 will be available with a maximum 7 year amortization. Collateral requirements will vary with each project and will be determined by the participating lenders as individual projects are reviewed. A minimum of 15%equity into the project is required. ELIGIBLE APPLICANTS: Borrowers should be the building owner. A tenant may apply,but the building owner would be asked to cosign the loan. If the building owner is not willing to get involved,the project may still qualify;however,the loan amortization would have to match the remaining term of the underlying lease. The tenant applicant would have to provide a copy of the lease as one of the preliminary loan documents. Options to renew a lease will not be included when determining the remaining lease term. **Borrower/s must be paid member/sponsors of Downtown Mainstreet, Inc.at the time of processing of the application. If not a member,a$350 non-refundable payment must be made to DMI prior to processing of all loan documents. REQUIRED LOAN DOCUMENTATION: Applicants are required to provide the following basic information. Additional information may be required at the option of each participating lender. * A copy of Articles of Incorporation if the borrower is a corporate * Previous year's federal income tax return entity. Copies of Partnership Agreements if appropriate. (personal and business). * Current balance sheet. * Personal financial statement of borrower(s). * At least 3PSProjPro ears of profit and loss statements. Provide what * Cost breakdown of the proposed Y is available if the business hasn't existed that long. showing all proposed subcontractors and suppliers. * List of all business owners together with their percent of * Copy of lease,if appropriate. ownership. TERM OF PROGRAM: The funds will be available until they are used up or until December 31, 1997,whichever comes first. The program may or may not extend beyond that date depending upon its overall success. TRADE AREA: The trade area open to this program matches that of the City Vision 2000 Master Plan. Basically,that would be 7th St.on the east,the Mississippi River on the west, La Crosse River on the north,and Cass St.on the south. PARTICIPATING LENDERS: The following institutions have agreed to participate in this program to the dollar amounts listed: State Bank of La Crosse $195,000 Norwest Bank $260,000 Coulee State Bank $100,000 First Bank La Crosse $195,000 First Federal Savings $150,000 Each loan will be shared on a rotating basis between the above listed lenders. A loan committee made up of representatives from each of these lenders will meet on a regular basis to review and approve applications. HOW TO APPLY FOR A LOAN: Applications for the program are available at the DMI office as well as at the office of each of the participating lenders. You will be asked to complete that application and bring it,along with required loan documentation listed above,to the DMI office for preliminary review. The project may require approval of the DMI Design Committee. Once reviewed and approved,the DMI Executive Director will forward the application to the"primary"lender you have listed on the application who will process your request. FOR FURTHER INFORMATION ON THIS PROGRAM. CONTACT: Bud Miyamoto, Executive Director Downtown Mainstreet, Inc. 712 Main Street, La Crosse, WI 54601 Tele: (608) 784-0440 DMT LENDER COMM TMENT PROGRAM • INITIAL APPLICATION FORM Applicant/Owner Information Applicant: Owner Tenant Tax ID No.: Address: Home Phone: Work Phone: Building Owner: (if different from applicant) Address: Home Phone: Work Phone: Building Identification Address: Primary Occupant(s): • Legal Description: Building Age: Description of the Project: Loan Amount Requested: $ Primary Bank: • *Applicant must be a paid member of DMI at the time of DMI Member: Yes No application OR must submit a non-refundable fee of $350 to DMI prior to submitting application documents Supporting Documentation Needed: for processing. — Current balance sheet of business — Personal financial statement of borrower(s) — Three years profit & loss on business — Cost breakdown of project — List of all business owners &percent of ownership — Copy of lease, if applicable — Previous year's business &personal tax returns — Articles of Incorporation/Partnership Agreement, if applicable I hereby certify that all information provided on and accompanying this application is complete and accurate to the best of my knowledge. Date Applicant's Signature !/J. DOWNTOWN MAINSTREET INC. 712 Main Street ` La Crosse,Wisconsin 54601 (608)784-0440 LENDER COMMITMENT PROGRAM DESIGN AND CONSULTATION AGREEMENT BUILDING INFORMATION 1. I have consulted with the Downtown Mainstreet,Inc. Manager? Yes No 2. Have you consulted with an architect or other design professional? Yes No 3. If yes,please provide the following information for your consultant: Name: Address: Phone no. 4. I have read and understand the Downtown La Crosse Design Guidelines. I agree to follow all standards of design that were established and approved for my project. I understand that any deviation or disregard for the guidelines on the approved design may result in a stop being placed on the loan. Failure to resolve the discrepancies or have a new approved design could result in a higher interest rate being placed on the loan scheduled. This standard has been approved the consortium of lending institutions. Signiture of Owner/Tenant Date NOTARY A1+IDAVIT The above named applicant, being duly sworn, states that he or she is the person referred to in this application and has carefully read, understands,and is familliar with the Downtown La Crosse Design Guidelines, and if granted approval of design agrees to abide by their conditions. Signiture of Owner/Tenant Date Subscribed and Sworn to before me this day of ; 19 . Notary Public State of My commision expires r DOWNTOWN MAINSTREET INC. 712 Main Street La Crosse,Wisconsin 54601 (608)784-0440 LENDER COMMITMENT PROGRAM DESCRIPTION OF PROPOSED WORK Please submit the following information: 1. Photograph(s) of the building which show the present exterior form and condition of the structure. Provide an overall view of each facade to be treated, (i.e. front, side, back, upper) as well as more detailed views of individual areas or architectural detail to be affected (i.e. storefront,upper floor windows, or cornices.) Black and white or color prints,snapshots,slides, or prints are all acceptable. 2. Drawings, sketches or plans of the building(s), which illustrate all proposed exterior work. This includes any structural work or repair,facade renovation, awnings, signage, etc. Design assistance may he available. 3. A description of the methods and materials to be used in all proposed exterior work. Please use the forms provided and include such items as methods of exterior cleaning, cleaning agents to be used, mortar color, texture, and consistency, and paint type (oil or latex), color samples,etc. 4. Itemized cost estimates and work schedules for entire project. Please organize these estimates on the provided sheets to show amounts to be spent for facade renovation, or improvements. Please return or mail this completed form and attachments to: • DOWNTOWN MAINSTREET, INC. 712 Main Street La Crosse, Wisconsin 54601 I DOWNTOWN MAINSTREET INC. 712 Main Street La Crosse,Wisconsin 54601 (608) 784-0440 LENDER COMMITMENT PROGRAM COST ESTIMATE SCHEDULE EXTERIOR FACADE Cost Estimate Approx. Month of Completion Cleaning Facade: 1) Materials: 2) Method: Tuckpointing: 1) Materials: 2) Method: Exterior Painting: 1) Materials: 2) Method: Upper Floor Windows: 1) Materials: 1 2) Method: Storefront Renovation: 1) Describe: Repair Architectural Details: 1) Materials: Awnings: 1) Describe: 2) Type: Signs: 1) Describe: Other Proposed Renovation Work: 1) Describe: TOTAL PROJECT: Cost Esitmate Completion Date 2 , ri _., „. 41limaimelimaimi_% z , ORE�II `i..1.11 s1 aof ' � [1"" did'!"- i.I . 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R• A• k' o. q o T * g ; g S (.11cnR cgc) M"O i " W,, ,.....\\ 0 ' ' o for,-,:... % , s...t. .4, • a 4 ' ....i,....c414 r . 1 It.. 1.z. o -, c MI ° ' 0tx7101.4ill"-71 \-?...-• �s , CDc o tv ° n ' �i9 °�,� opclp� m EM 74,113 lcoI i Aelib,% o o @ =". .6 itii • `SAIit/;s1 1,. a. oOab z,,, iti.1 0 0 Q X - o. _ Q qua CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM APPLICATION tN ST �1, ®®�1!®. uuewl.un uuun�nonl�i i„u�m u�.no.umu c�,r ti5 ppEWA��' AMERICAN BANK ANCHORBANK M & I BANK MUTUAL SAVINGS BANK NORTHWESTERN BANK ROYAL CREDIT UNION CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM 1997 LETTER OF AGREEMENT Because of their commitment to the revitalization of downtown Chippewa Falls, Chippewa Falls Main Street, American Bank, AnchorBank, M & I Bank, Mutual Savings Bank; Northwestern Bank and Royal Credit Union agree to the creation of the Chippewa Falls Main Street Reinvestment Loan Program. Chippewa Falls Main Street will act as the initiator of applications for the program, providing all forms and guidelines necessary to operate the program. Chippewa Falls Main Street also agrees to assume responsibility for reviewing, inspecting, and approving the exterior design of all projects participating in the program. The participating lending institutions established the program at an initial level of $400, 000 . Each institution will assume responsibility for administering all loans each may make during their participation in the program. Standard lending practices shall be on an individual basis according to their normal guidelines . However, loans will only be approved when design review and approval has been given by the Chippewa Falls Main Street Design Review Committee. As each project progresses, Main Street will report back to the lending institution as to the fulfillment of the approved design. Any deviation by the borrower from the approved design shall result in the financial institution withholding payment until the issue between Chippewa Falls Main Street and the borrower has been resolved. If a revised design is approved, all of the lending institutions will be notified and the loan can resume. If a design discrepancy is not resolved the low interest loan will be halted/recalled by the participating lender and a repayment schedule arranged based on current market loan rates . On January, 1998, the anniversary of the loan program, each institution will assess its participation. The assessment will determine the term, and allocation for the succeeding year. The program will involve loans of up to $50, 000 at a fixed rate of three quarters of prime* at the loan date. . . fixed for the first three (3) years . Loan will have a maximum amortization of 10 years . When the loan balloon payment comes due at the end of the first three (3) years, lenders will review the loan for consecutive one (1) year terms at a rate of prime* rate minus one (1) percent fixed for one (1) year, provided the borrower still meets the normal loan underwriting criteria of the lending institution. The loan standards and design requirements are spelled out in this application. The signature of the chief officer of each of the participating financial institutions will formally initiate the reinvestment program. * The prime rate is defined as the highest prime rate as published in the Wall Street Journal on the day the note is executed. Page 1 (1997 Letter of Agreement, cont . ) Chippewa Falls Main Street, Inc. .71.---c.... -7. - President, Dave Olson Ame ican Bank "/// 'hill'hill/. R. K on, B /. ranch Officer AnchorBank Geissler, Vice President Irert Gt M & I Bank . ®. �� Etr-- . Tom VanPelt, Senior Vice President Mutual Savings Ban MAAcLaN, ( Michael T. Crowley, Jr. , Pres t Northwestern Bank J Gerad H. Ja bson, EVP Royal Credit Union id° Y . Lar D. Accola, Vice President Page 2 CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM 1997 PROGRAM OUTLINE Program Participation: M & I Bank $100, 000 Northwestern Bank 100, 000 Royal Credit Union 50, 000 Mutual Savings Bank 50, 000 AnchorBank 50, 000 American Bank 50, 000 Total Program Allocation $400, 000 At the end of each year of the program's operation, the participating institutions will assess their participation in the program. This assessment will determine term, and the amount of an institution' s participation during the next operating year. New institutions will be welcome to participate upon approval by the current lenders . Interest rate: Three quarters of the prime rate at the time of the loan fixed for three (3) years . Then, prime rate minus one percent (1%) fixed for one (1) year. Term: Not to exceed 120 months (10 years) . Maximum Loan: $50, 000 Eligible Applicants: Property owners and tenants in the designated Business Improvement District (BID) . BID Boundary Map located on. page 5 . Eligible Expenditures: Facade Renovations : Including painting, cleaning, masonry repair, repair or replacing cornices and other architectural detail, repairing or replacing windows, trim, and store front display areas on fronts, sides, and rears of building facing public areas . Signage: Including removal of old signs, and design, production, and installation of new signs . Awnings : Removal of old awnings, and purchase and installation of new awnings . Code Enforcement : Any work specifically required to meet local and state building and use codes . Page 3 In order to ensure visible exterior renovation work, the following eligible expenditures may only be undertaken in conjunction with improvements directlyaffecting the main building facade. Roofing: Repairs p to existingroof or of new installation ew ro f o . Structural Repair: Including work to bring street level and upper floors to usable condition, and repairing or replacing mechanical systems (plumbing, heating, and g cooling, and • electrical) . New Construction: Only appropriate in fill construction, and only when existing buildings can not be used. Professional Services : Professional Design or Architectural Services Ineligible Expenditures: Refinancing existing debts Non-fixed improvements Inventory Equipment (Such as sales fixtures, office furniture, telephone equipment. ) Sweat Equity (Payments for applicants own labor and performance of renovation work. ) Improvements made prior to loan approval General periodic maintenance Business payroll Page 4 t3t-1. ,• . v-11 0 staE vs 3o'V WW: O fr BID BOUNDARY MAP a •z 0 00 .'•• — - 000 �o© t • Es�a4 a �.Ili Q vG gik ., .. h .-a G �� 0• 0 �'. o Taft-' Q �• 0 0CI.,,. /) s C:2° 11 .. Cia ` © 3 DO p0 q a i 19 _—� o Q 4_l i 001fati 144p 1K) 4 I lero 00 • ito$ roti e� S ; ' ti p4B V. lk• �►c) Q 00 2i Av�NVE f gi N 1O. 31.1P.-avow \vgliwwwo r'aA� rte' ,�: 1� O s `" alli • 9 o Or 6 /: o � p 111011 aEEt 'II c� TP4 ®® 1i':' io 004 .. , ..,. k- 100, 1,00 =,,, ,,06 -� t.:01 .,, lit . 0 ... 0 � - . .v • i *; ';‘,16.1 _ ,•,‘.,' • dD A4so ©� awE03; m�P��1 �Z • • 1 a e - e. ,----1 CI ...- v 10e \________ (co) M o CH1PpF•tiq RIvER (4�o40E. o,y CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM APPLICATION PROCEDURE 1 . Applicant obtains a copy of program outline, design guidelines, and application form from Main Street office. 2 . Applicant receives preliminary loan approval from a participating lending institution's designated loan officer. 3 . Applicant discusses project with Main Street Executive Director and reviews Main Street slide show entitled "Keeping Up Appearances" . The City Inspection Staff may be called in an advisory capacity. The Wisconsin Main Street Design Specialist or a Design Review Committee volunteer may provide free advice and sketches for exterior facade renovation. 4 . Applicant receives recommendations from Main Street Executive Director, Design Review Committee and/or the Wisconsin Main Street Design Specialist. 5 . Applicant solicits bids for approved work. 6 . Applicant submits design plans, sketches, photographs, cost estimates, construction schedule, and completed application form to the Chippewa Falls Main Street office. 7 . Plans will be reviewed at a meeting of the Main Street Design Review Committee with advice of the Executive Director and Design Review Committee. Applicant must attend this meeting. 8 . Applicants submitting approved plans will be given a signed letter of agreement verifying approval of plans and stating minimum percentages of loan that must be used for renovation of the main facade. The Main Street Board of Directors will notify the lending institutions in writing of the design approval, with a copy of specific design plans going to the lender working with the applicant . 9 . Applicant presents letter of agreement to participating lender of his/her choice. (Each lender will designate a specific loan officer to work with the program. See attached list of designed loan officers . ) 10 . Each lender approves individual loans according to their normal guidelines . Standard lending practices shall be strictly adhered to and lender will be under no obligation to make high risk loans . The low interest loan is a standard bank loan. Page 6 11 . Applicant begins rehabilitation work upon approval of loan by lender. 12 . Upon receiving a draw request, with current contractor invoices from the applicant, the Executive Director or a predetermined Design Review Committee representative will conduct a design review inspection to ensure compliance with the approved exterior design of the project. Chippewa Falls Main Street does not assume the responsibility of determining if the amount of the construction draw request meets the requirements of the participating lender. 13 . Lender disperses funds on a monthly or bi-monthly draw for work completed. Before applicant can receive a dispersal, a member of Main Street Design Review Committee and/or the Executive Director, must inspect completed work, and applicant must present invoices to verify cost accountability to lender. Contractors must provide a lien waiver on all bills in excess of $1, 000 . After an affirmative inspection, the loan officer overseeing the project will be notified of the approval in writing. If a project has not followed the agreed upon design plan, the Design Review Committee and/or Main Street Executive Director will notify the lender in writing to stop payment on the loan. Design compliance and a continuation of the loan are specifically tied together. If design discrepancies are resolved, the loan will be resumed, if not the loan is halted. If the borrower anticipates that changes must be made to an approved design, it is incumbent that the borrower notify the Main Street Executive Director so that a review of changes can be made and approval/disapproval given. Approved changes are communicated to the lender, in writing. 14 . All work should be completed within 120 days from date of loan approval or remaining funds will not be dispersed. In the case of special extenuating circumstances, the option of extending this time limit shall rest with the lender. Page 7 LOAN STRUCTURE GUIDELINES Minimum Percentage Available for other that must be used • approved renovation Amount Borrowed for main facade** work/purchase $0 - $50, 000 60% 40% Through the cooperative effort of the six local financial institutions, the $400, 000 loan program guidelines were established. The Design Review Committee will review and may revise the guidelines at the end of each calendar year. The Design Review Committee reserves the right to amend the loan structure guidelines based on submitted plans. The following loan officers are responsible for handling applications for the Downtown Reinvestment Loan Program: Philip R. Kron American Bank 723-7233 Henry J. Geissler AnchorBank 723-4414 Charles Wells Mutual Savings Bank 723-0324 Tom Van Pelt M & I Bank 726-0701 Gerald H. Jacobson Northwestern Bank 723-4461 Larry D. Accola Royal Credit Union 833-8268 Page 8 CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM DESIGN GUIDELINES The Project 's Design approval for the loan program shall be made by the Main Street Design Review Committee. A simple majority vote is necessary for approval. In approving submitted plans, the committee will consider the Secretary of Interior's Standards for Rehabilitation, and Guidelines for Rehabilitating Historic buildings . The following Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility. A complete guide of the Standards for Rehabilitation is available at the Main Street office. The publication is provided by the U.S. Department of the Interior, National Park Service, Preservation Assistance Division of Washington D.C. and the State Historical Society of Wisconsin. 1 . Every reasonable effort shall be made to provide a compatible use for a property which requires minimal alteration of the building, structure or site and its environment, or to use a property for its originally intended purpose. 2 . The distinguished original qualities or character of a building, a structure or site, and its environment shall not be destroyed. The 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 facilities 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 characterize 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 material should match the material being replaced in composition, design, color, texture, and other visual qualities . Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural Page 9 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 archaeological resources affected by, or adjacent to any project . 9 . Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment . 10 . When 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. The following guidelines will also be considered and are included in the Secretary of Interiors, Standards for Rehabilitation. Cleaning Exterior Masonry Where necessary, exterior masonry walls shall be cleaned with the gentlest means possible. Sandblasting will not be allowed and the use of brick sealing compounds will be discouraged. Repointing Masonry Where necessary, masonry walls shall be repointed. New mortar shall match old mortar in material composition, color and texture. Joint tooling techniques used in repointing shall match original tooling. Repointing shall be done after cleaning and before repainting. Exterior Painting Paint used shall be of good quality. The color scheme used on a building shall be appropriate to the building's time period, architectural style, material of construction, and relationship to surrounding buildings . The use of inappropriate colors will be discouraged. Composition of paint used shall be appropriate for the buildings material . Page 10 Upper Floor Windows The reopening and uncovering of upper floor windows shall be encouraged, where visible. Where necessary, sash and trim shall be repaired, if possible, or replaced in an appropriate manner. If storm windows are used, they shall be fitted in a manner appropriate to the building which does not detract from its appearance and be compatible in design and appearance with existing windows . Storefront Design Where possible, the restored storefront shall fit inside the original opening. Where documented, the original storefront design may be recreated if desired, otherwise the storefront shall be of a complementary design. Where possible, storefront cornices shall be repaired or replaced in an appropriate manner. The removal of inappropriate colors and materials shall be encouraged. Where possible, to be replaced with more appropriate colors and materials. Awnings The removal of awnings or canopies of inappropriate design or material shall be encouraged. The use of new awnings of appropriate design, materials and color shall be encouraged where appropriate. See signs for more details . Signs The removal of large, oversized signs of inappropriate design, material and scale is required. New signs shall be of good quality, and of a design, scale, and material appropriate to the building. The use of formed plastic internally lit signs shall be strongly discouraged. Such items as height, location, color, material and design should be considered. Lettering should match the period of the building. DEFINITIONS: Design Review Committee: a subcommittee of Chippewa Falls Main Street 's Design Committee. Responsible for reviewing building plans for eligibility for the Facade Loan Program. The committee is made up of design and building professionals and meets on an "as needed" basis to process loan application. Allow 2-4 weeks for design review. Deteriorated Architectural Feature: a building component which over time has become inferior due to corrosion, decay, rot, rust, wear or some form of decomposition. ADDITIONAL DESIGN GUIDELINES TO ASSIST INTERESTED PARTIES ARE AVAILABLE FROM THE CHIPPEWA FALLS MAIN STREET OFFICE. Page 11 CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM LOAN APPLICATION . BUILDING INFORMATION Address : Common Name: Historic Name: Building Age: Historic Designation: . National Register/Eligible . Landmarks Commission APPLICANT/OWNER INFORMATION Applicant : Owner: (if different from applicant) Name: .Name: Address : .Address : Telephone: .Telephone: Signature: .Signature: Date: .Date: Page 12 DESIGN CONSULTATION AND AGREEMENT I have read and understand the Chippewa Falls Main Street Design Guidelines . I agree to follow all standards of design that were established and approved for my project. I• understand that any deviation or disregard for the guidelines on the approved design will result in a stop being on the loan. Failure to resolve the discrepancies or have a new approved design will result in a cancellation of the loan with immediate repayment of the loan scheduled. This standard has been approved by the consortium of lending institutions . • Signature Date I have consulted with the Main Street Executive Director. Date: I have consulted with an architect. Date: Name: Address: Telephone: Attachment: Plans I have consulted with a contractor and obtained construction cost estimates . Date: . Name: • Address : Telephone: Attachments : Cost Estimates The design is shown by a Chippewa Falls Main Street facade rendering number. .dated. . Page 13 DESIGN CONSULTATION AND AGREEMENT (cont . ) The Design Consultation and Agreement must be signed and notarized. I agree to follow all standards of design as are set forth in the Chippewa Falls Main Street Reinvestment Loan Program Design Guidelines and Agreement . Signature Applicant/Owner/Tenant Date County of Chippewa State of Wisconsin Acknowledged before me this .day of . in the year 19 My commission expires : Page 14 DESCRIPTION OF PROPOSED WORK: Please submit the following information: 1 . Photograph(s) of the building which show the present exterior form and condition of the structure. Provide an overall view of each facade to be treated, as well as more detailed views of individual areas or architectural detail to be affected (such as : storefront, upper floor windows, or cornices) . Black and white or color prints, snapshots, slides or instant prints are acceptable. 2 . Plans and elevations of the buildings which illustrate all proposed exterior work. This includes any structural work and/or repair, facade renovation, paint colors, awnings, signage, etc. (Main Street office can provide free design assistance for signs, facade, and storefront renovation projects) . 3 . A description of the methods and materials to be used in all proposed exterior work. Please use the forms provided and include such items as methods of exterior cleaning, cleaning agents to be used; mortar color, texture, and consistency, and paint type (oil or latex) , color and etc. 4 . Itemized cost estimates and work schedules for entire project . Please organize these estimates on the provided sheets to show amounts to be spent for facade renovation, interior renovation, purchase, roofing, etc . PLEASE RETURN OR MAIL THIS COMPLETED FORM AND ATTACHMENTS TO: Chippewa Falls Main Street, Inc. 315 N. Bridge St . , Suite 202 P.O. Box 554 Chippewa Falls, WI 54729 Page 15 Project : . Date: METHODS AND MATERIALS Work Category: Cleaning Exterior Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 16 Project : Date: METHODS AND MATERIALS Work Category: Repointing Exterior Masonry Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 17 Project : . Date: METHODS AND MATERIALS Work Category: Exterior Painting Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 18 Project : . Date: METHODS AND MATERIALS Work Category: Upper Floor Windows Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 19 Project : . Date: METHODS AND MATERIALS Work Category: Storefront Renovation Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 20 Project : . Date: METHODS AND MATERIALS Work Category: Repair Architectural Details Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 21 Project : . Date: METHODS AND MATERIALS Work Category: Awnings Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 22 Project : . Date: METHODS AND MATERIALS Work Cateaorv: New Signs Method to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 23 Project : . Date: METHODS AND MATERIALS Other Proposed Renovation Work: Methods to be used: Materials to be used: Cost of work: $ Schedule of work: (Who will do the work. ) Contractor: Page 24 COST ESTIMATES AND WORK SCHEDULES SUMMARY Work Category: Exterior Facade Type of Work Cost Estimate • Work Schedule Cleaning Exterior Repointing Masonry Exterior Painting Upper Floor Windows Storefront Renovation Repair Architectural Details Awnings Signs Other Total Facade Renovation: $ Total amount should equal amounts on pages 16 - 24. Work Category: Non-facade Cost Estimates Work Schedule Cost Standard: Roofing: Structural Repair: Interior Renovation and Mechanical Systems : Purchase: Total Non-facade Cost: $ * Total Project Cost: $ * Page 25 CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM APPLICATION REVIEW FORM Date Received: APPLICATION CHECKLIST: CHECK DATE COMPLETED • .Meet with Main Street Manager • .Watch "Keeping Up Appearances" slide show • . .Form completed and signed • . .Adequate Photographs submitted . .Adequate drawings or plans submitted • . .Methods and materials explained adequately • . .Cost estimates presented adequately Date Reviewed: DESIGN REVIEW COMMITTEE ACTION: .Approved .Returned for additional information or revision .Not approved REASON FOR RETURN OR NON APPROVAL: Any application not approved may be revised and resubmitted for approval . Date: Chairman, Chippewa Falls Main Street Design Review Coituuittee Page 26 CHIPPEWA FALLS MAIN STREET REINVESTMENT LOAN PROGRAM INSPECTION AND LOAN DRAW FORM TO: FROM: DATE: SUBJECT: I have inspected the Reinvestment Loan project located at . The work completed to date on the facade of the building is in compliance with the plans approved by the Chippewa Falls Main Street Design Review Committee. The loan recipient is authorized to draw from the laon funds in the amount indicated below: Total Loan Approved: $ Total Amount Drawn To Date: $ Total Approved for This Draw: $ Total Funds Remaining: $ The follownig Receipts/Invoices have been included in this draw: Project Inspector Signature: Page 27 r: ' : imow:.. , " 4 . .. . e cin Z 1 , e if,1. oz g_ iev R. "ct W loa A ., 4!4 t � .. s gZPT40 1 W fg F O �' L. 0.4 A - a � 4 y T , y 1 I RiverFalls :20 S.Main St. 'aver Falls,WI 54022 .. e E C cn O a o fr) C VC 1! 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I U c 3 v) > a U' . - HASTINGS HOUSING AND REDEVELOPMENT AUTHORITY COMMERCIAL REHABILITATION LOAN PROGRAM INTEREST RATE REDUCTION January 18, 1996 The City of Hastings, by Ordinance, authorized the Housing and Redevelopment Authority in and for the City of Hastings to administer a local Commercial Rehabilitation Loan Program in accordance with Minnesota Statutes, Section 469.184. Minnesota Statutes Section 469.012, Subdivisions 7- 9 authorize an H.R.A. to develop and administer an Interest Reduction Program to pay, in periodic payments or in a lump sum payment, any or all the interest on loans made for the rehabilitation and preservation of small and medium-sized commercial buildings. As such, the H.R.A. does hereby establish program guidelines to be used in conjunction with the interest rate reduction program. This program will encourage downtown building improvements by reducing interest rates on selected projects. I. ELIGIBLE BORROWERS - Owners of property meeting the size and location standards of the Program as described in Section III. Owners may be individuals, partnerships, corporations or joint ventures. Owners include Contract for Deed purchasers. II. ORIGINATORS The loans will be made by local lenders("Originators")who have access to funds including the proceeds of revenue bonds authorized by the HRA. Lenders may be financial institutions or private individuals. III. PROPERTY ELIGIBILITY A. Small and Medium Sized Commercial Building A small and medium sized commercial building is a structure located in an area having a commercial zoning classification as defined in the City of Hastings Zoning Ordinances and having less than 40,000 square feet of floor space used for retail, service, display, office, inventory or storage. B. Eligible Geographic Area Any property meeting the definition in Section I.A. and located within the 1 Downtown Redevelopment Area (a map of which is attached) . C. Maximum payment and number of separate loans 1. The maximum interest reduction amount, defined in paragraph 2 below, cannot be paid on a loan or loans for the same building more than once every five years. The maximum may be the total of a number of separate loans and payments. but as of the date it is reached, additional payments cannot be made for five years. 2. The maximum reduction amount will be $7,500 per 22 front feet of the building, plus$7,500 for one exposed side. IV. LOAN AMOUNT A. No loan may be in excess of$200,000. B. A loan cannot exceed 80% of the market value of the property upon completion of the rehabilitation, less the outstanding balance of any prior mortgages. C. Lenders, at their sole discretion, may advance up to 20 percent of the approved Ioan amount to cover cost overruns as long as the work performed meets all requirements of the program and is consistent with the project presented to H.R.A. Any additional advances covered by this section will be included in the final loan amount and be covered by the interest rate reduction subsidy. V. INTEREST RATE REDUCTION PAYMENT A. The H.R.A. will make a payment for the purpose of reducing the interest rate on a loan meeting the other requirements included in this regulation. The amount paid to reduce the rate shall not exceed an amount that would have the effect of reducing the interest rate more than 6 percent per annum differential from current market rates and shall not lower the interest rate below 3 percent. B. Lenders may write loans on either a fixed or variable rate. The maximum rate for fixed rated loans or initial rate for variable rate loans may not exceed a rate in excess of the equivalent of national prime rate (as published in the Wall Street Journal) plus 4 percentage points. C. The interest rate subsidy payment will be in the form of a non-interest bearing loan to the property owner. The principal amount of the loan is to be repaid to the H.R.A. upon the sale of the property. 2 VI. LOAN TERM A. No loan shall be made for a period exceeding 20 years. B. Loans must be for a minimum term of 3 years to be eligible for the interest rate subsidy. VII. REGULATIONS FOR IMPROVEMENTS A. The work done under each interest reduction project must include improvement of the exterior appearance of the building in conformance to the H.R.A. Design Guidelines and the Heritage Preservation Ordinance.. B. Repairs and improvements to the building will be in compliance with the City Building Code. C. Work may include the following systems and portions of the building: 1. Restoration, repair and maintenance of existing original materials and architectural features. 2. Replacement of original materials and architectural features which have been removed but can be documented as part of the original building or are existing but too deteriorated to be restored or repaired. 3. Repair and maintenance of the building including improvements to the structural stability and waterproof integrity of the roof, walls, floors and ceilings. 4. Interior and exterior remodeling and maintenance in conformance with the Design Guidelines. a. Cleaning, repointing, patching and preserving masonry surfaces. b. Code-related improvements such as mechanical, electrical, plumbing and fire safety systems. c. Energy-related improvements such as insulation, thermal-pane windows, weatherstripping, heating and cooling systems. d. Appearance-related improvement such as new signs, awnings, doors, windows, frames and repainting. 3 5. Removal and replacement of non-original material and architectural features in order to facilitate restoration of the building's original appearance or remodeling in conformance with the guidelines. D. Repairs and improvements to the residential portion of a building meeting the definition of small or medium sized commercial building are permitted. E. Eligible Rehabilitation Expenses 1. Construction material 2. Labor, but not expenditures performed by the owner or the owner's employees 3. Architect's and Engineer's fee 4. Attorney's fees 5. Bank fees, including any loan service charges, appraisal fees, credit reports, inspection, abstract and filing fees; registration taxes, attorney opinions, and title insurance premiums. 6. Building permit 7. Construction period interest VIII. INELIGIBLE LOAN PURPOSES A. Refinancing or existing debt as a loan expenditure is not permitted. B. Work will not include acquisition, installation or repair of moveable furnishings, or of fixtures which are not allowed under IRS regulations to be depreciated at the same rate as the buildings. IX. REQUIREMENTS BY LENDER A. Applicant must be able to secure the loan to meet lender's requirements. B. Applicant must demonstrate to the originator that the applicant possesses the financial means to repay the loans, as determined by the originator. X. TIMING OF REHABILITATION AND REHABILITATION EXPENSES 4 A. No rehabilitation may commence until the Originator has approved the loan application and any costs, with the exception of architectural or structural services, incurred before the loan application has been completed are not eligible expenditures. B. No rehabilitation may commence until the required city permits are secured. XI. PROCEDURAL GUIDELINES FOR APPLICATION APPROVAL A. Initiate review of projects. 1. The interested building owner meets with the H.R.A. staff(Main Street Manager, City Hall, 437-4127)to discuss the proposed project and obtain application forms. The H.R.A. staff will coordinate all steps of the application process. Copies of the program regulations and design guidelines will be provided to the applicant. 2. The H.R.A. staff will assist the applicant in preparing a preliminary drawing, plan or detailed statement of the work to be done. If the work requires professional services,they may be acquired at this time. 3. The drawings, plans,.specifications or statements will be reviewed by the City Building Official, the City Planner, and for properties protected under the Preservation Ordinance, the Heritage Preservation Commission. They will recommend approval or state the conditions they require for approval, in writing, to the applicant. B. Initiate Loan 1. During the above review, the applicant will meet with the lending institution selected from those authorized by the H.R.A. for participation in this program, to discuss the project and arrange for the loan. 2. The lender arranges the loan according to normal procedures for the institution. If the loan is approved, the lender provides the building owner with a letter to that effect for the H.R.A. The letter should include the amount of the loan to be granted, the term of the loan, and the market rate charged. 3. The H.R.A. staff completes the Interest Rate Reduction Form showing the amount the H.R.A. will pay to reduce the interest. C. Submit application for approval 5 1. The applicant will return the completed application to the H.R.A. staff for H.R.A. approval. The completed application must include: a. A$100 application fee made out to the H.R.A. The fee will be refunded when the work is complete and the H.R.A. makes the interest reduction payment. b. Architectural and/or engineering drawings and specifications for the work. If the nature of the work does not require an architect or engineer, a measured drawing and/or detailed description of the work to be done will be submitted. c. Evidence of approval by the City Building Official, the City Planner and the Heritage Preservation Commission. d. The lender's letter of loan approval. e. The Interest Rate Reduction Form. f. Evidence of a building permit, if required by the work. 2. The H.R.A. will consider the completed application at their earliest convenience. They will consider: a. Whether the application meets the requirements of the City Ordinance and H.R.A. Regulations; b. Whether the proposed work will enhance the appearance of the building and the neighborhood in conformance with the Design Guidelines; c. Whether private mortgage credit is available and affordable to this applicant; d. Whether other governmental programs are available and affordable to this applicant; e. Whether the building is required by any court order, statute or ordinance to be repaired, improved or rehabilitated; and f. Whether the work has been reviewed and approved for conformance with the building, planning and heritage preservation codes and ordinances. 6 3. If the application complies with the above considerations, the H.R.A. will approve the interest reduction by Resolution. If the application does not comply, the owner may resubmit the application with changes. 4. Upon approval, the H.R.A. will notify the applicant and the lender, in writing, of their final approval so that the loan can be closed. The loan closing will be handled by the lender. D. Complete Work 1. Upon completion of the work, the applicant will meet with the H.R.A. staff, and if necessary, the City Building Official, for inspection. If the work complies with the application as approved, the applicant and the H.R.A. staff will sign a statement of completion. 2. The statement of completion will be sent to the lender. At the lender's request, the H.R.A. will pay the interest differential payment according to the Interest Reduction Form. 3. The H.R.A. will make payment tt the borrower and the lender jointly. The lender will apply the proceeds to reduce the loan amount. 4. On receipt of the payment the applicant will sign a note and execute a lien obligating the applicant to repay the payment if the subject property is sold, transferred or disposed of by the applicant. The repayment obligation will be secured by a lien recorded against the applicant's property. The lien will provide that the payment shall be due and owing fifteen years from the date • of the lien. The H.R.A. will extend the lein if there has been no sale, transfer or other disposition of the property within said fifteen years and the applicant executes an extension of the lien for another fifteen years. 5. The applicant shall have the right to prepay the assistance at any time in whole or in part. 7 HASTINGS HOUSING&REDEVELOPMENT AUTHORITY INTEREST REDUCTION PROGRAM Applicant's Procedure 1. Meet with the HRA Director at City Hall to discuss eligibility, work to be done, program regulations and steps to be taken. 2. Determine what work will be done. Discuss with an architect or engineer in cases where structural modifications will be made. Purely appearance related improvements should be discussed with the HRA Director to ensure they meet design guidelines and preservation ordinances. 3. Meet with one or more contractors, City Planner and HPC Staff have to sign the form attached to the application. 4. Meet with a participating bank(Norwest, 1st National, Vermillion State, Hampton State) to discuss a loan to do the work and the approximate amount to be borrowed, the term and interest rate. 5. The Building Inspector, City Planner and HPC Staff have to sign the form attached to the application. a. Meet with the City Building Inspector to determine if the work will conform to the Building Code. The inspector may require drawings or in some cases where the work does not need plans, such as roofing, he will require specifications describing the work. b. Meet the City Planner to determine if the work involves any set-back, parking or use considerations. c. Meet the HPC Staff to determine if the building is protected, and if so, what work is permitted and what requires Heritage Preservation Commission approval. 6. Complete the loan application and ask the banker to write a letter to the HRA Director using the enclosed form. 7. Complete the enclosed application for the HRA and return it to the Director. Include$100 application fee, copies of drawings/specifications, and the bank's letter. 8. The HRA will consider the application at their next meeting and notify the applicant if the project is approved. If you start work before approval, the HRA is not required to approve or include expenses already incurred. HRA Director: John Grossman, 437-4127. HASTINGS HOUSING&REDEVELOPMENT AUTHORITY INTEREST REDUCTION PROGRAM APPLICATION CHECKLIST FOR: Address Owner 1. Completed Application. 2. Drawings or written specifications 3. $100.00 application fee 4. Lender's letter of amount, term and interest rate of loan 5. City Building Official A. Does the work described conform to the building code? B. Will a building permit be required for this work? Comments: Signature: 6. City Planner A. Does the work described conform to the comprehensive plan and zoning ordinance? B. • Does the sign, if any, conform to the sign ordinance? Comments: Signature: 7. Heritage Preservation Commission A. Is the building within the Historic District? If so, does the work require HPC approval? B. Does the work described conform to the HPC criteria and guideline? Comments: Signature: (LENDING INSTITUTION LETTERHEAD) date John Grossman Hastings Housing and Redevelopment Authority City Hall, 101 E. 4th Street Hastings,Minnesota 55033 RE: Name of applicant and address of property Dear Mr. Grossman: This letter is evidence of our willingness to lend$ to the above applicant. This loan will be for a term of years and at a rate of %(fixed or variable). Our evaluation reflects that the loan complies with the terms and conditions of the HRA Commercial Rehabilitation Program. Yours truly, Lender HASTINGS HOUSING AND REDEVELOPMENT AUTHORITY COMMERCIAL REHABILITATION LOAN PROGRAM 1 . Applicant Date Submitted Address Property Address Contact Person Phone 2. Nature of Project 3. Building Size Square Feet 4. Estimated Project Cost: (a) Mechanical (includes heating & plumbing) (b) Electrical (c) Exterior (d) Structural (including roof) (e) Foes (,architect,Enginecr, etc. ) (f) Contingencies TOTAL S. Loan Amount 6. Estimated portion used for improvements to residential part of building 7. Bank or financial institution or originator Address Contact Person Phone 8. Statement of Need. , would not be able to make the above improvements without the assistance of this interest reduction program. Signature Date INTEREST REDUCTION PAYMENT CALCULATION 1 . LOAN AMOUNT 2 . TERM: 3 . TOTAL PAYMENTS AT MARKET RATE X MARKET RATE MONTHS I iOiiTi 1LY PAYMENT 4 . TOTAL PAYMENTS AT REDUCED RATE X = MARKET RATE MONTHS MONTHLY PAYMENT MINUS 6% 5 . PAYMENTD IFFERENTIAL: LINE 3 MINUS LINE 4 6. DISCOUNT FACTOR : FROM CHART 7 . X = PAYMENT DIFFERENTIAL DISCOUNT FACTOR LINE 5 LINE 6 8. LINE 7 OR $7,500 - WHICHEVER IS LESS 9 . PROFESSIONAL DESIGN CREDIT : TOTAL AMOUNT OF FEES OR 500.00, WHICHEVER IS LESS 10 . TOTAL PAYMENT LINE 8 + LINE 9 6/21 INTEREST REDUCTION PAYMENT CALCULATION LOAN TERM DISCOUNT FACTOR 5 years .681 6 years .630 7 years .583 8 years .540 9 years .500 10 years .463 15 years .315 20 years .215 6/21 • • g6c. \ ii i- Financial Incentives Rehabilitation of commercial buildings may qualify for two types of financial incentives: below market rate loans and/or tax credits. At the time of this publication, the City of Red Wing was assembling a package of below market rate loans that would be available to commercial building owners and tenants. 'these loans would be applied to a fixed percentage of the rehabilitation costs while the owner/tenant would be responsible for securing - the balance of the financing. All questions concerning these below market rate loans should be addressed to the City of Red Wing Planning Department. The second type of financial incentive is tax credits which were made available by the Tax Reform Act of 1986(PL 99-514). The Tax Reform Act establishes the following: • A federal income tax credit equal to 20% of the cost of substantial rehabilitation of historic buildings for commercial, industrial and rental residential purposes, or a 10% tax credit for the cost of substantial rehabilitation of nonhistoric, nonresidential buildings built before 1936. • A straight-line depreciation period of 27.5 years for residential property and 31.5 years for nonresidential property for the depreciable basis of the rehabilitated building reduced by the amount of the tax credit claimed. The Internal Revenue Code limits the tax credits for rehabilitation to depreciable buildings, i.e., buildings used in a trade or business or held for the production of income, such as commercial or rental residential properties. Preservation tax incentives are available for any qualified project that the Secretary of the Interior designates a certified rehabilitation of a certified historic structure. All of the buildings located within the Red Wing Historic Districts are certified his- toric structures. Property owners interested in obtaining Federal tax incen- tives and certification should contact the Red Wing City Planning Department or the State Historic Preservation Officer, Min- nesota Historical Society, Fort Snelling History Center, St. Paul, Minnesota 55111. • • . a RED WING PORT AUTHORITY COMMERCIAL REVITALIZATION PROGRAM PROGRAM GUIDELINES (10/96) GENERALL') ' j A. INTRODUCTION / 1 The primary funding sources for this program are Red Wing Port Authority investment funds from previously delivered grants and other financed programs. The Red Wing Commercial Revitalization Program is designed as an incentive for private sector improvement of commercial buildings in the Designated Improvement Area(see map),with priority directed toward the exterior rehabilitation and building code related improvements. The program combines low equity requirements with fixed rate and moderate term fmancing. The following guidelines are intended to be used in the general structuring of business improvement projects. B. EQUAL OPPORTUNITY POLICY It is the policy of the Red Wing Port Authority and the Red Wing Housing and Redevelopment Authority to provide equal opportunity for participation in the Commercial Rehabilitation Program regardless of race, color, creed, religion,national origin, sex,marital status, status with regard to public assistance,disability,sexual orientation or familial status. C. ADMINISTRATION The Red Wing Housing and Redevelopment Authority's Community Development Coordinator,on behalf of the Red Wing Port Authority, will receive and review all loan applications. The Port Authority/HRA Loan Review Board will give fmal loan approval,enter into all legal agreements,and commit all fmancing for loans. II. ELIGIBILITY Commercial Revitalization Program(CRP)Funds shall be used to improve properties which meet the following criteria: A. PROPERTY ELIGIBILITY 1. The property to be improved must be located within the Designated Improvement Area as designated by the Red Wing Port Authority. A map of the Designated Improvement Area is attached. 2. The property must be a commercial structure or a mixed use structure partially utilized for commercial purposes. 3. The structure located on the property parcel must be a permanent structure. 4. The property must be determined suitable for rehabilitation. Suitable for rehabilitation shall be generally defined as: the value of improvements required to bring the structure into 1 compliance with all applicable codes can not exceed 50%of the Estimated Fair Market Value of the structure after the proposed required improvements are made. For the purposes of determination of the estimated fair market value the Estimated Fair Market Value determined by the Goodhue Count Assessors Office for the current year shall be used. Exceptions to this guideline may be granted by the Loan Review Committee. B. ELIGIBLE IMPROVEMENTS Improvements to the eligible property using CRP Funds shall satisfy the following requirements: 1. CRP Funds are limited to exterior improvements,improvements to correct code violations and repairs to internal systems such as heating,plumbing and electrical. 2. Each improvement must be a permanent improvement to the eligible property. Permanent improvements shall include,but not be limited to: • alterations, renovation or repairs in connection with the exterior of existing structures • improvements to correct defects and deficiencies in the property directly affecting the safety,habitability,energy consumption,code violations and/or the property's aesthetics 3. Each improvement shall be in compliance with all applicable health, fire, building and energy codes and/or standards. However,no application shall be denied solely because the improvements will not bring such property into full compliance with the aforementioned codes and/or standards. 4. Improvements must benefit the commercial portions of the structure. Improvements that solely benefit a residential portion of a mixed use structure are not eligible. C. ADDITIONAL COMPLIANCE REQUIREMENTS 1. As a condition of obtaining CRP Funds,the Red Wing Port Authority may require specific improvements, which are consistent with the Red Wing Historic Preservation Plan and Guidelines. 2. All structures which are determined to be in a floodplain,to be determined by using Flood Insurance Rate Map/Community - Panel Number 270146-0015-B, must obtain flood insurance and construction must be in accordance with all applicable flood construction requirements. 3. To the greatest extent possible, the accessability requirements of the Americans with Disabilities Act (ADA) and Section 504 of the Rehabilitation Act of 1975 will be incorporated into the project. 4. The Red Wing Port Authority may require the property owner to secure architectural and/or engineering services. 5. All information provided by the applicants shall be maintained in accordance with the Minnesota Data Practices Act. 2 D. INELIGIBLE IMPROVEMENTS 1. CRP Funds shall not be used in whole or in part for the payment of assessments for public improvements. EXCEPTION: CRP Funds may be used for that portion of improvements located on the property which will bring an individual water supply system and/or sewage disposal system into compliance with any local,state and federal codes and/or standards. 2. CRP Funds shall not be used in whole or in part for the purpose of refmancing and/or paying an existing indebtedness. All CRP Funds must be used to finance improvements that began after approval of the application for said funds. 3. CRP Funds shall not be used in whole or in part for working capital, inventory, debt consolidation and any other uses which the administering agency determine are not within the scope of eligible uses described here within. E. ELIGIBLE RECIPIENTS 1. The recipient(s)must individually or in the aggregate have at least: (a)2/3 interest in the fee title;or(b)a 2/3 interest as purchaser in a contract for deed with respect to the property to be improved. 2. All individuals having an ownership interest in said property must join in the application including contract for deed holders(fee owners). 3. Lease holders are eligible to make application for SCDP Funds. The lease for the property (or portion of the property)and security for the loan shall be reviewed by the Loan Review Committee on a case by case basis. The property owner(s)must join in the application. 4. No person who is: (a)an employee,agent,consultant,officer,elected or appointed official of the City of Red Wing, the Red Wing Port Authority or the Red Wing HRA, any designated public agency that receives commercial rehabilitation loan amounts and who exercises and/or has exercised any function and/or responsibility with respect to assisted rehabilitation activities;and/or(b)is in a position to participate in a decision making process and/or gain inside information with regard to such activities,may obtain a personal and/or financial interest and/or benefit from the activity and/or have an interest in any contract, subcontract and/or agreement with respect thereto and/or the proceeds thereunder,either for themselves and/or those whom they have family and/or business ties,during their tenure and for one(1)year thereafter. 3 III. LOAN APPLICATION PROCEDURE A. APPLICATION 1. Applications will consist of preliminary proposed improvements, cost estimates and fmancing resources available as the applicant's match to CRP Funds. Review of the applicant's property will occur to determine the extent of exterior and related improvements proposed by the applicant. The property review shall also verify location in relation to flood plain and that the property meets the Commercial Revitalization Program's objective. 2. The Red Wing HRA will receive applications for review until project termination and/or CRP Funds are exhausted,which ever comes first. Each application will be reviewed for CRP Funds according to eligibility criteria. B. APPLICATION REVIEW 1. Applications shall be reviewed and assisted on a first come - first served basis upon submittal by the applicant of all required application information and/or documentation. 2. Loan commitments shall be made on a first come-first served basis upon submittal by the applicant of all project improvement cost documentation and financial commitments. 3. Upon application review staff shall meet with the applicant at the property to review the proposed property improvements. Staff will review the program with the applicant,solicit input from the applicant regarding property improvements and financing availability to the applicant. C. CONTRACTING PROCESS 1. Applicants are encouraged to obtain at a minimum,two(2)bids per improvement,except in circumstances where this requirement is impractical. 2. All participating contractors must be licensed and/or bonded as required by law. The contractor shall be insured to meet the limits established by the Commercial Revitalization Program and are as follows: Class of Coverage Bodily Injury Property Damage 1. Manufacture's&Contractor's $300,000 $100,000 2. Product Including Complete Operations $300,000 $100,000 3. Auto Owned,Hired or Leased $300,000 $100,000 4. Worker's Compensation As Required As Required 3. Upon review of the bid proposals by the HRA and applicant, applicant selects the contractor(s)to perform the improvements to their property. The HRA prepares Contract Package for Rehabilitation for execution by the appropriate parties. 4. Applicant shall provide written,third party documentation of applicants matching financing prior to execution of any contracts. 5. The HRA shall conduct a pre-construction conference with the applicant and selected contractors to execute contracts, review the project, payments, time schedules and other requirements. 4 • 6. The HRA shall issue a Proceed to Work Order to all selected contractors. 7. All change orders to the contract must be in writing prior to the specified work commencing. Said change order(s)must be approved by the applicant,HRA and contractor. 8. During construction the HRA shall periodically review work conducted. This does not relieve the applicant from their responsibility to monitor the daily progress and quality of work performed. The applicant shall promptly notify the HRA if problems in workmanship or project scope arise. 9. Upon completion or a request for a partial payment of an approved improvement, the property and improvement work are reviewed by the applicant and HRA. A Completion Certificate is executed upon approval by the applicant, HRA and contractor. Contractor shall provide lien waivers,Sworn Construction Statement as required in the contract prior to payment disbursement. 5 D. CRP FUND FINANCING 1. There shall be a non-refundable application fee of$150. \9e 2. At loan closing a $500 approval fee and a 1% commitment fee shall/incurred by the applicant. All recording fees shall be paid by the lender. 3. Loan funds shall not exceed the lesser of 40%of the project cost or$50,000. Unless so approved by the Loan Review Committee. 4. The interest rate for the loan shall be at a rate which is 2% less than the current Prime Interest Rate. 5. The maximum terms of the loan repayment shall be at a as follows: Loan Amount Maximum Term Less than$25,000 5 years $25,000 or more 10 years E. APPEALS PROCEDURE Complaints concerning the Commercial Revitalization Program shall be in writing and addressed to the Red Wing Housing and Redevelopment Authority. The Community Development Coordinator will contact the applicant and attempt to resolve the problem. A written response will be made within 15 working days. If an applicant is not satisfied with their response from the Community Development Coordinator, they may appeal to the HRA Executive Director,whose decision will be fmal. The HRA Executive Director's decision will be in writing and will be made within five working days. H. AMENDMENTS These policies and procedures may be changed and/or amended at any time by the Red Wing Port Authority except where a signed agreement precludes such a change and/or amendment. h:\common\marty\crp97\policies.doc 6 • • Faribault Economic Development Authority Original Town Facade and Renovation Program PROGRAM GUIDELINES 1995 The Faribault Economic Development Authority's Original Town Facade and Renovation Program is designed to support private efforts to rehabilitate, renovate and/or restore the exterior facades of commercial properties in the central business district and to create or enhance off-street parking opportunities. The priorities of the program are the renovation and restoration of architecturally or historically significant properties and storefronts, the development of off-street parking spaces and the repair or replacement of upper level windows. Assistance may be provided in the form of rehabilitation loans and/or upper level improvement grants which shall be awarded on a case by case basis by the Faribault Economic Development Authority (EDA). The participation of the EDA, the Faribault Housing and Redevelopment Authority (HRA) or the City of Faribault in past projects and the appropriateness of additional financial support will be considered in the review of all applications. Program guidelines were adopted by Resolution#95-02 of the Faribault Economic Development Authority on January 26, 1995. FUNDING LEVEL: One Hundred Thousand Dollars ( $100,000 ) SOURCE OF FUNDS: TIF District# 3 Central ADMINISTERING AGENCY: Faribault Economic Development Authority NATURE OF ASSISTANCE: Rehabilitation Loans and Upper Level Improvement Grants shall be awarded in accordance with the attached guidelines. Loan and/or Grant funds must be expended within twelve (12) months of award. FINANCIAL ASSISTANCE: Maximum of twenty thousand dollars ($20,000) of loan funds per building. One upper floor improvement grant per building. GEOGRAPHICAL FOCUS: TIF District# 3 Central / Central Business District ..t-- I'1 7,1.::R xr r'--r'---+1 . -----,q I. j `�.4 �L^_'��-_"i l : • i• , I . ' "• r—' ,.�.. .I HH - r p r: uI.-I... ( T.I jY' t r f I �_ • 1_ • .. ._.'� I''1 rj.� l. 1 dr 71 l' iIj1 �-' ..: t 11 `.Iw•II IF1r) 'r1 C,E. -� lLt'LJ __,-. S �.;I. ; ia ,, lL 1,,�.a .; � P„J �: - • � .I -- --- '• ..1 .'11111 1 nr j • ^-r r..1 • /A{rJ • _''-. .l'I• "r-T<c{ '1•Ir =r• t-T•`�3' rl � .!�f cT.- 1:2-.. r--. ^S: C—z Imo^ ��r r -? ^s__ _ •:• + • 1 ft" - d. I I •X {I i•._4._-,-;-- . j [.. L I L. �_ L_� LL-E.--L1 1 / 1 {, '•Ir' 1 0,..1 1} .L„:::3. v • .1 '�J 4._-,- ,.w^ :a7 ' t^r•- '�� ,r'T!}• ��l �,4 __1 If} � ( () 1 I . / .... .! I qi ttl'il l i:il ' �,J,:L j.1 [,:l i1�..� i_ 'I'I• U-1.1 I ; FI l'I '. 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'f :i'"-Et:__* i I” t_. �.J' ; �•:'j �'r, -L•L" ` � • illtil - �•-•T��� ... -�f n. _ ,.r TrT _ � ...�..r11 r RaID ' ,'_)'- '77 .... ( ! 1:1---'"_ _ ; 1 _A,� , ,� ITS =1 ,1 r'Illt.n.\r ��apt n a y: I. l', 1 �'� . ''' . -• r:.___,.... -:.., > • i. :�_i I:: . J �` i . I ' \ f • • 'FI l1F . h. �I r • . ) \) ?..jfl7 ,3, _ � t0�`- liF r ,. ` � C � r.,.,NEc() nom-•; ,\ ot+rItuN 1:.'i.,;„1:,.1.,.1, -g.�1 .I' 7t • ' •A:'.`. _I'- ..f,• `',•/-- } . >-. I :. • ;�_;.r_; - � "�'�..r �/mak �' • I I 3 ' a .r t_ti,:�.a.�•.1 T,. w! .. - .\' •l+^-r.„`..•: 5,••'. • _ - r. rl. tl 1 4 :-- '\^ �\Y`_ 'f)h-•III. +.- f, _ •.j I t__ .1 • 4_••I • I / . x .,NIgxv,,.y L.l�'�1 r :1r.. <;. y� ,.`-,. .. c' 1.„,. .7 -. _-,/ I• i 1I..u. .�_'..1 ,1I_1 - . G_j.`.x1 '''-1••1.1:111:..., I' I ;Az / `� /l N G1t'...I ) LI.:..t _— • : i ,y- .. —,—=7— I+v.....-...r/ .1.1.4."1.3 f.,....1...-11f.,....1...-111.— I T"o••r.�.. / I..N'\/i .r .`I -1-i.• �l - , �u::-., / ORIGINAL TOWN FACADE AND RENOVATION PROGRAM Project Area Properties must be located within the project area identified above to qualify for funding through the Original Town Facade and Renovation Program. Faribault Economic Development Authority June 1995 REHABILITATION LOANS: Maximum Loan: Twenty thousand dollars ($20,000) Percent of Project: Maximum of fifty percent (50%) Equity Participation: Minimum of ten percent (10%) Other Criteria: Maximum of ninety percent (90%) of market value of building as established by the assessor or after rehab value as determined by an appraiser Interest Rate: Fixed rate two (2) points below prime Not less than three percent (3.0%) Term of Loan: Variable, not more than ten (10) years Repayment Terms: Variable repayment schedule Security: Second mortgage and/or Personal guaranty Eligible Costs: Exterior Improvements Site Improvements Architectural / Engineering Phased Projects Ineligible Costs: Costs incurred prior to approval Interior and leasehold improvements Special Conditions: Funds must be expended within twelve months of award UPPER LEVEL IMPROVEMENT GRANTS: Maximum Grant: Two Thousand Dollars ($2,000) Percent of Project: Maximum of fifty percent (50%) Other Criteria: Limit of one (1) grant per building Eligible Costs: Upper level improvements including but not limited to the repair, replacement and/or restoration of windows, tuck pointing and painting. Ineligible Costs: Costs incurred prior to approval Interior and leasehold improvements Special Conditions: Funds must be expended within twelve months of award APPLICATION PROCESS: Applications will be accepted by the City of Faribault's Community Development Department. The Department will, upon receipt of a complete application, review the proposed project to ensure that it complies with established program guidelines and forward the request to the EDA for consideration. Incomplete applications will not be accepted. APPLICATION PACKET: The following information must be submitted by the applicant prior to EDA review. 1) Project Narrative 2) Project Budget 3) Construction Estimate 4) Private Financing Commitment 5) Equity Investment Commitment 6) Proposed Security 7) Financial Statements (Three (3) years) 8) Personal Financial Statements (IF personal guaranty offered as security) 9) Heritage Preservation Commission Review FOR MORE INFORMATION: The City of Faribault Community Development Department 208 NW First Avenue Faribault, MN 55021 (507) 334-2222 Faribault Economic Development Authority Original Town Facade and Renovation Program PROGRAM APPLICATION APPLICANT: Name Mailing Address Telephone (Days) PROJECT ADDRESS: PROJECT NARRATIVE: Please provide a short description of the project. What do you want to do? Why does it need to be done? If this is part of a phased project, what additional work do you plan to do? When will the project be completed? Additional sheets may be attached. PROJECT BUDGET: Construction estimates must be attached to the application as documentation of projected expenditures. Additional budget sheets may be attached. Proposed Activity Cost $ Total Project Budget $ • PROPOSED FINANCING: A letter of commitment fromour financial ial institution and all other funding sources must be included with your application. Source of Funds Amount Terms Original Town Loan Request $ Original Town Grant Request $ Total $ PROPOSED SECURITY: The following is offered as security on the requested Original Town Facade and Renovation Loan. If you wish the EDA to use the appraised value of the property in its evaluation of your request, please include a copy of the appraisal with your application. If the loan is to be guaranteed, the personal financial statements of the individual(s) must be included with the application. Mortgage: Address of Property: Appraised Value of Property: $ Market Value of Property: $ Mortgage Holders: 1st Mortgage $ 2nd Mortgage $ Guaranty: Name(s) of Guarantor(s): Mailing Address: Telephone (Daytime): Personal Statements Attached: YES NO Other: Value: $ FINANCIAL STATEMENTS: Financial statements ( three year historical or two year projected) for the property must be included with the application. Financial Statements Attached: Historical: 199 through 19 Projected: 2 Attachments: The following documents must be submitted before your application can be considered. Please check off each of the listed documents to ensure the submission of a complete application. Documentation Cost Estimates: Letter(s) of Commitment Appraisal of Property Personal Financial Statements Financial Statements Three year historical or Two year pro forma APPLICANT SIGNATURE: Date For Office Use Only: Date Application Received: Loan Application Number: Heritage Preservation Commission Date of Review: Action: Economic Development Authority: Date of Review: Action: 3 ••••'''.' W;� 'A '" ,`� �� tY �' , rrls• '.. Y ¢ M� '� , - �,c 'fir t '? 4 4.,,. ate, y `tt3 .,E. 'E , y 4 �, 0.0 0 , ..,;„7,1 ,,,.. :z 6 F �EyXrH �Zr �I } � r.ri.-� � �j,..,4t,,....,..„:...„.„4.40r...:..,.. , -4: ..,1„.„•:,:'''' . -.--• '.."'.. .-.4..:.„-'..k:-..-;Y-,....:•-•.•:".-..•1- 4 5,, cu -tft , • ,�� �f� S ..7,:i -f-fi:, "2 4 0 .0 •—' = : • PA-.'IF .• ' y f .,..., ...., 1' H H �y• 'Y. '� H ri F-d 6 '$ s I t w�« .rte a.. • • ,.. , . .:f...... .. .4,„. . ,' ,. 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O a O cv y s v ' > cd rci QJ s ry t" N C id ._ rd _ p y N 0,0 O L y W ,) 5 4, •--' ,_, ,-., ..-, rt U 0 v > d ri , far . . , rd O a0 V r=, w w n 1 ,-i 04 r rs ? �, v O , ,* 0 C J __, - r '-' C CJ :J rd .:� .^� :J a� „ y 4 Y Q, o U ' O s d r A) O ' J ✓r J J 1.) :J r��C N o CD J J rt = ,r L J r, J sJ ,- 4:11 cr C - — J - .r ri > .r - — c — - _ C _ f J a Xy r _ , - - S 3 t i, '7 yy �7) -A — DRAFT(5/8/97) Proposed Salisbury Municipal Service District Loan Participation Agreement THIS LOAN AGREEMENT (hereinafter the "Agreement") made and entered into this 1st day of September, 1997, by and between the following financial institutions doing business in the City of Salisbury (herein collectively referred to as the "Lenders"): Central Carolina Bank & Trust Co. Citizens Savings Bank Farmers & Merchants Bank First Citizens Bank First Union Nations Bank, N.A. South Trust Bank Wachovia Bank, N.A. WITNESETH: WHEREAS, the Lenders are vitally interested in maintaining and improving the Central Business District of the City of Salisbury; and, WHEREAS, each participating institution has agreed to commit prorate to a loan pool of up to $2,400,000.00 (up to $300,000.00 per Lender) for the maintenance and improvement of the Municipal Service District of the City of Salisbury pursuant to the term and conditions of this agreement and, WHEREAS, the participating institutions desire to formalize their understandings and agreements relating to the loan pool in the form of this Agreement; NOW, THEREFORE, in consideration of the terms, covenants and conditions of this Agreement, and for other good and valuable considerations, the parties hereto mutually agree as follows: -1- ARTICLE I Definitions For the purposes of this Agreement the following definitions shall apply: Section 1.01: Municipal Service District shall mean that area specified and defined in the official tax records of the City of Salisbury as the Municipal Service District on the date of adoption of this Agreement. Attached hereto as Exhibit "A" is a map of the Municipal Service District on the date of the adoption of this Agreement. Section 1.02: Eligible Borrower shall mean: (a) a person, firm or corporation, or combination thereof, with requisite legal capacity to own property and to make and perform contracts in North Carolina; and who or which (b) is at the time of Loan closing the owner or lessee of a Qualifying Property; and who or which (c) is not a "related; person" as defined in Section 103 (b) (6) (C) and (9b) (13) of the Internal Revenue Code to any of the Lenders. Section 1.03: Oualifying Property shall mean a proposed or presently existing building, and land, auxiliary buildings, improvements (including trade fixtures), fixtures and building equipment associated therewith, that: (a) is or will be located in the Municipal Service District; and (b) is or will be used by the Borrower or the Borrower's lessee for a lawful commercial, business or residential purpose; and (c) conforms or will conform to the requirements of all applicable laws, ordinances, regulations, restrictions and orders of any governmental or quasi- governmental authority having jurisdiction, including conditions imposed by any applicable land use or redevelopment plan, zoning ordinance, building code or historic property designation, and to all restrictive covenants affecting the property. By contrast and by way of example without limitation, a "Qualifying Property" shall not mean or include any property that at the time of Loan closing is used, or that will, during the term of the Loan, be used, for any activity, business or enterprise commonly accepted or otherwise defined to be: (i) massage parlor; (ii) adult book, film or paraphernalia store; (iii) game room; (iv) bingo parlor; (v) facility used for gambling; (vi) bar, tavern, store, the principal business of which is the sale of alcoholic beverages for consumption on or off premises; or (vii) storage facility, the principal business of which is to rent, lease, or sell storage space. -2- Article 1 continued: Section 1.04: Permitted Expenditures shall mean all costs associated with or attributable to Qualifying Property and properly: (a) incurred by the Borrower after the issuance of a formal commitment for a Loan for the acquisition, construction, enlargement, repair, reconstruction, reconditioning or rehabilitation of a Qualifying Property; and (b) chargeable to capital account under generally accepted accounting principles and subject to the allowance for depreciation under section 167 of the U.S. Internal Revenue Code or incurred in acquiring or improving land, such as the cost of: (i) land, existing structures, labor and materials; (ii) architectural, engineering and legal services, including the cost of surveys, estimates, plans and specifications and supervision; (iii) bonds, permits, and Loan closing costs; (iv) interest incurred and paid during the period of construction or rehabilitation; and (v) landscaping. By contrast and by way of example, without limitation, Loan proceeds may not be used (i) to provide working capital , (ii) to finance inventory, or (iii) to refinance an existing loan (except as permitted pursuant to paragraph 3.04 hereof). Section 1.05: Servicing Agent shall mean Section 1.06: Loan shall mean a loan made pursuant to the terms of this Agreement. Section 1.07: Loan Committee shall mean a committee composed of one (1) representative from each participating Lender. Section 1.08: Loan Pool shall mean those funds available to fund a Loan or Loans hereunder up to $2,400,000.00. -3- ARTICLE II Borrower Qualifications Section 2.01: Requirement. Loans shall only be made to Eligible Borrowers who or which meet all requirements of this Agreement. Section 2.02: Credit Worthiness. An Eligible Borrower must be "Credit Worthy" and shall be deemed "Credit Worthy" only if the Borrower has established to the reasonable satisfaction of the Loan Committee that the Borrower is able and likely to repay the Loan, if made, in accordance with its terms. The Loan Committee shall base its determination on all relevant and apparently reliable credit information submitted or obtained with respect to the Borrower's application, which information will customarily include the following: (a) financial statements (balance sheets and operating statements) of the Borrower (and any proposed guarantors, endorsers or sureties) for at least the three (3) most recent fiscal years, plus such interim statements as have been prepared, all certified by the Borrower (and any proposed guarantors, endorsers or sureties) to be accurate and complete; (b) standard factual data reports from any credit reporting agency reasonably acceptable to the Loan Committee; (c) terms of leases for all or portions of the Qualifying Property and evidence of the financial condition of the lessees; (d) copies of recent tax returns for three years. In determining the credit-worthiness of a Borrower, the Loan Committee shall take into account sound business and underwriting principles. At a minimum the projected net cash flow from the Qualifying Property of the business operated therein by the Borrower shall be sufficient to make the payments required by the Loan and to satisfy the Borrower's other financial obligations as they mature. No Borrower shall be determined to be Credit Worthy unless so determined by the Loan Committee. -4- ARTICLE III Use of Loan Proceeds Section 3.01: Requirement. The proceeds of a Loan shall be used only to satisfy or to reimburse the Borrower for Permitted Expenditures incurred in connection with a Qualifying Property. Section 3.02: Intended Purpose. Each Borrower shall be required to provide an Affidavit to the Loan Committee as part of the application process, which Affidavit states the purpose or intended purpose for which the Qualifying Property is to be used, and to agree to use it for no other purpose without the written consent of the Loan Committee. Section 3.03: Expenditure Period. Anything herein to the contrary notwithstanding, the Loan Committee must formally approve each Loan application before the Borrower acquires the property (if such acquisition is to be financed by the Loan) before the borrower commences construction (in connection with any construction, enlargement, repair, reconstruction, or rehabilitation of the Qualifying Property to be financed with the Loan). The Loan Committee and /or Servicing Agent shall use its best efforts to make Section 3.03 known to an eligible Borrower in a timely manner. Section 3.04: Retiring Interim Financing. The proceeds of a Loan may be used to retire an interim or construction loan ( and payments made for that purpose shall be deemed "Permitted Expenditures") provided that: (a) the proceeds of the interim or construction loan were used to pay costs that otherwise constitute Permitted Expenditures incurred in connection with a Qualifying Property; and (b) the Loan Committee formally approved the Loan application of the Borrower before the Borrower acquired the property (if such acquisition was financed with the proceeds of the interim loan to be refinanced with a Loan). No more than 25% of the proceeds of each Loan may be applied toward retiring interim financing or an existing permanent mortgage and is subject to the unanimous decision of the Loan Committee. -5- ARTICLE IV Loan Terms Section 4.01: Requirement. Each Loan shall be made subject to the terms, conditions and limitations set forth in paragraphs 4.02 through 4.08 hereof. Section 4,02: Loan Amount. The maximum Loan amount shall be the amount of money at any time available to fund the Loan Pool. No Loans of less than $100,000.00 shall be made without the unanimous agreement of all members of the Loan Committee. Section 4.03: Interest. Each Loan shall bear interest at an annual rate that is prime rate less 1/2% as established by the servicing agent, as that rate may change from loan to loan, adjusted on the date of each loan application. That interest rate shall be guaranteed for a period of five (5) years. After five (5) years, the interest rate shall be adjusted, based on the performance of the project, the economy and the current prime rate. From the date of any event of default on a Loan, the Lenders may elect, in their sole discretion, to charge a default rate of interest equal to the prime rate plus three percent (3%) per annum. Section 4.04: Payments. The principal amount of each Loan shall be payable in equal monthly installments calculated pursuant to an amortization period of fifteen (15) years or less. Accrued interest on the principal amount outstanding, calculated through the last day of each calendar month, shall be payable within ten (10) business days after invoice from the Servicing Agent. Section 4.05: Security. All Loans shall be secured to the Servicing Agent by a first, or, with the consent of the Loan Committee, a second lien upon and security interest in the Qualifying Property. The Borrower shall be required to execute a deed of trust, security agreement, assignment of leases, rents and profits and other customary security documents in form customarily used for loans of that type by the Servicing Agent. The Loan Committee shall determine the adequacy of the collateral for each loan. Section 4.06: Prepayment. Any Loan may be prepaid in whole or in part at any time without penalty. -6- Article 4 continued: Section 4.07: Financing Costs and Prepaid Expenses. To the extent not prohibited by applicable law, each Borrower will be required to pay an origination fee of one- half of one percent (1/2%) of the amount of the Loan and other reasonable and necessary administrative costs of credit reports, appraisals, title insurance, legal services, surveying, recording, inspecting and notary fees. The origination fee shall be due upon acceptance of the Loan commitment and shall be paid to and for the Servicing Agent. Each Borrower will also be required to prepay hazard insurance premiums and other expenses customary in similar transactions. Section 4.08: Closing Conditions. The dosing of each Loan shall be subject to other customary conditions and such special conditions as may be imposed by the Loan Committee. ARTICLE V Applications Section 5.01: Filing. Applications for a Loan may be submitted to any Lender. Applications submitted to a Lender other than the Servicing Agent shall be transmitted to the Servicing Agent. Each applicant shall provide such information as would be required for a conventional, permanent, commercial, mortgage loan application, including the information necessary to determine whether the Borrower is eligible and Credit Worthy and whether the proposed Loan would be for Permitted Expenditures in connection with a Qualifying Property. A completed application must be accompanied by copies or other satisfactory evidence of the following: (a) that the proposed project is or concerns Qualified Property and the Affidavit described in Section 3.02. (b) list of the work items that the Borrower proposes to accomplish, together with a reasonable estimate of the Permitted Expenditures that the Borrower intends to fund with the proceeds of the Loan; (c) plans and specifications, in form and detail sufficient for submission for a building permit review, prepared by a qualified builder or design professional; -7- Article 5 , Section 5.01 continued: (d) an appraisal of the Qualifying Property based on its value as improved in accordance with the work referred to above, prepared by qualified appraiser approved by the Loan Committee as defined in paragraph 9.03 hereof. (e) the financial statements and credit information required under Section 2.02 hereof; and, (f) copies of any existing mortgages, deeds of trust or other documents evidencing a financial lien or encumbrance upon the property, together with a statement of the outstanding balances thereof. Section 5.02: Processing. Each application and all information submitted or obtained in connection therewith shall be fully assembled, analyzed, and packaged by the Servicing Agent for presentation to the Loan Committee. ARTICLE VI Commitment Section 6.01: Approval and Issuance. If the Loan Committee approves and duly authorizes the issuance of a Commitment based on a Borrower's application and Loan submission package, the Servicing Agent on behalf of the Lenders shall promptly issue a Commitment to the Borrower stating the conditions and terms of the Loan. The commitment shall be open for acceptance by the Borrower for thirty (30) days. If the Loan Committee does not approve application, that determination shall be communicated to the Borrower by the Servicing Agent. ARTICLE VII Closing Conditions Section 7.01: Closing. The Servicing Agent shall issue to the Borrower at the appropriate time after acceptance of each Commitment, instructions for closing the Loan. The closing instructions shall be in customary form reasonably acceptable to the Lenders. Each Loan will be closed,within sixty (60) days of accepting the Commitment and in accordance with the closing instructions and the Commitment, by an attorney approved by the Loan Committee. All attorney fees related to each Loan shall be paid by the Borrower. -8- Article 7 continued: Section 7.02: Documents. Documents required to be delivered to the Servicing Agent g at or before the time of closing each Loan may include: (a) a promissory note, deed of trust and security agreement,a eementassignment of � leases, rents and profits, and financing statements (UCC-1 and 2) which shall have been duly completed, signed and acknowledged by each Borrower and any required endorsers, guarantors or the like; (b) other customary closing documents, such as a physical survey and surveyor's report (if appropriate), title binder or title insurance, copies of any applicable restrictions, easements, or otherP ermitted encumbrances, policy olic or certificate of fire insurance with extended coverage (containing a standard long form mortgage endorsement in favor of the Servicing Agent and its successors and assigned), settlement and disclosure statements, tax information forms, flood plain certificate, and evidence of prepayment of hazard insurance premium ( at least one year), none of which documents shall disclosure material information that is inconsistent with the closing instructions or the requirements of the Commitment; (c) an environmental audit report showing no environmental problems or a contract for abatement of environmental problems; (d) a certificate of completion of the repairs, reconstruction, improvements or rehabilitation work upon which the appraisal and commitment were based, evidencing completion thereof in accordance with the approved plans and specifications or other description of the work and in accordance with all applicable building codes, zoning ordinances, redevelopment plans, historic district requirements and other applicable governmental requirements, signed by an inspector approved by the City of Salisbury and reasonably acceptable to the Lenders; (e) a certificate of occupancy, if necessary, issued by the appropriate official of the City of Salisbury; (f) if the Loan is subordinate to a prior mortgage, a request for copies of notice of sale conforming to the requirements of NC. Gen. Stat. Section 45-21.17; and; (g) such other documents as required by the Loan Committee or its counsel. -9- ARTICLE VIII _ Funding of Loan Section 8.01: Initial Funding. The Servicing Agent shall, if necessary, initially fund any Loan made pursuant to this Agreement. Section 8.02: Assignment of Loan Participation Certificates. Immediately following the execution of all closing documents required hereunder, the Servicing Agent shall sell to each Lender a pro rata participation interest in of all promissory notes evidencing the Loan and any security interest for the Loan. All such participation's shall be properly documented by Loan Participation Certificates satisfactory to each Lender. Attached hereto as Exhibit "B" is a Loan Participation Certificate form Satisfactory to each Lender. Each Lender shall, immediately upon execution of such documents, pay to the Servicing Agent their pro rata share of each Loan. Section 8.03: Ownership of Loans. Upon each Lender's payment of the purchase price for its pro rata share in a Loan or pool of Loans, such Lender shall immediately become vested, to the extent of its pro rata share, with equity ownership of each Loan or Pool of Loans, each promissory note evidencing such a Loan, each deed of trust securing each Loan, each security agreement securing a Loan , and all other documents evidencing, securing or governing such Loan (collectively referred to in this Agreement as the "Loan Documents"). The Servicing Agent shall hold legal title to each such Loan and to the Loan Documents as Agent for the Lender and the other Lenders who hold participation interests in such Loan. Section 8.04: Interest from funding by Each Lender. If the Servicing Agent shall fund any Loan after the issuance of a Commitment and prior to any Lender or Lenders simultaneous funding of its or their pro rata share of such loan, the Servicing Agent shall be entitled to the interest on all amounts funded by Servicing Agent until Servicing Agent has received such Lenders pro rata share of the Loan advance. -10- ARTICLE IX Administration and Servicing Section 9.01: Servicing Agent The Lenders have agreed for to serve as the "Serving Agents" in the performance of al customary Loan origination and servicing functions. In consideration of the provision of such services, the Servicing Agent shall be entitled to the origination fee identified in Section 4.07. Section 9.02: Representations and Warranties of Servicing Agent. As of the date of each Loan is dosed, the Servicing Agent represents and warrants to each Lender with respect to Lender's purchase of a participation interest in such Loan that: (a) The Loan was made by the Servicing Agent for the Lenders pursuant to and in compliance with all applicable federal and state laws, rules and regulations, and in accordance with the dosing instructions in the Commitment. (b) The Servicing Agent has in its possession the original of (i) Borrower's Loan application, (ii) the note and deed of trust, (iii) an appraisal of the real property covered by the deed of trust (property), (iv) a lender's title insurance policy in an amount not less than the face value of the note insuring that the deed of trust is the first lien of record against the property, and (v) a security agreement covering such collateral pledged to secure the Loan. (c) In consideration of the origination fee identified in Section 4.07, the Servicing Agent shall hold in trust for each participating Lender an undivided Twelve and one half percent (12.5%) interest in all payments and collateral received in connection with each Loan. (d) All of the collateral which the Servicing Agent holds or which may hereafter come into its possession as direct guarantees of or collateral security for a Loan shall be held by the Servicing Agent in its own name for the pro rata benefit of the Servicing Agent and all other participating Lenders in the Loan. However, the participating Lenders shall have no interest in any property taken as collateral security for any other Loan or Loans made to the Borrower by the Servicing Agent. -11- Article 9 , Section 9.02 continued: (e) The Servicing Agent will remit to each participating Lender its participation interest in the payments (to the extent the Servicing Agent actually receives such payments) in each calendar month. Such remittances to each Lender shall be net of any expenses of the Servicing Agent described in Section 9.08 hereof in immediately available funds to the account of each participating Lender as specified by each Lender to the Servicing Agent from time to time. (f) To the best of the Servicing Agent's knowledge, the Loan Documents are genuine, valid and enforceable (except to the extent affected by insolvency laws and subject to general equitable principles). (g) The Servicing Agent shall be solely responsible for satisfying the notification requirements of Equal Credit Opportunity Act and its implementing regulations. Section 9.03: Loan Committee. All decisions with respect to Loans (including without limitation applications and legal remedies upon default) shall be made by the Loan Committee comprised of one representative from each of the eight (8) members. Actions of the Loan Committee taken in accordance with this Agreement shall bind all of the Lenders notwithstanding the fact that a particular Lender's representative may not have voted to take action. Section 9.04: Loan Documentation. The form of all Loan documents shall be subject to approval by the Loan Committee. Unless otherwise approved by the Loan Committee, all Loan documents shall be those customarily used for similar loans by the Servicing Agent in its lending activities. The Servicing Agent shall maintain complete records regarding each Loan. Section 9.05: Possession of Loan Document. The Servicing Agent shall hold in its possession the original promissory note and all other Loan documents. Copies of all such Loan documents shall be made available to each Lender. All Loan documents shall be available at the Servicing Agent's principal office in Salisbury for inspection by each Lender and its representatives, including any federal or state regulatory agency having jurisdiction over such Lender. such inspection should be during normal business hours upon the giving of reasonable notice to the Servicing Agent at the office where documents are held. -12- Article 9 continued: Section 9.06: Credit Analysis. Each Lender confirms that it will, through its representative on the Loan Committee, conduct its evaluation of the credit worthiness of each Borrower and shall make such investigation as it deems necessary in that regard. The actions of the Lender's representative on the Loan Committee shall be the actions of the Lender. Actions of the Lender's representativr on the Loan Committee shall be made without reliance upon written or oral representation of any kind from any other Lender. Section 9.07: Default. In the event of any default and acceleration of any Loan, the decision as to what , if any , legal remedies will be pursued by the Servicing Agent on behalf of the Lenders shall be made by the Loan Committee. Any expenses including reasonable attorney fees incurred by the Servicing Agent in collecting any sums due under any Loan shall be born pro rata by the Lenders. Section 9.08: Collection Costs. Each participating Lender will, upon demand by the Servicing Agent, reimburse the Servicing Agent to the extent of the participating • Lender's pro rata participation in the Loan, for any and all costs, expenses and disbursements which may be incurred by the Servicing Agent in connection with the Loan and any action which may be taken by the Servicing Agent to collect the same, for which the Servicing Agent is not reimbursed at any time by or on behalf of the Borrower. ARTICLE X Miscellaneous Section 10.01: Funding. Each Lender agrees to contribute up to $300,000.00 to the Loan Pool pursuant to the terms of this Agreement. Section 10.02: Status. Neither the execution of this Loan Participation Agreement, nor any agreement to share in profits or losses, arising as a result of this Loan Participation Agreement is intended to be, or shall be construed to be, the formation of a partnership among the Lenders. The responsibilities of the Lenders under this Agreement shall be several, not joint, and each party shall be responsible for only it pro rata share of each advance under any Loan, whether or not any other Lender has failed to perform its obligations hereunder. -13- Article 10 continued: Section 10.03: Communications. Any notice, request, demand, consent, approval or other communication provided or permitted hereunder shall be in writing and given by personal delivery or sent by United States First Class Mail, postage prepaid, addressed to the party for whom it is intended. Section 10.04: ,Authority and Responsibility of Servicing Agent. Subject to the terms of this Agreement, each of the Lenders irrevocably authorizes to act on its behalf as Servicing Agent and to execute such powers as are reasonably incidental thereto with a full power and authority as attorney-in -fact for the Lenders to institute and maintain actions, suits or proceedings for the collections of any Loan or any portion thereof, and to take such other action for the protection of the interest of the Lenders as the Servicing Agent may deem advisable, consistent with this Loan Participation Agreement. Neither the Servicing Agent nor any of its directors, officers, or employees shall be liable to the Lenders for action taken or omitted in the absence of gross negligence or willful misconduct. Section 10.05: Termination. Notwithstanding the entire $ 2,400,00.00 Loan Pool may not have been loaned or committed for Loans, this Agreement and the obligations of the Lenders herein shall terminate at any time upon their unanimous agreement evidenced by a writing executed by each, or by the passage of one ( 1) year from the date of this Agreement; notwithstanding the foregoing, the Agreement shall continue in full force and effect to any Loans previously made or committed. Section 10.06: Severability. In the event that any provision of this Agreement shall be held invalid or unenforceable by any court of competent jurisdiction, such holding shall not invalidate or render unenforceable any other provision hereof. Section 10.07: Binding Effect. This Agreement shall be binding only upon execution by each party. Section 10.08: Controlling Law. This Agreement shall be governed by and construed in accordance with the laws of the State of North Carolina, may be amended or modified only by an instrument in writing signed by parties hereto; and shall inure to the benefit of and bind the representative successors and assigns of the parties. -14- IN WITNESS WHEREOF, The parties have executed the foregoing document, under seal, as of the day and year first above written. Central Carolina Bank & Trust Co. By ATTEST: Title Title (Corporate Seal) Citizens Savings Bank By ATTEST: Title Title (Corporate Seal) Farmers & Merchant Bank By ATTEST: Title Title (Corporate Seal) First Citizens Bank By ATTEST: Title Title (Corporate Seal) First Union Bank By ATTEST: Title Title (Corporate Seal) Nations Bank By ATTEST: Title Title (Corporate Seal) Wachovia Bank By AfIEST: Title Title (Corporate Seal) South Trust Bank By ATTEST: Title Title (Corporate Seal) q \, . \7%\WS / .0. v4..- • •4A ,4_ 4.-- 7 0 i_ 4/ v. #._ - 4.1 v • # ' .... 4 A 2 4 • NO 8 Ii: k.* 4 s \ p.,, Ipi.V•44. -s ee \ , • NationsBank° NationsBank of South Carolina,N.A. Certificate of Participation (Title and Address of Selling Bank) (Date) $ No. • • (Title of Selling Bank) (Hereinafter Called The"Bank")Has Sold To (Title and Address of Participating Bank) (Hereinafter Called The"Participant"). A Participation Of$ InALoan Of$ Made To Dated Payable And Bearing Interest From At Per Cent Per Annum. • Collateral Security,If Any: Purpose or business classification Said participation has been sold on the following terms,to which the participant,by acceptance thereof,agrees: 1.The Bank will promptly credit the account of,or remit to,the participant the participant's pro rata share of all payments of principal of or interest on the above mentioned loan(hereinafter called"the loan"). 2.The Bank makes no representation or warranty,and shall have no responsibility,as to the validity or collectibility of the loan or of any note or other instrument evidencing the loan,or of any loan agreement relating thereto or as to the validity,sufficiency of,or title to,any security therefor,or as to the financial condition of the borrower.The same care has been exercised by the Bank in making the loan,and will be exercised in handling the loan and any security,as the Bank exercises with respect to loans in which no participations are sold,and the Bank shall have no further responsibility to the participant cc - 3 CITY OF SHAKOPEE Memorandum TO: Mayor and City Council FROM: Mark McNeill, City Administrator SUBJECT: Canterbury PUD - Motorcycle Races DATE: September 4, 1997 One event that Canterbury Park President Randy Sampson mentioned at the September 2nd City Council meeting was an upcoming motorcycle race. That event is a national Grand AM Moto-Cross, which is being held for the first time in the Twin Cities. It will be run at Canterbury Saturday, September 13th, from 6:00 to 10:00 PM. That race, and other events, were discussed when staff met with Randy earlier that day. He agreed to do some sound testing in preparation for the race. On Wednesday evening, two motorcycles ran sound tests on the track for approximately 20 minutes. Several calls were generated from the Hauer Trail neighborhood as a result. One of those calls was from Eldon Reinke, who requested that this be on the City Council workshop agenda on September 9th(the only Council meeting prior to the race). I spoke with Randy Sampson, the next day, who said that he had also got a call from Mr. Reinke. He stated that the bikes had not been muffled, but that that could be required. However, he still anticipates problems. He will soon be sending letters to people in the neighborhood overlooking the track explaining what will take place, and what they may expect. He notes that this one of five events that might be anticipated to make noise under the PUD -two motorcycle races, a concert(Lilith Fair), and two snowmobile races. Mr. Sampson has agreed to attend the meeting Tuesday night. This will be scheduled to take place after 5:30, when Mr. Reinke is able to be home from his job. IALO Mark McNeill City Administrator MM:tw CC: Michael Leek Tom Steininger CITY OF SHAKOPEE Memorandum TO: Mark McNeill, City Administrator FROM: Judith S. Cox, City Clerk SUBJECT: Noise Violation Penalties DATE: September 4, 1997 I received a call today from Shawn at Canterbury Park. He said that they are going to try to maintain compliance with the City Code relating to noise for the planned motor cycle races. He has a copy of this section and said that he had difficulty interpreting the penalty section and asked what actions the City can take. I spoke with Jim Thomson and then relayed to Chris: 1. The City can prosecute for a violation 2 . The maximum fine would be no more than $500 plus costs of prosecution. The actual fine would be determined by the judge. 3 . The City can prosecute for each day of the violation 4 . The City could not shut down the event without a court order 5. The City would not prosecute each rider of a motor cycle Because Jim did specifically state that we would not prosecute each rider, I said that the City would probably prosecute the property owner or party holding the event which in this case is probably one and the same. This is being provided to you for your information. LDt4,A)))); ) . Judit) S. Cox, Cit Clerk L/ s.moi. 2 — ./?, ....,--N::::\\„ I( --"Caitteida& v"��� September 5, 1997 FirstName» «LastName» «Address 1» «City», «State» «PostalCode» Dear«FirstName»: As your neighbor,we at Canterbury Park want to keep each of you informed about coming special events at Canterbury Park. We enjoyed a successful 1997 racing season, and hosted the Lilith Fair, which became the top national concert tour of North America this summer. Although the event created a traffic snarl, for which we apologize,we learned a great deal about handling traffic for such an event. The Lilith Fair also produced kudos for the City of Shakopee from Time Magazine Inc., and many, many parents called us to say they appreciated driving their youngsters to an event in which the community and venue were safe and welcoming for their children. This month we have two smaller special events that may produce some inconvenience to our closest neighbors because of sound levels. On Saturday, September 13,the American Motorcyclist Association will race in the Minnesota Mile,which is the 20th of 23 AMA events that were held across the country this summer. This half-day event is expected to conclude at approximately 10 p.m. The circuit is professional and highly publicized by racing enthusiasts and local and national press. Ticket prices range from $25 to $18. On September 20-21,we will host the Canterbury Wild Weekend, a family event for all ages,which will include antique tractor pulls, a vintage motocross race, all-terrain exhibits, demonstrations and competitions. The beneficiary of this event will be the Ronald McDonald House. The weekend will begin at 9 a.m. and will conclude at about 7 p.m. each day. Canterbury Park will conduct sound testing on Saturday, September 13, to determine decibel levels for our neighbors on the hill. In addition, we have brought in sound engineers to evaluate the sound levels and make recommendations for sound abatement to minimize concerns. We want to assure you that we are doing everything possible to ensure reasonable sound levels. We would like to invite you, as our neighbor, to both of these events. Your name and address is on a preferred list for two complementary tickets for each weekend. Please call 445-7224 to reserve your seats. Enclosed, please find our special event brochure. We will be updating you periodically on the fun activities at Canterbury Park. Sincerely, Randy Sampson President and General Manager CANTERBURY PARK HOLDING CORPORATION 1100 CANTERBURY ROAD P.O.Box 508 SHAKOPEE,MINNESOTA 55379 FAX 612.496.6400 TELEPHONE 612.445.7223 doiIx/ syo CC, ik-LI CITY OF SHAKOPEE Memorandum TO: Mayor and City Council FROM: Mark McNeill, City Administrator SUBJECT: Special Meeting -East Dean Lake Proposal DATE: September 5, 1997 INTRODUCTION: The Council is asked to consider scheduling a special meeting on September 30th to consider the East Dean's Lake proposal. BACKGROUND: One of the items on the agenda for September 9th is consideration of a special meeting regarding the East Dean Lake proposal, which has already been discussed by the Planning Commission for several meetings. A concern has been expressed that the next regular meeting of the City Council on September 16th will be too lengthy if that is included. That meeting is also when the City Council and EDA will hold public hearings which would be final consideration of the Blocks 3 & 4 proposal. Jon Albinson, Project Director,has several issues to be discussed, including street widths. The fact that this may be the largest new residential development in the Twin Cities probably means that it merits a special meeting so that it can be fully discussed. We would suggest the fifth Tuesday of the month, September 30th. ACTION REQUIRED: The Council should indicate whether it wishes to schedule a special meeting on September 30th to discuss East Dean's Lake. Mark McNeill City Administrator MM:tw CITY OF SHAKOPEE Memorandum TO: Mayor and City Council FROM: Mark McNeill, City Administrator SUBJECT: 9/16 Public Hearings -Absences DATE: September 9, 1997 A reminder that I will be absent from the September 16th City Council/EDA meeting, as I will be attending the ICMA National Conference. You should be aware that Gregg Voxland will also be absent; Gregg had requested several weeks ago to be on vacation the week of September 15-19. If there are specific monetary questions,please address those to him by this Friday. In addition, I have been advised that Steve Bubul, of Kennedy& Graven,the attorney who did most of the negotiation on the development agreement on behalf of the EDA, will not be in attendance. However, Jim Thomson will be knowledgeable about the development agreement for City issues. On the other hand,the Scott County HRA's Attorney Barbara Portwood will be in attendance, if there are specific questions relating to her interpretation of the development agreement. Dave MacGillvary of Springsted will be there on the City's behalf if there are bonding questions. Finally, Steve Ruff, of Ehlers and Associates, will be in attendance to make a presentation on his review of the project. Mr. Ruff is the individual who was hired by the EDA to review and comment on the project and its finances. A copy of his report will be delivered to you as soon as it is available,hopefully prior to the time the City Council packet goes out Friday afternoon. Mark McNeill City Administrator MM:tw lowm"""""' SEP 09 '97 11:10Ah1 EFiE RS&ASSOCIATES P.3/8 DRAFT DOCUMENT-Page 1 September 8, 1997 Mr.Mark McNeill City Administrator City of Shakopee 129 Holmes Street South Shakopee,MN 55379 Dear Mark: This letter is intended to serve as a brief overview of the River Center project proposed to be financed by the Scott County Housing and Redevelopment Authority(HRA)and the City of Shakopee. The goal of our overview is to compare the project to industry standards,demonstrate the City's range of financial risks,and offer recommendations to reduce the risks to the City and increase the efficiency of the financing,should the City proceed with the project. Summary Based upon currently available information,we believe that this project is within industry standards for HRA/City owned and financed redevelopment projects,subject to the minor recommendations listed below. It is important to note that industry standards HRA/City redevelopment projects are different than for the private market,because cities and HRAs typically invest in redevelopment projects for different goals than the private market. Specifically,the industry standards differ as follows: • The term of the financing in HRA owned projects(30 years in this case)are longer than a typical housing or commercial development(usually 15 to 25 year terms) ♦ The risk of negative cash flow in HRA owned developments is usually higher because the higher amount of debt in housing and redevelopment efforts means that occupancy levels must be higher in order to break even. • The financial"up-side" is less for HRA-owned projects than private development projects because a public entity is less likely to increase rental housing rates to match market increases and because, in the case of the River Center project,the commercial rents are fixed for the term of the financing(the lack of an"up-side"also reduces the potential for negative cash flow). The major benefits to the HRA and City are the policy objectives which are reached through the redevelopment in the short-term and the potential for sale of the commercial portion at a profit to the City/HRA in the long-term. Generally,our experience and the data supplied to us on the River Center project indicates that the chance of significant financial risk to the City on the housing portion of the development is not great, barring unforseen construction,design,or management defects. There is,however,a fairly high chance of required future contributions by the City if one or more of the following circumstances occur: • Occupancy levels for any year after initial lease-up average less than 92%(more than 5 units/garages empty per year). ♦ The operating budget is more than 8%higher than projections,without a corresponding increase in rent. SEP 09 '97 11:10AM EHLERS & ASSOCIATES P.4/8 • DRAFT DOCUMENT-Page 2 • The rents are not increased by at least 2%per year. Usually shortfalls occur early in the life of housing units. These shortfalls can become chronic if rents cannot be increased to compensate or management or design defects are not corrected. The retail portion of the project is less likely to encounter short-term cash shortfalls,but has a greater potential for more significant risk to the City,specifically if the master tenant decides that it is more financially prudent to pay the one year's guaranteed lease payments and terminate the master lease. This scenario is possible if the lease rates are too high for the Shakopee market and/or one or more of the master tenant's operations or investment group is no longer in the retail business and a suitable substitute cannot be found. If the lessee were to default, it is important to note that the HRA and ultimately the City would be faced not only with debt service requirements,but probably capital investment for reconfiguring or improving the tenant space. There also is a possibility of a shortfall in the project if tax increment receipts are less than anticipated due to state law changes in the property tax class rates for commercial property. it is our understanding that the actual tax increment wilt be higher than originally anticipated and may provide some coverage for the G.O.Bonds. The final amount of tax increment is not yet known due to uncertainty over the minimum market value agreement with the master tenant. We do recommend that the City find an alternative to the variable rate bond for the gross revenue bond (Series D)proposed for the retail portion of the development. It is common for private developers to borrow funds with a amortization of 25 years and a balloon payment in five to seven years at which time the rate is reset or the loan expanded for other improvements. This structure,although used occasionally, is not typical for municipalities and does subject the City to risk if the interest rates are much higher at the time of the refinance than they arc now. The variable rate debt is particularly troublesome because the master tenant lease rates are fixed for 30 years. Despite the negative tone of our comments,the market studies and financial data as well as our cursory review of the project and players involved indicate that the project has a very good probability that projections will be realized and the City will not be required to fund significant shortfalls. We do want to add the caveat that small shortfalls are possible in the housing component due to expense or occupancy dips and in the retail component due to master tenant or retail market issues,tax increment or capital cost/tenant improvement needs.These factors could change between now and closing depending upon the final language in the bond documents,interest rates,or other project costs. The market for housing and retail is also subject to variation over the long term. Overview of Ehlers' Experience Ehlers is an independent financial advisory firm specializing in local government in Minnesota and Wisconsin. Our primary business is assisting cities,counties,and school districts in structuring bond issues and other public financing tools. A significant portion of our work is in the area of housing and economic development for over two dozen suburban communities in the metropolitan area. In the past few years alone,we have served as financial advisor to the cities of Maple Grove and Champlin and the Anoka County HRA in the financing of senior housing owned by their individual HRAs or EDAs. We also advise communities on tax increment financing assistance to privately owned commercial facilities. Finally,a small portion of our clientele are businesses and developers in negotiations with local governments,which we believe offers us and our public clients insight into the factors which truly SEP 09 '97 11:11AM EHLERS & ASSOCIATES P.5/8 DRAFT DOCUMENT -Page 3 influence the private market's investment in real estate. Ehlers does not recommend to proceed or not to proceed with a project,but attempts to quantify the financial risks and benefits of a project to a community in order that the decision-makers can identify the key policy issues. We have not conducted independent financial calculations or market studies for this project or reviewed the construction or soft costs budgets but have relied upon the information provided by existing market studies,the developers in the project,the HRA's financial advisor,and the attorneys serving the HRA and City. Housing Component It is our understanding that the 52 units of housing in the River Center project will be financed with $335,000 Tax Exempt Gross Revenue Bonds(Series A Bonds),$3,240,000 Tax Exempt Housing Bonds (General Obligation of the City-Series B Bonds),and$1,485,000 Limited Tax Bonds(HRA Levy- Series C Bonds). We have not factored the Limited Tax Bonds into our analysis,because they are being paid from a source outside of the housing revenues. Even though there are gross revenue bonds involved in this component,the G.O. - Series B bonds bear nearly all of the risk. In other words,if a shortfall exists in the project,the shortfall is not split by the revenue bond holders and the City. The debt service on the revenue bonds will be unpaid only if the project is less than 30%occupied or if the construction is not completed. The City is at risk for all rental revenue shortfalls once the building is open,including operating costs at levels higher than expected,because the G.Q.bonds are paid after operating costs are paid. There will be an operating reserve and debt service reserve funded out of bond closings,but these reserves are only interim sources of funds and will need to be replenished out of cash flow of the project and/or City funds. It is possible,depending upon final bond documents,that the City in one particular year will be required to pay for replenishing an operating reserve used in a previous year's operations as well as funding anticipated shortfalls in the pending year of operations. The projections prepared by Springsted,Inc. indicate the following: 1. Lease-up will require eight months after construction is completed,or from October, 1998 to June, 1999. 2. Long term occupancy will average 93%occupancy for both units and garages,with rents increasing at 2%per year. 3. Annual operating expenses include all utilities except electricity and telephone,and are estimated to be$136,000,including the payment in lieu of taxes and ongoing financing costs, and will increase at 4%per year. 4. The term of the G.O.bonds will be 29 years. 5. Net cash flow at these assumptions will be approximately$8,000 to$12,000 per year for the first 10 to 15 years of the project. The net cash flow does not increase much over time due to the increasing debt service over time. All of the HRA-owned or EDA-owned moderate income senior housing developments which we are familiar with in the metropolitan area have been 100%occupied at or soon after opening and currently have waiting lists. We are not aware of any other similar housing units which are combined with retail facilities in a downtown setting,but neither the market study nor the management companies with whom we discussed the project believe that the mixed use would interfere with leasing,if desianed and managed proiarly. We did question the impact of the traffic noise and view of the highway and intersection on the north side of the site. Maxfield Research did indicate that as long as the windows are of sufficient quality to reduce the traffic noise,the highway should not be a significant factor. ----- SEP @9 '97 11:11AM EHLERS & ASSOCIATES P.6/8 DRAFT DOCUMENT- Page 4 We do want to stress that marketing and management of the units will have a significant impact upon how quickly the units lease and if the operations remain within the budget put forth in the bond projections. In general,the risks to the City are as follows: Risks 1. Occupancy of 90%rather than 93% will reduce income by$12,236 per year below projections. Occupancy increase from 93%to 100%will result in$28,662 more in annual cash flow(assuming that expenses include the cost of rent concessions for resident caretakers),which is the assumed maximum annual cash flow. 2. Management of the units or design of the building will require higher than expected operating costs. A 10%increase in operating costs would be$13,600 per year or more than the expected net cash flow for any one year at 93%occupancy. 3. Bond rating issues. We do not expect that this project will affect the City's bond rating,but any chronic shortfalls in the future or the cumulative effect of the amount of general obligation debt in the City could have a minor impact. Recommendations: 1. To reduce interest and issuance costs and increase the likelihood of an annual surplus cash flow from the housing to repay the City for its investments: a. Shorten the term of the gross revenue-Series A Bonds and eliminate the initial principal payments on the G.O.-Series B Bonds to reduce overall debt service costs. This should be a minimum of$10,000 to$15,000 in present value savings to the project. b. Eliminate the gross revenue- Series A Bonds and replace with an increased amount of tax-exempt general obligation tax increment bonds,for a savings of at least$2,000 to $2,500 per year in interest cost for 14 years. At first glance, it appears that having the revenue bonds is a safety valve for the City to minimize risk in the event of a catastrophic situation. However, if the project were to encounter significant difficulties, it is likely that the City would buyout the gross revenue bond holders' first mortgage to prevent the gross revenue bond holders from lowering rents or selling the building for an amount which would not satisfy the City's investment. 2. Maintain the position that the operating reserve not be required to be replenished to a six month level,if drawn upon. 3. Eliminate bond funded debt service reserve on the G.O. - Series B Bonds to reduce the amount of general obligation debt. If the rating agency does require a reserve,the City could apportion part of its fund balance to be released once a certain level of occupancy is met and the risk of a levy is reduced. 4, Consider the impact of altering the lease-up schedule to meet the fall/winter lease-up schedule in the Maxfield recommendation of 12 months rather than 8 months. Retail Component The second component of the development will be a 25,373 square foot retail facility on the first floor of the building. In our experience,retail is a much more difficult real estate product in which to predict success or failure than senior rental housing. We have discussed the project with Dunbar Development, the proposed master tenant and with other developers experienced with similar sized retail developments. We have not reviewed the master lease document itself,but are relying upon a general agreement of the business points among ail parties. SEP 09 '97 11:12AM DEERS & ASSOCIATES P.7/8 DRAFT DOCUMENT- Page 5 The construction costs for the retail component are proposed to be funded with a$235,000 Limited Tax Bonds(HRA Levy- Series C Bonds),$1,000,000 Taxable Gross Revenue Bonds(Series A Bonds), $1,070,000 Taxable Tax Increment Bonds(G.O.of City-Series E Bonds),$1,050,000 Tax-Exempt Tax Increment Bonds(G.O. of the City-Series F Bonds). The HRA will enter into a master lease with a retail developer for predetermined rates for 30 years beginning at$8.50 per square foot up to$10.00 per square foot. Approximately 20%of the debt service on the tax increment bonds arc to be paid with tax increment from the retail development and the remainder of the tax increment bonds' debt service are to be paid with lease revenues. The expected tax increment in the Springsted projections is$30,000 to $35,000 per year. It is our understanding that the actual tax increment,based upon discussions with the County,will result in approximately$70,000 to$80,000 per year. The general assumptions in the Springsted projections are as follows: 1. The master lease will not require lease payments from the}IRA until the year 2000,which means the master tenant will have a lease-up period of over one year. 2. The master lease will require lease payments on 100%of the building space,with no common areas charges to the HRA. 3. A small amount of funds annually are designated for a repair and replacement fund out of net revenues. 4. The master tenant will receive a tenant improvement budget of$10.00 per square foot for build-out of the retail space,an amount which will not be repaid to the HRA. 5. Debt service of 27 years. 6. Net cash flow at the lower tax increment estimates($30,000 to$35,000)is less than$5,000 per year and$35,000 to$45,000 per year with the higher tax increment, if it is pledged to the project. Again,the gross revenue bonds are entitled to the first lease revenues attributable to the retail portion with the G.O.pledged bonds relying upon tax increment and the remaining lease payments. All of the bonds,except the gross revenue-Series D Bonds,attributable to the retail facility are fixed rate issues. The gross revenue Series D are likely to be amortized over 27 years but will have a balloon payment or interest rate reset at a much shorter term. This form of variable rate debt is the biggest risk to the City because there is the strong potential that rates will be higher in the future and the fixed lease rates in the master lease will not be able to meet all debt service requirements. Other risks are that the tax increment will not be as high as anticipated due to state class rate changes or changes in the valuation of the property. The minimum tax guarantee issue has not been resolved with the master tenant to date. There also exists a potential that the market cannot support lease rates sufficient to hold the master tenant to the lease agreement and the master tenant unilaterally cancels the agreement with or without paying one year guaranteed lease payment. It is our understanding from the retail market studyprepared by McCombs that the lease rates are very achievable and our discussions with other developers have resulted in a similar response. There is also a risk with smaller developers that a key member of the partnership leaves and is not replaced with a person of similar experience or net worth. These personnel issues could result in a project difficulty. In either of these cases,the risk to the HRA and City is that the retail space is not filled and is in need of additional capital requirements for tenant build-out as well as lower lease rates. ----� SEP 09 '97 11:iSAM EHLERS & ASSOCIATES P.$:8 DRAFT DOCUMENT- Page 6 Risks l. Variable rate component on gross revenue Series D bonds. 2. Tax increment income drops due to market value or class rate variation. 3. Master tenant is not able to perform and/or personal guarantee not easily collectible. 4. Significant capital cost with second/third generation of tenants and no master lessee. 5. Term of bonds is longer than other commercial developments. RecornmenatitaLs 1. Replace the variable rate gross revenue debt with a City funded loan which could be replaced with private financing within three to five years,assuming that the project is performing well. In this situation,the City would be providing a construction loan to be replaced with a more typical permanent financing after initial lease-up. 2. In conjunction with or instead of recommendation#1,consider the use of the higher amount of tax increment as a potential for more G.O.tax increment debt to reduce the City's loan amount. 3. Reserve at least$20,000 to$30,000 of the tax increment for a cash flow buffer for the City. 4. Eliminate bond funded debt service reserve on the general obligation bonds to reduce the amount of general obligation debt. If the rating agency does require a reserve,the City could apportion part of its fund balance to be released once the building is built and real estate taxes have been paid and/or a certain level of occupancy is met. 5. Require a prepayment(call)date on the G.O. Bonds as short as possible(five to seven years) which allows the City the flexibility to sell the project within a short period of time or to restructure the debt if the cash flow is less than expected. We appreciate the opportunity to be of service to the City. We look forward to discussing these issues further. Sincerely, EHLERS AND ASSOCIATES,INC. Mark Ruff SEP 19 '97 11:09AM EHLERS & ASSOCIATES P.1/8 toEhlers and Associates, LEADEPt8 IN PUBLIC FINANCE 90 South Seventh Street, Suite 2950 Minneapolis, Minnesota 55402-4100 (612)339-8291 Fax: (612) 339-0854 FAX TRANSMISSION COVER SHEET Date: September 9, 1997 To: Attached Distribution List cuiL Fax: 11) Sender: Mark Ruff YOU SHOULD RECEIVE 8 PAGE(S), INCLUDING THIS COVER SHEET. If YOU DO NOT RECEIVE ALL THE PAGES, PLEASE CALL(612)339-8291. Attached is a draft of the financial review of the Scott County HRA/City of Shakopee housing and retail redevelopment project. Please review for factual content and tone of the letter. I have a lunch meeting but should be in the office from 1:30 to 5:30 today. Please call me at (612) 339-8291 or fax comments to me by the close of business on Wednesday, September 10. Thanks! SEP 09 '97 11:09AM EHLERS & ASSOCIATES P.2/8 ..r.DNARD, STREET & DEINARD MED) 8. 27' 97 I3:48/ST. 13:24/N0. 4260433210 F . Scott County Tiou$idg and Redevelopment Authority Sl►dcopcc Senor Housing and Retail Bonds (Riverfront Development Project) Sees 1997 Us can/EDA Attorney Pro tett Coordinator Marge HeadsTSon,Chair Steve Bubul Frank Nabs(C +onee�ce cetyl ScottCounty and Kennedy&Graven, Dunbar Development Redevelopment Authority Kennedy 905 S.Holmes Chartered Shakopee,Minnesota 55379 470 Pillsbury Center 5000 Glenwood Avenue . Minneapolis.MN 35402 Suite 20o PH:(612)337-9300 Adintolis.MN 55422 l3iti myP.xntive g and FAX:(612)337-9310 PH:(612)377-7030 Sten Cow�b'Hogg� FAX:(612)377�t>tt9 Redevelopment Authority 16049 S.E.Pranldin Tail Financial Advisor Truth* Suite 104 Prior Lake,MN 55372 Kathy Aho �&s,�,Inc. Jackie Ailiegro FAX PH;447-81175 4474865 (Bill) 85 Bast7th Place,Suite 100 First Trust National 5t.Pant,!NN 55101 Association ua1 B..nd CoPH:(612)223-3041t 180 East Fifth Stccet �' "" "— FAX:(612)223-3002 Si. �12)Z�7� 55101 Barbara Portwood,Esq. PH: (612)244.0'712 Becky Story(Paralegal) J nderwriter Leonard,Street and Deinard latae l�kholta Ci Colt�utt 150 South Fifth Street • Patrick McM lle�t Suite 2300 Minneapolis,MN 55402 Miller & Schroeder Financial, Mark Ruff awe A,ayocist�y the.(612)333-1594(Batbara) inc. Center PH;(612)335-1516(Rocky) 300 Pillsbury Center 2950 Norwest esenth roes FAX(612)33S-1657 220 South Sixth Street MN Street 41011 Minneapolis,MN 55402 Minneapolis, PH:376-1547(Laura) PH:(612)3394291 Ikak f 1�onee EDA PH:376-1534(Pat) FAX:(612)339-0R54 FAX 376-154$ Mark McNeil 129 Holmes Street S. Unt a rwrjter'x oua Shakopee,MN 55379 PH: (612)445-3650 Kent Richey FAX(b 12)445.6718 Faegre and flown 2200 Norwest Center 90 South&waath Street Minneapolis,MN 55402 PH:(612)336-3459 FAX:(612)336-3026 s 4$41462 meaty.iS47 CITY OF SHAKOPEE Memorandum TO: Economic Development Authority; Mayor and City Council FROM: Paul Snook,Economic Development Coordinator SUBJECT: Prospects for comprehensive revitalization of downtown DATE: September 9, 1997 There has been much discussion regarding downtown revitalization and economic development, much of it centered on Blocks 3 & 4. The attached document is a compilation of my professional observations regarding the association between the long term, comprehensive economic development / revitalization prospects of Downtown Shakopee and the proposed Blocks 3 & 4 project. In addition, I have enclosed information on the various downtown revitalization programs and strategies that are mentioned in the document. For your information. Paul Snook Economic Development Coordinator 34advmmo.doc FUTURE ECONOMIC DEVELOPMENT PROSPECTS OF HISTORIC DOWNTOWN SHAKOPEE A distinctive Blocks 3 & 4 project will be an important catalyst for the comprehensive revitalization of downtown Shakopee. The momentum and progress of a signature project would provide the leverage and motivation to implement the following economic development and revitalization strategies for downtown Shakopee: • Participation in the Revitalization Process. A visible Blocks 3 &4 project would be only one element of the downtown revitalization process. For comprehensive downtown revitalization to be successful, a wide array of community members/ volunteers need to be involved in many other revitalization strategies. The excitement created by the Blocks 3 &4 project will inspire many community members to be involved in the downtown revitalization process, • Visioning/Strategic Planning Process. The participation of many community members is needed to establish a downtown vision and strategic plan; establishing a common vision for what the downtown district should be in the future, and creating and implementing a specific plan to achieve to that vision. By reaching consensus about the goals for the downtown district and the direction of the revitalization process, a revitalization effort will be much more likely to succeed. Again, the enthusiasm generated by a distinctive Blocks 3 &4 project will encourage others to participate in this process. • Main Street Approach to Downtown Revitalization. A comprehensive revitalization program sponsored by the National Trust for Historic Preservation that stimulates economic development within the context of historic preservation. The strategy is tailored to local needs and opportunities, in four broad areas known as the Main Street four point approach: 1.) Design: Enhancing the physical appearance of the commercial district by rehabilitating historic buildings, encouraging supportive new construction, and developing sensitive design management systems; 2.) Organization: Building consensus and cooperation among the many groups and individuals who have a role in the revitalization process; 3.) Promotion: Marketing the traditional commercial district's assets to customers, potential investors, new businesses, local citizens and visitors; and 4.) Economic Restructuring: Strengthening the district's existing economic base while finding ways to expand to meet new opportunities. Page 2 Main Street Approach (continued) The proposed Blocks 3 & 4 project fits very well with the Main Street Approach to Downtown Revitalization. Its design most certainly enhances the appearance of historic downtown Shakopee by reflecting the traditional design of existing downtown buildings. The project also strengthens downtown's economic base through the businesses that will occupy the buildings, and the additional residents that will be potential customers of both new and existing businesses. • Small Cities Development Program (SCDP). The purpose of this competitive program, administered by the Minnesota Department of Trade and Economic Development, is to assist communities in financing housing rehabilitation, public facility construction, and economic development. Generally, the most common economic development activity consists of loans from the grant recipient (City) to businesses or property owners for rehabilitation of buildings in downtown commercial districts. The City of Shakopee is currently in the initial stages of the SCDP application process. The proposed Blocks 3 &4 project will help Shakopee's SCDP application be very competitive. The state considers locally initiated economic development efforts, such as the Blocks 3 &4 project, in rating applications. • Certified Local Government Program. A cost-effective local, state and federal partnership that helps communities to preserve their unique historic character through providing valuable technical assistance and grants. • Financial Incentive Program for Building Restoration. Currently, City staff is reviewing the effectiveness of the current Rehab Grant Program with regard to its original intent, and researching more effective alternatives. Illustrated Design Guidelines for Downtown. Illustrated design guidelines are recommendations for the improvement of downtown's visual quality. By encouraging appropriate changes, design guidelines can improve the quality of buildings, protect property values, enhance downtown's character and increase the public's awareness of the quality of downtown's built and streetscaped environment. Design guidelines also are used to direct financial incentive programs for building restoration. • The 20% Federal Rehabilitation Tax Credit Program. The proposed Blocks 3 &4 project, through its design, will help provide downtown property owners greater access to the 20% federal rehabilitation tax credit program. The 20% federal rehabilitation tax credit program is one of the most important and useful economic development tools for the revitalization of traditional downtowns like Shakopee's. It has been instrumental in preserving the historical places that give cities, towns and Page 3 The 20% Federal Rehab Tax Credit Program (continued) rural areas their special character. The tax credit program attracts new private investment to the historic cores of cities and towns. It also generates jobs, enhances property values, and augments revenues for State and local governments through increased property, business and income taxes. The Minnesota Historical Society/State Historic Preservation Office (MHS/SHPO), the state agency that administers the program, is of the opinion that the design of the proposed Blocks 3 & 4 project reflects the original design of downtown and its existing buildings, consequently enhancing downtown Shakopee's chances for future consideration as a registered commercial historic district. The establishment of a registered commercial historic district provides downtown property owners access to the 20% federal rehabilitation tax credit program. • Riverfront Development The proposed Blocks 3 &4 project will provide the stimulus to develop the adjacent riverfront, Shakopee's greatest underutilized resource. The riverfront is an important asset in its own right, serving as a force for community enrichment. Making the wisest and best long-term use of riverfront resources for maximum public benefit contributes to the overall health of the community. The proposed project will improve investor confidence in downtown Shakopee. Because historic downtown Shakopee has seen years of neglect, private investors have hesitated to reinvest there. Real estate is an interdependent asset; its value will be determined in large part not by the individual owner's investment but by the investment of others. Uncertainty, instability, and concern about continuing disinvestment by others has discouraged individual private investors, including those already in Shakopee and new investors from outside the community, from committing capital in Shakopee's downtown district. The proposed redevelopment investment by the Scott County HRA and the City of Shakopee will provide confidence among potential existing and outside investors, and serve as the catalyst for further continued private investment in downtown Shakopee. Page 4 The proposed project will create jobs. The proposed Blocks 3 & 4 development is planned to have 25,373 square feet of commercial space. The businesses that become tenants of this space will be providing service and retail job opportunities to Shakopee and surrounding area residents, especially students and other young people looking to enhance their work experience. The proposed project will increase the tax base. The new business establishments that will be occupying Blocks 3 &4 will bring new, stable, and long term tax base to Shakopee. The proposed project will increase the size of the downtown market. The new business establishments that will be occupying Blocks 3 &4 will bring new customers to downtown Shakopee. In addition, the employees of the new businesses, and residents of Blocks 3 &4 are potential customers of all downtown businesses. Downtown revitalization is important to retaining and attracting major employers such as manufacturing firms and corporate/regional headquarters. Downtown, particularly its economic health, serves as a bold symbol of Shakopee's quality of life, and is a barometer of the whole community's economic condition. In this regard, downtown affects Shakopee's ability to attract quality employers and employees. The economic condition of downtown areas is becoming an increasingly important factor in the location decision of large employers, like those located at Valley Green Business Park. These companies provide high quality employment opportunities. The proposed Blocks 3 & 4 project will increase the economic vitality of downtown Shakopee, contributing to the improvement of the whole community's economic condition and image, and therefore increasing Shakopee's ability to retain and attract quality major employers. Page 5 Shakopee's rapid economic expansion, and the related increase of the labor force, requires additional housing. The proposed project will help provide this additional housing. The Blocks 3 &4 residential units will make much needed single family housing available for the influx of new workers and their families into Shakopee. As active, empty-nest seniors opt for the convenience of the proposed Blocks 3 &4 residential units, they will put affordable single family homes on the market, making them available for new workers and their families. JJJJJJJJJJJJJJJJJJJJ.1.J. .1JJJJJJJJJJJJJ444JJJJJJJJJJJJJJJJJJJJ- Vision Development: A Strategy for Success • -111 M81111 treet One of the most successful tools for a commercial district revitalization program is a common vision for what the district should be in the future. By reaching consensus about goals for the district and the direction that the revitalization program should proceed,a revitalization program will be much more likely to succeed. The National Main Street Center offers a Vision Development service,a on-site process that develops a clear and compelling vision for the commercial district,reveals the community's consensus direction and priorities for the downtown area,and creates implementation strategies for the lead revitalization organization. The Process During a facilitated discussion,community leaders and residents answer a series of questions about the commercial district and activities to improve it. After individually answering these questions, participants break into small groups to discuss and identify their priority issues and projects for the district. Following small group discussions,the full group reconvenes to report and develop a comprehensive list of priority issues and projects. Finally,the group votes on its top priorities, concluding first part of the visioning process. The input meeting typically requires three to four hours, depending on the number of participants. After the facilitated discussion session,National Main Street Center personnel distill the information identified during the session,developing a draft vision statement for the commercial district. The vision statement identifies the community's dreams for the district in the future. The remaining priority projects and ideas are sorted into committee goals,objectives,and activities. These components are incorporated into a draft action plan that provides the revitalization organization with a basis for its annual workplan. At a second meeting again involving community leaders and residents,the draft vision and workplan items are then presented back to the group in its consolidated form. Participants have the opportunity to discuss any modifications to the vision statement and workplan. Next steps and strategies for implementation are also reviewed. An hour and a half is usually enough to accomplish these objectives. Finding Out More Want more information about the Main Street Center's Vision Development service? Contact the National Main Street Center for more details. We'll be happy to discuss the Vision Development process and how it could be tailored to your community's specific needs. To learn more about Vision Development, contact Stephanie Redman,Program Manager for Technical Services at the National Main Street Center,telephone 202/673-4219. National Trust for Historic Preservation LJ UI Facts About the National Trust's National Main Street Center ain im "Since the 1970s there has quietly emerged a program that brings this revitalization process on a wide scale to communities seeking alternatives to devastating change. With impressive results that defy standard measuring criteria, the Main Street Project of the National Trust for Historic Preservation has slowly grown since its inception in 1976 into one of the most successful national redevelopment programs.... It is a program that offers useful directions instead of easy answers, that values instincts of citizens as highly as expertise of • professionals, that respects the inseparability of the economic and physical environment, the accumulated character of place...." — Roberta Brandes Gratz, The Living City (Simon&Schuster, 1989) What's happened to Main Street? Main Street has changed. Once the vibrant center of a community's civic and commercial life, Main Street began experiencing difficulty several decades ago. Faced with tough competition from shopping malls and confronted with profound changes in consumer lifestyles, geographic mobility and shoppers' expectations, Main Street fell behind. The increasing vacancy rate downtown triggered a cycle of disinvestment, as downtown. buildings fell into disrepair and citizens gradually lost confidence in Main Street's vitality. But there are answers to these complex problems. Throughout the nation, hundreds of cities and towns are proving that getting back to basics, working cooperatively, and incorporating a historic preservation ethic — an ethic of conservation- into their planning decisions, is breathing new life into Main Street. What is the Main Street program? In 1977 the National Trust for Historic Preservation, concerned about continuing threats to Main Street's historic commercial architecture, launched a pilot program— the Main Street Project — to develop a comprehensive revitalization strategy that would stimulate economic development within the context of historic preservation. It worked — and, in 1980, the National Trust created the National Main Street Center to help communities throughout the National Trust for Historic Preservation •? Inrecycled P.M nation conserve their most significant economic and civic resources, their historic ►� commercial buildings. Today, the Main Street program is working in hundreds of cities and towns of all sizes, helping community leaders find new economic options for their important historic resources. The Main Street program's success is based on a comprehensive strategy of work, tailored to local needs and opportunities, in four broad areas —the Main Street four point approach: • Design: Enhancing the physical appearance of the commercial district by rehabilitating historic buildings, encouraging supportive new construction, and developing sensitive design management systems • Organization: Building consensus and cooperation among the many groups and individuals who have a role in the revitalization process • Promotion: Marketing the traditional commercial district's assets to customers, potential investors, new businesses, local citizens and visitors ■ Economic restructuring: Strengthening the district's existing economic base while fording ways to expand it to meet new opportunities. Finally, the Main Street program must have strong support from both the public and private sectors, with professional management and active volunteers. What services does the National Main Street Center provide? The National Main Street Center serves as the nation's clearinghouse for information, technical assistance, research and advocacy on preservation-based commercial district revitalization. ■ Advocacy: The National Main Street Center represents the interests of traditional and historic commercial districts across the country. Whether it's through meetings with federal officials and representatives of national organizations or through forging strategies for national action, the National Main Street Center works to make downtown revitalization a national priority. • Technical assistance: The National Main Street Center provides on-site technical assistance to communities through a network of state and regional Main Street programs and independent services to individual downtown and neighborhood commercial districts on a fee-for-service basis. The National Main Street Center's services include basic revitalization training, advanced training in such topics as market analysis and historic preservation planning, assistance with organizational 1 development, evaluation of the local revitalization process, and strategic planning for long-term downtown management. • National Main Street Network: A membership program that helps members learn from one another's experiences. Benefits of full membership include Main Street News, the National Main Street Center's newsletter;a telephone information exchange; discounts on National Main Street Center materials and conferences; a directory of Network members; the National Trust's Historic Preservation magazine; and access to the National Trust's financial assistance and insurance programs. ■ Conferences: Training courses from general to highly specific,covering all of the four points of the Main Street four point approach to commercial district • revitalization. ■ Research: Building on the experiences of the communities actively engaged in successful revitalization, the National Main Street Center conducts research on such critical topics as the impact of local planning policies on downtowns and the economic impact of downtown revitalization activity then makes the results of this research available to the public, so that everyone can learn from it and strengthen their own local revitalization efforts. • Training materials: A full line of materials designed to assist in the development of local, preservation based commercial district revitalization programs. • The Main Street Certification Institute in Professional Downtown Management: An advanced, professional certification program for managers of historic commercial districts. • National Town Meeting on Main Street: The Main Street program's annual convention. Questions and answers about the Main Street program How can my community receive direct, on-site help from the National Main Street Center? Usually, the National Main Street Center works directly with a state or regional Main Street program to provide technical assistance to a limited number of designated communities. Most state and regional programs hold annual competitions through which interested communities can apply to take part in the program. The Center also works directly with individual cities and towns, depending on a community's needs and staff availability. The Center works on a fee-for-services basis. How long does a local Main Street program last? Commercial revitalization is an ongoing process. Just as a shopping center has a full-time staff and works constantly to ensure proper leasing, management and marketing, downtown and neighborhood commercial districts need ongoing attention, too. How does Main Street work locally? Typically, interest in developing a local Main Street program comes from business or property owners, city government, the chamber of commerce, historic preservationists or another civic-minded group. Community leaders (both public and private sector) discuss goals, establish an organization (Main Street programs are usually independent no-profit organizations), raise money to hire a Main Street manager, and create committees and a board of directors to carry out the work. Once established, the program's participants examine the commercial district's needs and opportunities and develop a long-term, incremental strategy to strengthen its commercial activity and improve its buildings. What assistance is available to establish and manage a local Main Street program? The National Main Street Center provides direct technical assistance to cities and towns, both independently and in conjunction with a state or regional Main Street program. The National Main Street Center also sponsors several conferences and a convention each year, and it offers a variety of publications, audiovisual materials and computer software to help guide local revitalization efforts. Finally, the National Main Street Center offers a membership program, the National Main Street Network, through which individuals and organizations receive current information on revitalization activities throughout the country. One of the best ways to get started is to sponsor a National Main Street Center assessment visit. During this two-day visit, one or two Main Street Center professional staff members meet with community groups and individuals, examine the commercial district, identify major needs and opportunities, explain the Main Street approach, and offer guidance in establishing a program or strengthening an existing one. Who should be involved in the local Main Street organization? Everyone with a stake in the commercial district and its future should be involved. Merchants, property owners, the chamber of commerce, industries, local government and private citizens all benefit from a healthy local economy and from a historic city core that reflects the community's heritage and ideals. A solid partnership is crucial to the Main Street program's success. In fact, a 1988 study of successful downtown revitalization programs in America, conducted by the National Main Street Center and the Urban Institute, found that programs which were funded primarily by local sources were much more likely to be successful than those that relied heavily on state or federal funds. In addition, it is important that both the public and private sector support the program fmancially, demonstrating their commitment to its goals. The Main Street program's economic impact More than 1,200 towns, cities and neighborhoods have taken part in 41 state or regional Main Street programs since 1980. In addition, hundreds of communities have adopted the Main Street four point approach independently. The National Main Street Center tracks the reinvestment taking place in the 1,200 communities that are part of state and regional Main Street programs. Cumulatively, these communities have experienced more than$30 of new investment for every $1 spent to support the local Main Street program —making the Main Street program one of the most successful economic development strategies in America. ■ Dollars invested: More than$5.8 billion reinvested in physical improvements ■ Building rehabilitations: Over 34,000 projects completed • Jobs: A net gain of more than 115,000 new jobs • Businesses: A net gain of more than 33,000 new businesses created What do I do next? Here are some things you can do to get started right away: • Schedule a public meeting. Show the audience The Main Street Approach slide show, interspersing slides of your own downtown. ■ Join the National Main Street Network so you can begin learning from other communities' experiences in Main Street revitalization. • Meet with public officials to discuss their positions with regard to Main Street's future. • Meet with civic groups and enlist their support for the revitalization effort. ■ Organize a downtown festival to highlight how important Main Street is to the community economically, historically and culturally. • Visit a nearby active Main Street program and speak with its staff and volunteer leaders about how the program works there and what its benefits are. Ask a Main Street staff person or volunteer to speak to your group of leaders. • Sponsor a National Main Street Center assessment visit to help identify your downtown's greatest needs and opportunities. • Put together a task force to plan the next steps. Invite business owners, property owners, local government officials, the chamber of commerce, historic preservation groups, industry representatives, economic development staff and other key public and private civic leaders. ■ Call us! If you have questions about how to begin a Main Street revitalization effort, feel free to give us a call at (202)588-6219. How do I join the Main Street Network? To join the National Main Street Network and get started, all you have to do is complete a membership application and return it to us, along with your payment instructions. Call (202) 588-6219 to have an application faxed or mailed to you. About the National Trust for Historic Preservation The National Main Street Center is a program of the National Trust for Historic Preservation, the only national, private organization chartered by Congress to encourage public participation in the preservation of sites, buildings and objects significant in American history and culture. The mission oftheNational Trust for Historic Preservation is to foster an appreciation of the diverse character and meaning. of our American cultural heritage and to preserve and revitalize the livability of our communities by leading the nation in saving America's historic environments. National Main Street Center®, National Main Street Network`, Main Street Four-Point Approach', Main Street®, National Town Meeting on Main Street', and Main Street News' are trademarks of the National Trust for Historic Preservation in the United States. fact-sht Minnesota Department of Trade and Economic Development(DTED) Business and Community Development Division 500 Metro Square 121 7th Place East Saint Paul,MN 55101-2146 SP the 612/296-5005(Metro area) • 1-800-657-3858(Toll free) 1,1 Fax:612/296-5287 ' TTY/TDD:612/282-6142 • •� Small Cities Development Program Program purpose: To provide decent housing,a suitable living environment and expanding economic opportunities,principally for persons of low-and-moderate income. How it works: Provides federal grants from the U.S.Department of Housing and Urban Development(HUD)to local units of government on a competitive basis for a variety of community development projects. Eligible applicants: Cities and townships with populations under 50,000 and counties with populations under 200,000.Indian tribal governments,which can receive funds directly from HUD,are ineligible for this program. Minimum Proposed projects must meet one of three national objectives: requirements: 1. Benefit to low-and-moderate income persons; 2. Elimination of slum and blight conditions;or 3. Elimination of an urgent threat to public health or safety. In addition,proposed project activities must be eligible for funding,project need must be documented,and the general public must be involved in the application preparation. Eligible projects: State program rules subdivide grant funds into three general categories: 1. Housing Grants.Small Cities Development Program(SCDP)funds are granted to a local government which,in turn,loans funds for the purpose of rehabilitating local housing stock.Loans may be used for owner-occupied, rental,single-family or multiple family housing rehabilitation.Loan agreements may allow for deferred payments or immediate monthly payments.Interest rates may vary,and loan repayments are retained by grantees for the purpose of making additional rehabilitation loans.In all cases,housing funds are directed to low-and-moderate income persons. 2. Public Facility Grants.SCDP funds are granted for wastewater treatment projects,including collection systems and treatment plants;fresh water projects, including wells,water towers,and distribution systems;storm sewer projects; flood control projects;and,occasionally,street projects. 3. Comprehensive Grants. Comprehensive projects frequently include housing and public facility activities described above. In addition,comprehensive projects may include an economic development activity,which consists of loans from the grant recipient to businesses for building renovation/construction,purchase of equipment,or working capital.The most common economic development activity is rehabilitation of local commercial districts. ...continued on reverse ails Maximum available: The maximum grant award for a Public Facility or Housing project is $600,000. The maximum grant for a Comprehensive project is$1.4 million. Other funds required: The amount of other funds required is variable and contingent on the project type, other available sources of funds for the project,and the financial capacity of the applicant and local benefiting residents. Terms: The length of project period is normally between two and three years,depending on the size and scope of the project. Applications accepted: Part 1 of the Business and Community Development application can be submitted year-round.Complete applications (including Part 2) must be submitted by October 1 of each year. Grant awards: The annual review and ranking period will commence on October 1.Grant awards will be announced each March. Approving authority: Department of Trade and Economic Development. Disbursement of Grant monies are disbursed as project costs are incurred. funds: Contact: DIED/Business and Community Development Division at(612)296-5005. 11-94-500 . , PRESERVING YOUR COMMUNITY'S HERITAGE through the Certified Local Government Program ,,,, ,... a„. , . , ,. .. .... 0 , ,,... , . , , ,4 '�. � ., -°c aki Xr ‘.1g,'-- lIt - : � .. • ,,, ,' v..,j - / r id` R s 1:-., i i .,,,,, , - ,,..--„,,,,,,..:_„: , . , ,,,, , , ' ° t The National Park Service The National Conference of State Historic Preservation Officers / r•* \ ..V ,4' 0..., ,,..,, - k;7)!;, t:�- m U O r^ V_ J O b13 o Hi 0 C..) r� co w v 1-1 co E � .� as C0 wN-: 0 cs cs 0\ Cn O of L3 o w U wa 0 0 2 al a' 0 4., O U U o Z oo h as k V, r L. 4- c . a. Y . p rn y . 0 ., o 0 co `1 p Z w • v] c y c a N C7 i s a � 'no E b o U o a U oo a 0 0 o 'c a6. a . cc c �' � 3 Z,b ¢ .�; � a °• c, .c .s civ. a `' ,cam a `�111 ° d w . co `� �_ U >' Z p •4 ami ° C ° a� o > N > e . an 9 b o 3 0 ai a+ x E s o s ',. th Q U ai u. 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In the Certified Lo- State to State."Main Street News,No.41,Nov.! Dec. 1988. Washington, D.C.: National Main cal Government (CLG) program, as it is called, a Street Center/National Trust for Historic Pres- I community is eligible for the followingbenefits if it has a historic preservation ordinance certified by ervation. the SHPO: Chittenden,Betsy. A Profile of the National Reg- I o The local historic preservation commission and cater of Historic Places. Washington, D.C.: Na- town council can review and comment on all pro- tional Trust for Historic Preservation, 1984. posed National Register nominations before they National Register of Historic Places.How to Ap- ,11 reach the state and federal levels. ply the National Register Criteria for Evaluation. Washington,D.C.:U.S.Department of the In- e The community is eligible to receive increased p terior, 1994. I grants from the Historic Preservation Fund. SHPOs are required to earmark 10 percent of the Wagner,Richard.Local Government and Historic money they receive from the federal government Preservation.Washington,D.C.:National Main each year for CLGs. Street Center,National Trust for Historic Pres- To qualify for certification,a local government's his- ervation, 1991. toric preservation program must meet certain cri- West,Amanda."Q&A:Local Historic Districts teria. and Certified Local Governments."Main Street o Local preservation standards must be equal to News,No. 98,March 1994,pp.9-10. or exceeding national standards. From the I. standpoint of the rehabilitation of historic build- ings,this means that local guidelines must meet or surpass the Secretary of the Interior's Stan- "' dards for Rehabilitation. o Establish and maintain a qualified historic I preservation commission. The local government must establish and maintain a historic preserva- tion commission whose members and powers meet certain criteria. I o Provide for adequate public participation in preservation activities. The main intent of this I provision is to ensure public comment and re- view of the alteration or demolition of historic buildings. It also encourages the community to I establish public educational programs and pres- ervation-related activities. o Maintain a survey and inventory system for his- toric properties. The survey and inventory sys- tem must be compatible with those used by the SHPO and the U.S. Department of the Interior Ito facilitate the exchange of information. Finally,the local government is expected to be able 1 to perform other functions as may be delegated to it by the state historic preservation officer. National,State&Local Historic Registers -87 i ©1994 National Main Street Center/National Trust for Historic Preservation L m a) • N e y •0 2 o •0 '� vOi• O 2 0 ..0 O o .y a, o ct U 0 y ac.0 :n• U -'r..-Y �.: E• o,° 8 , 3 .a 0 cyod '5 E ao, y Q C b a :d o L. 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'g °Uti .w P¢ R-- • av U o O u 3 v cN oU m o M QD0a ` w uy0 .etm v`OZE ° ,° m A 14 O Q a • N ¢ U C NUON4 °U ° M ..70 a `O ._ ° > °° Zc .1 " .J Ayt ° r- O NO . mc ',1- J " oC � oi' .- 'C 4 HN <i d>OR`O OO8CA OgOgmWaE- 00 T Q �cN� m aoAQO QOQ �-:. 4 O Q ± m ..)_G• 000wanrnUU ^ QmODU°, = 0i l0Q. - (] Om Chapter 10: CreaDuDesigAg Guidelines. More than 1,000 communities have created design or guidelines borrowed verbatim from other com- guidelines in the last 20 years to help preserve munities, fail in this regard by assuming that the and enhance their historic and commercial districts. characteristics important in one district are identi- By encouraging appropriate changes,design guide- cal to those in another. Guidelines should always lines can improve the quality of buildings,protect be prepared by someone well versed in preserva- land values,enhance urban character and increase tion and design issues. Also,when possible,guide- .the public's awareness of the quality of the environ- lines should be accompanied by appropriate incen- meet. Most importantly,design guidelines articu fives--or deterrents=-to boost their effectiveness. late an objective decision-maidng:process'for.the orderly development of an area. On the other harm, THE SE OF ' ir�_.S1 iVOARDS designguidelines are not a panacea for the designed . THENTEMO• environment. For-instance,they cannot effectively Many communities use the Secretary of the Interior's regulate growth,guarantee gooddesign nor address Standards for Rehabilitation and Guidelines for Reha- nonexterior design issues. bilitating Historic Buildings,to give their full title,as Design guidelines provide everyone involved the starting point for developing design guidelines. in the rehabilitation and design of buildings with a The 10 standards were first developed to evaluate clear set of parameters. For builders and design- proposed treatments of historic properties or those ers, guidelines explain the context within which eligible for listing in the National Register of His- desigchanges should take place and outlinesig- toric Places. In recent years,the Standards for Reha- nificant characteristics ctenstres to be retained or-supported bilitation have been used:most.often to determine if by renovation or new construction. For:property a rehabilitation project qualifies for certification as owners, guidelines help ensure that future design a historic structure and for the federal income tax changes in the commercial district will enhance the credits authorized by the Tax Reform Act of 1986. value of existing property. And,for the commu- The Standards for Rehabilitation and the accom- nity,guidelines increase the chances that the local panying guidelines were devised to ensure that work history reflected in commercial buildings will be affecting a historic propertywould be consistent maintained for future generations. with the character of the building and the district in As helpful as guidelines may.be,they cannot which it is located. As defined by the Department provide formulas for design. They may help pre- of the Interior,rehabilitation is: vent incompatible schemes, but they do not guar- antee good construction or rehabilitation_projects. ...the process of returning a property to a The quality of the end product depends in large part state of utility,through repair or alteration, on how skilled the designer is,how clear the guide- which makes possible an efficient contem- lines are in describing the desired results of design porary use while preserving those portions change,how amenable property owners are to mak- and features of the property which are sig- nificant to its historic,architectural and cul- ing improvements, how able craftspeople are to work with historic buildings and how successful thetur me values. community's design review program is in encour- In traditional commercial districts, therefore, aging responsible design changes. rehabilitation is a very practical approach to find- Ideally,design guidelines should describe the Jug ways to make commercial buildings economi- desired results—rather than specific requirements— cally productive once again. Rehabilitation blends of rehabilitation and new construction within the a building's original,distinguishing physical char- commercial district. In this way, effective guide- acteristics with the requirements of new uses and lines allow flexibility and creativity. Guidelines new tenants. should always be tailored,however,to the particu- lar needs and distinguishing design characteristics of the specific district. Generic design guidelines, Creating Design Guidelines-79 01994 National Main Street Center/National Trust for Historic Preservation The Standards for Rehabilitation are: " 10. New additions and adjacen"`t;or i+elated new`con struction shall be undertaken in such a manner 1. A property shall be used for its historic purpose that,if removed in the future,the essential form or be placed in a new use that requires mini- ` and integrity of"thehistoric property and its en- mal change to the defining characteristics of the vironment would beUnimpaired. building and its site and environment. (� cri 2. The historic character of a property shall be re- CATEGORIES OF GUIDELINES tained and preserved. The removal of historic Design guidelines fall into two major categories:pre- materials or alteration of features and spaces scriptive and descriptive. Prescriptive guidelines that characterize a property shall be avoided. prescribe a particular style of architecture, certain exterior materials or other visual aspects of a build- 3. Each property shall be recognized as a physical ing or landscape. Prescriptive guidelines are often record of its time,place,and use. Changes that applied in areas with homogeneous architecture and create a false sense ofhistorical development, district character,particularly:where the wish is to such as adding conjectural features or architec- perpetuate the same character:in!detail They are tural elements from otherbuildings,shall not comparatively simple to interpret,-but.often produce be undertaken. changes that are hard to distinguish from the origi- nal buildings and landscapes =(Figure 55)- T 4. Most properties change over time;those changes Descriptive guidelines describe how t proposed that have acquired historic significance in their changes should relate to the existing architecture and own right shall be retained and preserved. urban character Descriptive guidelines are suited for areas of homogeneous and nonhomogeneousL 5. Distinctive features, finishes,and construction character. They rely on a designer's ability to cre- techniques or examples of craftsmanship:that ate a rehabilitated or newstructure that is compat- characterize a historic property shall be pre- ible with the existing without overtly copying it. If served• effective, descriptive guidelines;tend to produce changes that interpret the existing character, with 6. Deteriorated historic features shall be repaired each change adding a subtle redefinition of the rather than replaced. Where the severity of de- whole. (Figure 56) terioration requiresreplacement of a distinctive feature, the new feature shall match the old in TYPES OF GUIDELINES design,color,texture,other visual qualities,and, where possible,materials. Replacement of miss- There are many different types of design guidelines. ing features shall be substantiated by documen- Some of the most prevalent are: tary, physical,or pictorial evidence. r o Summary guidelines. Often produced in con- t 7. Chemical or physical treatments,such as sand- junction with detailed guidelines, summary blasting, that cause damage to historic materi- guidelines briefly explain the types of changes als shall not be used. The surface cleaning of that are considered acceptable and those that C structures, if appropriate, shall be undertaken are not. Many communities use this type in their with the gentlest means possible. educational and public relations efforts. 8. Significant archeological resources affected by • Detailed guidelines. Detailed guidelines de- a project shall be protected and preserved. If scribe in detail the architectural and urban char- the resource must be disturbed,mitigation mea- acter that should be achieved by any change to sures shall be undertaken. the environment. Often this type is divided into chapters dealing with the rehabilitation or res- 9. New additions, exterior alterations, or related toration of existing buildings,new construction, new construction shall not destroy historic ma- landscaping and public space design. L terials that characterize a property. The new work shall be differentiated from the old and o Specialized guidelines. Guidelines that ad- shall be compatible with the massing,size,scale, dress particular issues within a district fall and architectural features to protect the historic within this type. For example,in a historic corn- integrity of the property and its environment. mercial district, a set of specialized guidelines may be developed to address business signs,an- L 80-Creating Design Guidelines 01994 National Main Street Center/National Trust for Historic Preservation 11 potheroparking lots and garage .and athird should be how the guidelines will be used as part for the design of.public sidewalks and streets. of an overall preservation and revitalization effort. I ,Specialized guidelines also may be developed The first step in understanding the character to encourage the incremental revitalization of of a district is:to survey its existing conditions.Of- an area by describing low-cost initial improve- ten this is accomplished by performing driving and I ments to existing.buildings as well as desired walking surveys to establish the edges of the dis- end results. Specialized guidelines may also trict and gain an overall impression of the build- focus on maintenance of existing buildings and ings and:spaces. Next,a detailed examination of I public areas.Another form of specialized guide- the area should be made,looking for common char linen are"deem-to-satisfy"guidelines that pro- acteristics that should be preserved and those that. vide specific options that meet the intent of a should be enhanced. In nonhomogeneous districts, detailed set. They provide building owners and distinct subareas that may be addressed separately 1 others with an easy reference to what is deemed in the guidelines should be defined. acceptable. In addition to buildings and public spaces,de- sign guidelines should also take into account pedes- I AUDIENCES:FDR somata trian and transportation patterns, natural settings, climatic considerations and the growth and devel- Before design guidelines for a district or area are opment of the area. The latter will require an inves- developed,the audiences for the document should tigation into the history of the district as well as a �' be defined. Most guidelines must address multiple consideration of the type of future growth, if any, audiences,including: that is desired.When researching the history,maps, photographs and written documents are valuable e Primary users. Property owners,building ten- resources. ants,architects,contractors and others who in- The second major basis for a set of design stigate change in a district are important audi- guidelines should be a determination of their in- ences for design guidelines. ,Each will have a tended use. Are they,for example,part of an over- different level of sophistication in and familiar- all effort to revitalize a historic commercial or in- ity with design guidelines,design and construe- dustrial area? Are they part of an effort to stabilize tion. a historic residential district? Are they linked to Ispecific financial or technical assistance programs?, e Review board and staff. Most design guide- Are they to be linked to other guidelines or stan- lines are interpreted by review boards,some of dards, such as the Secretary of the Interior's Stan- I which have support staffs. The board and staff dards for Rehabilitation? members should be trained in the concepts,in- tent ntent and details of the guidelines that form the METNDDS FOR DEVELOPING GUIDEUNES I basis of their decisions about changes in the en vironment. It is also a good idea to hold annual Design guidelines are developed in many different review sessions for this audience to address ways. Some communities prefer to hire a profes- specific issues that might arise in the use of the sional to develop the guidelines;others like to in- 1 guidelines. volve citizens in every aspect of creating the guide- lines;while still others use a mix of methods. a General public. Everyone living or working The primary benefits of hiring a qualified pro- I within a district that has design guidelines is fessional to develop design guidelines are the expe- potentially affected by their content. An on-go- rience the consultant brings to the process, timeli- ing educational and public relations effort is im- ness of development and the limitation of demands i portant from the inception of the guidelines and made on citizens'time. The drawbacks to hiring a throughout their continued use. It is particu- professional include the possibility of receiving a larly important to inform newcomers to the area generic rather than tailored set of guidelines and about the existence of the design guidelines and the cost of the consultant. ` their content. Communities that develop guidelines on their I own through a public participation process often BASES FOR GUIDELINES find that the process itself serves to education the constituents about the intent and content of the The basis for any design guidelines should be the guidelines,making acceptance and formal adoption existing architecture and character of the area for easier. The drawbacks to citizen-based development which they are being developed. Another basis efforts include lack of expertise, time commitment Creating Design Guidelines-81 ®1994 National Main Street Center/National Trust for Historic Preservation 1 of citizens involved in the process and:the length of a building height,=setback and width=(Figure 57) time it usually takes to complete the process. • 0 _ ,f : r •:. Many communities have successfully core- a proportions and rhythms for primarysand sec- Et bined these two methods,building on theirstrengths ondary facades(Figure 58) and eliminating or substantially reducing their < ` drawbacks. One effective method is to hire a pro- a building materials,color and lighting for pri- r" fessional versed in design guidelines,who is also a mary and secondary facades(Figure 59) l., skilled facilitator and understands group dynam- ics. He or she should be charged with designing a e special buildings components such as business process that maximizes public input and education, signs,awnings,canopies,marquees,storefronts E and producing the guidelines in a timely and cost- and service entries (Figure 60) effective manner. The professional should also be responsible for administrative matters such as pro- a public improvements such as sidewalks,street C ducing drafts,illustrations and the final document. furniture,streets and public spaces CONTENT OF GUIDELINES • parking lots and garages. _ E The content of a set of design guidelines will,natu- PROCESS FOR REVIEW rally,depend on its type and intended use. But most „- if not all design guidelines should contain the fol- The process that will be used to ieview proposed lowing. changes to the district should be:included in the guidelines. Alternatively, if the review process is STATEMENT OF INTENT not described in the guidelines,a reference to where C the description can be found should be included. Guidelines should clearly state why they are being The description of the process should include all nec- developed and adopted and the issues that they are essary names and telephone numbers,application r intended to address. Usually,they should also de- forms(if used),a list of information and materials E scribe the public welfare and benefits to be derived to be submitted,a schedule for review and a check- from heckfrom their use. list of all steps and materials required for review. In cases where a review board has a staff that is em- h. DESCRIPTION OF THE DISTRICT powered to review certain types of applications,this h• section of the guidelines should note which types A description of the district to which the guidelines are likely to be handled at the staff level and which C are applied should be included along with a map will go before the board. showing the boundaries of the area. A brief descrip- tion of the growth and development of the area,fo- cusing on those aspects that the guidelines intend SPECIALIZED PROGRAMS L to enhance and preserve is helpful to give perspec- If specialized programs, such as low-interest loan L tive to the content. pools,tax credits,grants or design and technical as- sistance are linked to the guidelines,a brief descrip- f CRITERIA FOR JUDGMENT tion of the programs should be included along with L references for additional information. The criteria used to judge the acceptability of a pro- posed change is at the heart of a set of guidelines. The criteria may be brief or lengthy,but should al- IEI .USTRIITINS THE GUIDELINES ways be clear and written in straight forward Ian- Design guidelines should almost always contain il- guage. The criteria should be logically organized lustrations to make concepts,criteria and relation- [ for the intended audience. For example,a detailed ships clearer than can be accomplished by text alone. set of design guidelines for a commercial district, Line drawings,while more time consuming and po- developed as part of an overall commercial revital- tentially more costly than photographs, allow ac- ization program,and intended for use by property tual buildings in the district to be used to illustrate [ owners, merchants and architects, should contain the criteria and relationships. Notations should be criteria related to: used to make the illustrations easy to understand. I TESTING THE GUIDELINES It is always a good idea to test the design guide- I 82-Creating Design Guidelines 01994 National Main Street Center/National Trust for Historic Preservation _ lines befot+e their formal ,„ ,r� ,it adoption.t{This greatly as- Creating tl ,reYiew boa rd and Process, rather sists''In discovering problems 4with the text and it .•ti�an beiri `ado ed In* lustrations such as unclear g 1u. separate ordinance. As language,contradictions; . : 'With the if tt+oduction of any new law,the po- in criteria or confusingiimages. -There are Many litical acumen of its proponents is crucial to it methods by which a set of guidelines can be tested. being adopted. Mandatory guidelines also must 'ti One of the most effective is to have local architects be constiiutional and comply with state enabling or students from an architecture school design a legislation. hypothetical project using the guidelines(and other typical constraints such as the zoning and buED ilding [n ,. codes). Participants in the test should be asked to UCAl1DN AND GUIDELINES "push-the-boundaries"of the concepts in the guide- Communities that are considering developing de- lines without disregarding the criteria. They should sign guidelines must consider how they will edu- I also be asked to note any problems they have with cate the audiences during and after the process. the text or illustrations. During their creation,it is important to inform pri- mary users and the:general public about the ben ADOPTING THE GUIDELINES efiits to be derived-from the guidelines and to quickly address any misgivings. -Public in t into the cre- Guidelines are usually formally adopted by a review ation of guidelines can be very helpful in this re- board or a local government. The enforceabilityof rd. If the - gard. will be adopted by the local the guidelines is related to how they are adopted. government upon completion and testing,educat- Enforceability typically falls into three main levels: ing the local elected officials of their benefits and content is important. It is also necessary to develop • 1 • Advisory. Guidelines that are advisory have no an educational program for review board members legal standing and are thus usually not enforce- and staff on the guidelines and their procedures. able. Their effectiveness depends on how thor- After the guidelines have been adopted and 1 oughly the primary users and the general pub- are in use,it is necessary to develop an on-going lic have been educated. Often,in communities educational and public relations program to keep were the concept of design guidelines is new citizens informed about the benefits resulting from and any form of private property regulation is the guidelines and to inform new residents about resisted strongly,it is best to begin with advi- their content. -Thus latter form of education is vital sory guidelines. After a few years, when the to maintaining public support if the guidelines are citizens can see the benefits of having the guide- challenged. 1 lines,it may be possible to make them mute en- Many property owners feel that design guide- forceable. lines are an unnecessary constraint on their rights. Architects often complain that design guidelines • Linked. In communities where the political cli- cramp their creativity, leading to bland environ- mate is likely to doom the adoption of enforce- ments. Building tenants complain that they add cost able guidelines to failure, it is often useful to to a renovation or new building. These and other link benefits to the use of guidelines. For ex- complaints surrounding the creation and adoption ample, if a property owner wants to take ad- of design guidelines echo those made in the 1920s vantage of a low-interest loan or free design as- and 1930s when zoning codes were first introduced sistance offered by an organization, he or she and the 1880s and 1890s when many communities d must comply with the design guidelines. If not, adopted building codes. The key to overcoming the property owner is free to do whatever he or these issues is to create design guidelines that truly she wishes. If the linked programs are attrac- enhance an area's architecture,urban form,culture five enough,most property owners are eager to and economy,that are fairly applied and interpreted use the design guidelines. and that recognize local conditions and concerns. • Mandatory. The adoption of a set of design 1 guidelines by the local government usually makes them mandatory. To be effective,penal- ties for noncompliance must be spelled out and of sufficient cost to make compliance work. En- ,i forcement must also be consistent and on-go- ing. In many communities, design guidelines + are incorporated by reference in the ordinance 4 Creating Design Guidelines-83 01994 National Main Street Center/National Trust for Historic Preservation FOR ADDITIONAL INFORMATION o Developing Downtown Design Guidelines by the California Main Street'Program.;A guide to develop- ing design guidelines, with step by step instructions.Available for$6.50 from the Califonia Main Street Program,Department of Commerce,Office of Local Development,801 K Street,`Suite 1700, Sacramento,CA 95814, tel.916/322-3536. Make check payable to California Department of Com- merce. o Illustrated Secretaryof the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings by the National Park Service Washington,D.C.:U.S. Department of the Interior,1994. o Oklahoma Design Guidelines by Ronald H.Frantz, is a resource book for sensitively rehabilitating downtown commercial buildings.Available for$10 from the Oklahoma Main Street Program,Okla- homa Department of Commerce,P.O.Box 26980,Oklahoma City,OK 73126-0980,tel.405/841-5115. Make checks payable to Oklahoma Department of Commerce. 84-Creating Design Guidelines 01994 National Main Street Center/National Trust for Historic Preservation 2 3 • Preservation Tax Incentives Current tax incentives for preservation,established by the Tax Reform Act of 1986(PL 99-514;Internal Historic buildings are tangible links with the past.. Revenue Code Section 47[formerly Section 48(g))) They help give a community a sense of identity, I include: stability and orientation.The Federal government encourages the preservation of historic buildings ■ a 20%tax credit for the certified rehabilitation of through various means.One of these is the program certified historic structures. of Federal tax incentives to support the rehabilitation ■ a 10%tax credit for the rehabilitation of non- of historic and older buildings.The Federal Historic historic,non-residential buildings built before 1936. Preservation Tax Incentives program is one of the Federal government's most successful and cost; �. For both credits,the rehabilitation must be a effective community revitalization programs.The substantial one and must involve a depreciable building. Preservation Tax Incentives reward private investment (These terms will be explained later.) • in rehabilitating historic properties such as offices, rental housing,and retail stores. What Is aTax Credit? Since 1976,the National Park Service has A tax credit differs from an income tax deduction.An administered the program in partnership with the income tax deduction lowers the amount of income Internal Revenue Service and with State Historic subject to taxation.A tax credit,however,lowers the Preservation Officers.The tax incentives have spurred amount of tax owed.In general,a dollar of tax credit the rehabilitation of historic structures of every reduces the amount of income tax owed by one dollar. period,size,style and type.They have been instrumental in preserving the historic places that give ■ The 20%rehabilitation tax credit equals 20%of the cities,towns and rural areas their special character. amount spent in a certified rehabilitation of a certified The tax incentives for preservation attract newrivate p historic structure. investment to the historic cores of cities and towns. • They also generate jobs,enhance property values,and • The 10%rehabilitation tax'credit equals 10%of the augment revenues for State and local governments amount spent to rehabilitate a non-historic building through increased property,business and income built before 1936. ' taxes.The Preservation Tax Incentives also help create moderate and low-income housing in historic buildings.Through this program;abandoned or Amon Clarence Thomas underused schools,warehouses,factories,churches, House,New Harmony, retail stores,apartments,hotels,houses,and offices Indiana(1899). Courtesy throughout the country have been restored to life in a C. Scott McDonald. manner that maintains their historic character. I j P 4 5 20% Rehabilitation Tax Credit What is a"certified historic structure?" ' The Federal historic preservation tax incentives A certified historic structure is a building that is listed program (the 20%credit) is jointly administered by individually in the National Register of Historic Places the U.S.Department of the Interior and the —OR—a building:that is located in a registered historic Department of the Treasury.The National Park district and certified by the National Park Service as Service (NPS) acts on behalf of the Secretary of the contributing to the historic significance of that Interior,in partnership with the State Historic district.The"structure"must be a building—not a Preservation Officer(SHPO) in each State.The bridge,ship,railroad car,or dam. (A registered historic Internal Revenue Service(IRS) acts on behalf of the district is any district listed in the National Register of I ISecretary of the Treasury.Certification requests Historic Places.A State or local historic district may (requests for approval for a taxpayer to receive these also qualify as a registered historic district if the.�iic�strict ;' benefits) are made to the National Park Service and the enabling statute are certified by the Secretary through the appropriate State Historic Preservation of the Interior.) Officer(SHPO).Comments by the SHPOon certification requests are fullyconsidered by the NPS. OBTAINING CERTIFIED HisroRlc STRUCTURE STATUS However,approval of projects undertaken for the 20% Owners of buildings within historic districts must tax credit.is conveyed only in writing by duly authorized I complete Part 1 of the Historic Preservation ' officials of the National Park Service.For a Certification Application—Evaluation of Significance. description of the roles of the NPS,the IRS and the The owner submits this application to the SHPO.The SHPO,see'Tax Credits:Who Does What?"on pages ( SHPO reviews the application and forwards it to the II 12-13. NPS with a recommendation for approving or denying the request.The NPS then determines whether the The 20%rehabilitation tax credit applies to any building contributes to the historic district.If so,the project that the Secretary of the Interior designates a building then becomes a"certified historic structure." ii certified rehabilitation of a certified historic structure.The The NPS bases its decision on the Secretary of the 20%credit is available for properties rehabilitated for Interior's"Standards for Evaluating Significance commercial,industrial,agricultural,or rental within Registered Historic Districts,"which appear on residential purposes,but it is not available for page 21. I properties used exclusively as the owner's private i residence. Buildings individually listed in the National Register 431 Union Avenue, of Historic Places are already certified historic SE,'Grand Rapids, l structures.Owners of these buildings need not Michigan(ca. ; , 1 complete the Part 1 application. 1880).After reha- btlitation for contin- ; ` !` - Property owners unsure if their building is listed in II tad residential use. I the National Register or if it is located in a National Courtesy Donald Register or certified State or local historic district w Smalligan. should contact their SHPO. a ...'�w ...rwa�ww:r.....�:.....».. ......+..w.`r'o..r ..._......►a-w.��.:. � 1 6 7 WHAT UP MY BUILDING LS NOT YET LLSTED IN THE ++I APPLICATION PROCESS NATIONALREGISTER? I IrOwners seeking certification of rehabilitation work Owners of buildings that are not yet listed individually must complete Part 2 of the Historic Preservation in the National Register of Historic Places or located Certification Application—Description of ' in districts that are not yet registered historic districts Rehabilitation.Long-term lessees may also apply if may use the Historic Preservation Certification their lease is 27.5 years for residential property or 39 Application,Part 1,to request a preliminary years for nonresidential property.The owner submits • determination of significance from the National Park the application to the SHPO.The SHPO provides Service.Such a determination may also be obtained technical assistance and literature on appropriate t - fora building located in a registered historic district rehabilitation treatments,advises owners on their but that is outside the period or area of significance of applications,makes site visits when possible,and the district.A preliminary determination of forwards the application to the NPS,with a • significance allows the owner to proceed with the recommendation. rehabilitation project while the process of nominating ji a building or a district continues.Preliminary The NPS reviews the rehabilitation project for 1determinations,however,are not binding.They conformance with the"Secretary of the Interior's If become final only when the building or the historic Standards for Rehabilitation,"and issues a district is listed in the National Register or when the certification decision.The entire project is reviewed, ik district documentation is amended to include including related demolition and new construction, additional periods of areas of significance. and is certified,or approved,only if the overall rehabilitation project meets the Standards.These 1 What is a"certified rehabilitation?" I Standards appear on pages 22-23.Both the NPS and the IRS strongly encourage owners to apply before they t i' The National Park Service must approve,or"certify," ( start work. $ all rehabilitation projects seeking the 20`0 i rehabilitation tax credit.A certified rehabilitation is a After the rehabilitation work is completed,the owner rehabilitation of a certified historic structure that is submits Part 3 of the Historic Preservation approved by the NPS as being consistent with the , Certification Application—Request for Certification of historic character of the property and,where Completed Work to the SHPO.The SHPforwards {' SHPO forwards the district in which it is located.The NPS the application to the NPS,with a recommendation as assumes that some alteration of the historic building to certification.The NPS then evaluates the will occur to provide for an efficient use.However,the completed project against the work proposed in the project must not damage,destroy,or cover materials Part 2—Description of Rehabilitation.Only or features,whether interior or exterior,that help completed projects that meet the Standards for define the building's historic character. Rehabilitation are approved as"certified rehabilitations"for purposes of the 20%rehabilitation tax credit. 1 • RENABILHATION TAX INCENTIVES Beginning with the Tax Reform Act of 1976 (TRA 1976),federal laws dealing with taxation of income- producing buildings (generally defined as rental property or property used by a business to produce products or services)recognized the value of reha- bilitating old buildings. Before the act,investing in new construction and demolishing older or historic buildings was more tax-advantaged than rehabili- tation. The TRA 1976 was the first step in creating tax equality between rehabilitation and new con- struction by allowing certain forms of accelerated depreciation to be applied to rehabilitation as well as new construction projects. The advantages were concentrated on historic properties listed in the National Register,but also contained provisions for nonhistoric older property. This parity was further strengthened with the passing of the Economic Recovery Tax Act of 1981 (ERTA 1981), which created an advantageous tax structure for people investing in older property. Since 1981,the federal tax incentives have spurred the investment of more than$12 billion in the reha- bilitation of income-producing property in the United States. Financial Incentives-57 national Main Street Center/National Trust for Historic Preservation The current federal tax provisions relating to and the NPS as complying with the Secretaryof ` the rehabilitation of historic and older properties are - the Interior's Standards for Rehabilitation. defined in the Tax Reform Act of 1986 (TRA 1986). t The law provides advantageous tax structures for: o Qualified expenditures. Only certain expendi- tures associated with the rehabilitation qualify for o buildings individually listed in the National Reg- the 20 percent ITC and depredation schedule. ister of Historic Sites and Places Generally,the qualified expenditures are: (1)all j hard costs;(2)certain soft costs such as architec- • buildings contributing to the character of historic tural and other design fees;and(3)filing fees as- districts listed in the National Register I � sociated with certification and interest on con- struction loans but not on permanent mortgages. o buildings contributing to state and local historic districts that have been certified as complying • Depreciation. The TRA 1986 has fixed deprecia- r with or exceeding the standards of National Reg- tion schedules and methods as follows: The l ister Historic Districts straight-line method must be used with a 31.5 year schedule for commercial income- produc- e nonhistoric buildings built before 1936. ing property and a 27.5 year schedule for resi- dential income-producing property The latter is The advantages for the three forms of historic build- only available for certified historic rehabilitations Ings are a 20 percent Investment Tax Credit (ITC) (the 20 percent ITC). New construction associ- I and a straight-line depreciation schedule of 31.5 ated with a rehabilitation,such as an addition to years for commercial income-producing property a historic building,must use the appropriate new and 27.5 years for residential income-producing construction depreciation schedule and method. r property with two or more units. The advantages l for nonhistoric buildings built before 1936 are a 10 The TRA 1986 has a number of other regulations percent ITC and a straight-line depreciation for com- associated with the use of these financial advantages. mercial income-producing property. They regulate such things as: { 1 The 20 percent ITC may be applied to income- producing residential as well as commercial prop- o who may take the ITC(owner or long-term ten- erty if,and only if, the design of the rehabilitation ant) [ meets-the Secretary of the Interior's Standards for Rehabilitation. The 10 percent ITC may be applied o when the ITC may be taken(all at once or in in- only to commercial income-producing property crements for up to 15 years in the future or on There are no design standards associated with this amended returns for up to three years in the past) category of buildings. To qualify for either the 10 or 20 percent ITC, however, a property must meet • limits on credits to offset tax liability (100 per- certain additional criteria including: cent of tax liability up to $25,000, 75 percent of [ tax liability over$25,000) o Substantial rehabilitation test. Rehabilitation expenditures(all hard and certain soft costs)must o recapture of tax credits and depreciation deduc- [ exceed the greater of$5,000 or the adjusted basis tions taken at the time of sale of the property if of the building. The adjusted basis is the acqui- the property sold within five years(no recapture sition cost of the building plus the cost of previ- of credits or depreciation after five years of own- ous capital improvements minus land value and ership, a sliding scale of 100 percent to 20 per- [ accrued depreciation taken. Generally,the reha- cent recapture if the building is sold in years one bilitation expenditures must occur within a 24- through five) month period,although phasing of the work(and r expenditures) may be approved for up to 60 o passive activity rules (limiting the sheltering of 1� months. income from other sources in the financial struc- ture of the project) [ o Certification. To receive the 20 percent ITC, a I_ building must be certified by the National Park • the use of the property by nonprofit groups,which Service(NPS)and the state historic preservation typically exempt the building from local prop- officer (SHPO) as meeting one of the three his- erty taxes (no more than 35 percent of property toric tests discussed above. In addition, the re- can be occupied by nonprofit groups, no sale- habilitation work must be certified by the SHPO leaseback arrangements, no options-to-buy by a _ nonprofit) 58-Financial Incentives ©1994 National Main Street Center/National Trust for Historic Preservation ' a the building cannot be financed by a tax-exempt bond or other similar obligation. Additionalregulations control the amount of existingexterior walls that must remain as exterior walls after rehabilitation(50 percent or more); the amount of existing exterior walls that must remain either as exterior or exposed interior walls after re- habilitation (75 percent or more); and the amdunt of the existing structure that must remain in place after rehabilitation(75 percent or more). Several states have also enacted income tax provisions to encourage rehabilitation of old and historic buildings. New Mexico, for example, al- lows a credit against state income taxes for one-half the cost of "restoration,rehabilitation or preserva- tion"of properties listed in the state historic regis- ter. I L 1s 4 3Chapter 11: The.Naitonai Reiliterit' Stateilld Local.Historic Registers ., 3n. . _ .. ational listing of historic buildings and sites was ll first established byCongress in 1935 with the pas- rURPUSE of THE NATIONAL REGISTER sage of the Historic Sites Act. In 1966,the National The National Register is designed to be the authori- 3 Register was created by the passage of the National tative guide to architecturally,historically and cul- Historic Preservation Act(Public Law 89-665). It is turally significant sites and places located in the considered the centerpiece of the nation's public United States and its territories. In the terminology 3 historic preservation.program Among other pro- of the 1966 act,the National Register was created visions, the 1966 act: to: o authorized the Secretary of the Interior to expand ..,identify those resources of the nation and maintain a National ter of districts,sites, pied as a_living that should be; Part buildings, structures and objects of local,state of our commutitylife,:and development and national significance and to grant funds for in order to give a sense of orientation to 3 states to use in conducting comprehensive statethe American people. wide historic surveys and preparing.statewide Plans for historicpreservation The language describing why the National Register was created illustrates the:difference between the o established the Historic Preservation Fund,which American system and:those of most European coun- provides matching grants to the states for the tries. First,the National.Register identifies proper- preservation,,acquisition and development of Na- ties of national importance but does not protect them 1 tional Register properties from change; that is done through local preserva- tion ordinances. Second,the purpose of listing prop- * established the Advisory Council on Historic erties in the National Register is not to create mu- ] Preservation to advise the president and Congress seum pieces as is often the case in Europe. Rather, on matters relating to historic preservation and the act dearly intends that a listed property be a to comment on federal projects that affect Na- living part of its environment- beth in the economic Itional Register properties and cultural senses-as well as a contributor to the ongoing development of,the community,just as new • required federal agencies to consider the effect construction is. Finally, the reason for creating a of their activities,including all federal grant and listing of historic and architecturally significant sites loan programs, on historic properties and sites, and places is not to focus attention on the past as known as Section 106 review much as to help us direct the future. • Nominations for listing buildings and sites in 1 The act also strengthened the role of state and local the National Register-usually come from the SHPOs, historic preservation programs by requiring the gov- but may come from anyone. Potential entries are ernor of each state to appoint a state historic preser- reviewed at the state and national levels against es- ] vation officer (SHPO); specifying the SHPO's du- tablished criteria. In part,the criteria for listing in ties;and establishing standards for statewide pres- the National Register states: ervation programs. In 1980,amendments to the act The quality of significance inAinerican history, Icreated a Certified Local Government (CLG) pm- architecture,archeology,engineering and culture is gram to involve communities directly in the nomi- present in districts,sites,buildings,structures and nation of properties to the National Register and objects that possess integrity of location, design, increase their participation in other parts of the na- setting,materials,workmanship,feeling and asso- t tional historic preservation program. ciation and: r \O"-- National,State&Local Historic Registers -85 ©1994 National Main Street Center/National Trust for Historic Preservation i- a. that are associated with events that have made a illustrate a single cultural or historical event or ac- significant contribution to the broad pattern of tivity. our history;or Although listing in the National Register, as 1, noted above,does not protect a building from demo- ' b. that are associated with the lives of persons sig- lition or a site from development (unless federal nificant in our past;or funds aro involved in their demolition or inappro- priate change),buildings and sites do have certain c. that embody the distinctive characteristics of abenefits unavailable to non-Register properties.The type, period or method of construction or that primary benefit is eligibility for the federal invest- represent the work of a master(architect or de- ment tax credits available for the rehabilitation of signer)or that possess high artistic values or that historic properties. Secondary benefits include tax represent a signficant and distinguishable entity deductions for easement donations associated with whose components may lack individual distinc- listed sites and buildings as well as public recogni- tion;or tion of the property's contribution to the community's past and future. d.that have yielded,or may be likely to yield,in: n p I formation important in prehistory or history. SITE AND LOCAL RESISTERS Tb be a candidate for listing in the National Regis- Each state and US. territory maintains a separate ter, a property or district must first be surveyed. register of historic buildings and sites within its I The National Park Service recommends that this borders. Generally,state criteria,for listinwas well inspection be carried out in two phases:' a prelims- as the procedures for doing so,are based on Na- nary or reconnaissance survey that gives the gen- tional Register criteria. The difference between the 1 eral characteristics of the property or district and two,if a state does make a distinction,is in the sig- identifies those features that should be investigated nificance of the property;i.e., the property must thoroughly;and an intensive survey that fully de-. make a contribution to the history,culture or archi- scribes r the character and history of the property or tecture of the state rather than the nation. The state t district and discusses why it meets the criteria for historic preservation office is the public agency re- listing in the National Register. When the surveys sponsible for maintaining the state register. The have been completed and entered on the appropri- SHPOs responsibilities for state registers are simi- [ ate forms,the building or site is then considered by lar to their duties for the National Register main- the SHPO and the state review board. If the prop- taining and augmenting the inventory;administer- erty is determined eligible, the nomination is sent ing preseration grants;and reviewing the rehabili- to the National Park Service for final review and tation of historic buildings. l approval. Upon approval,and with the owner's The benefits of listing a building or site in a consent,the property is then listed in the National state register vary throughout the country. Some Register. In the case of a district nomination,a ma- states do not provide any real benefits except rec- jority of the property owners in the proposed dis- ognition,while others have created property tax in- trict must object to prevent the listing. centives to encourage the maintenance and rehabili- Currently, the National Register lists nearly tation of historic properties. 750,000 properties,including approximately 700,000 Hundreds of towns and cities maintain local buildings, 22,500 sites, 18,000 structures and 9,500 registers of buildings and sites significant to their objects. These properties are listed either individu• history and culture. As with the nomination and ally,in districts(there are more than 7,000 National listing of buildings in state registers,the criteria and Register historic districts), thematically or as mul- procedures for most local registers are based on tiple resources. Individually listed properties are those of the National Register. The advantages as- r those that meet the criteria in and of themselves. sociated with listing in local registers vary greatly. j Properties listed as contributing to a National Reg- Many communities offer no recognizable benefits; ister district are collectively a"..significant and dis- others provide real protection through local ordi- tinguishable entity whose components(individual nances against any adverse physical changes,indud- buildings or sites)may lack individual distinction." ing severe penalties to prevent owners from demol- Thematic or multiple resource nominations are those ishing listed buildings. In addition,some local reg- that demonstrate a particular architectural theme, isters offer economic incentives in the form of local 1 such as all the 19th-century courthouses in a state; grants, low-interest loan programs or property tax represent the work of a single master architect; or abatements for historic properties. i 86-National,State& Local Registers ©1994 National Main Street Center/National Trust for Historic Preservation CONSULTANTS R ►URLISNLRS If? - A 1622 WISCONSIN AVENUE,N.W./WASHINGTON,DC 20007 202/337-0356 FAX:202/625-1654 What Waterfront Center Consulting Brings to Your Community: Ways to Get Your Waterfront Project Moving! • We have over 15 years of experience devoted exclusively to urban waterfront planning, development and culture. We have worked in more than 100 communities of all sizes, in all sections of North America and also overseas. • The Center provides excellent value for your dollar.References available. • We offer an imaginative, illustrated presentation using our unmatched collection of 15,000+ waterfront images to inspire and inform your community. Experience making presentations to audiences from six to 600. • A community participatory planning workshop uses a unique approach perfected by the Center over the years. Results in community consensus, a nucleus of enthusiastic supporters, graphic plans and a narrative report to provide the foundation for future planning and development. • We also offer an objective, independent assessment of ongoing planning work. Especially useful at early and mid-points of a planning process. • The Center has information on what a range of other communities like yours are doing with their waterfront, including details on implementation strategies. • The Center can assemble teams of skilled waterfront practitioners with varied backgrounds from our network. • We provide names and addresses of informational resources that a community can pursue as part of our service. All assignments include one or both Ann Breen and Dick Rigby authors of WATERFRONTS: Cities Reclaim Their Edge, the definitive work on the waterfront redevelopment phenomenon of the past 30 years (1994) and The New Waterfront: A Worldwide Urban Success Story, the first illustrated compendium of waterfront projects around the world (1996). A non-profit corporation helping communities enhance urban waterfronts.