HomeMy WebLinkAbout2015-06-01 HPC Packeti 1 1 a t e r
1NE OIRTNFLACE OF MIMNESOTA
AGENDA
HERITAGE PRESERVATION COMMISSION MEETING
Council Chambers, 216 Fourth Street North
June 1, 2015
REGULAR MEETING 7:00 P.M.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
1. Possible approval of minutes of May 4, 2015 regular meeting minutes
IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects
which are not a part of the meeting agenda. The Chairperson may reply at the time of the
statement of may give direction to staff regarding investigation of the concerns expressed. Out
of respect for others in attendance, please limit your comments to 5 minutes or less.
V. CONSENT AGENDA (ROLL CALL) - All items listed under the consent agenda are
considered to be routine by the Heritage Preservation Commission and will be enacted by one
motion. There will be no separate discussion on these items unless a commission member or
citizen so requests, in which event, the items will be removed from the consent agenda and
considered separately.
VI. PUBLIC HEARINGS - The Chairperson opens the hearing and will ask city staff to provide
background on the proposed item. The Chairperson will ask for comments from the applicant,
after which the Chairperson will then ask if there is anyone else who wishes to comment.
Members of the public who wish to speak will be given 5 minutes and will be requested to
step forward to the podium and must state their name and address. At the conclusion of all
public testimony the Commission will close the public hearing and will deliberate and take
action on the proposed item.
VII. UNFINISHED BUSINESS
2. Case No. 2015-19: Continuation of Design Review for addition of bedroom and bathroom
at 520 Main St N. Monty Brine, Owner
VIII. NEW BUSINESS
3. Case No. 2015-24: Design Review for mural to be placed on the North Wall of Candyland.
Located at 212 Main St N. Brandon Lamb, Owner. Randall Raduenz, Applicant.
4. Case No. 2015-25: Design Review for mural to be placed on the East Wall of Candyland.
Located at 212 Main St N. Brandon Lamb, Owner. Randall Raduenz, Applicant.
IX. OTHER ITEMS OF DISCUSSION
5. Consideration of an amendment to Municipal Code, removing design permit requirements
for certain signs in the West Stillwater Business Park District
6. Bergstein Reuse Study Draft
X. ADJOURNMENT
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THE OIRTNPLACE OF MINNESOTA
HERITAGE PRESERVATION COMMISSION MEETING
May 4, 2015
7:00 P.M.
Chairman Larson called the meeting to order at 7:00 p.m.
Present: Chairman Larson, Commissioners Goodman, Johnson, Mino and Welty, Council
Representative Menikheim
Absent: Commissioners Branjord and Krakowski
Staff: City Planner Wittman
APPROVAL OF MINUTES
Possible approval of April 6, 2015 meeting minutes
Motion by Commissioner Welty, seconded by Commissioner Mino, to approve the minutes of the April 6, 2015
meeting. All in favor, 5-0.
OPEN FORUM
There were no public comments.
CONSENT AGENDA
Case No. 2015-16 Design Permit request for signage at 1395 Curve Crest Blvd. (Health Partners)
replacing existing monument sign with new brand and clinic name John Hollenbeck, applicant.
Case No. 2015-20 Design Permit request for signage at 1500 Curve Crest Blvd. (Health Partners)
removing and replacing existing monument sign to match current brand standards. Brian Paschke,
applicant.
Case No. 2015-22 Design Permit request for signage at 1900 Tower Dr. (Lift Bridge Brewing Co.)
replacing existing awning with new logo and colors. Brad Glynn, owner.
Motion by Commissioner Johnson, seconded by Commissioner Welty, to approve the Consent Agenda. All in
favor, 5-0.
PUBLIC HEARINGS
Case No. 2015-10 Continuation of Design Review for new construction of home to be located at 911 Abbott
Street West. Ray and Carmen Loida Jr., owners.
City Planner Wittman explained that at the last meeting, the Commission reviewed the proposed design for
an infill home. At the time the HPC was concerned with the general massing of the structure and its blocky
appearance, noting it was indicative of contemporary suburban design opposed to the more traditional
residential designs. The Commission also noted that the roof design, side and rear elevations as well as the
windows did not conform to the Neighborhood Conservation District guidelines of having four-sided design
consistent with homes throughout the neighborhood. The applicants have re -submitted a Design Permit
Heritage Preservation Commission Meeting May 4, 2015
application for a proposed single family home. Additional design options were submitted this afternoon via
email.
Zachary Lee, 915 Abbott Street, expressed concerns that the home as proposed is still too large for the lot and
that there are mostly one story homes in the area. He would like the application tabled till the design can be
changed to reduce the footprint. He is not opposed to construction but would like the design to better fit the
neighborhood.
Robert Richert, 905 West Abbott Street, agreed that the proposed design is not consistent with the
neighborhood. There has been no reduction in square footage, no elevations have been provided, and the
massing has not been addressed. Last minute information was provided at the meeting which is frustrating.
He urged the Commission to deny the application.
Kathy Carroll, 922 West Abbott Street, agreed with the previous comments that the house as proposed is too
large and doesn't fit the neighborhood.
Chairman Larson closed the public hearing.
Chairman Larson pointed out that square footage is not a design consideration. The Commission's deliberation
has mostly to do with how a house fits in the neighborhood.
Commissioner Johnson mentioned the impervious surface coverage regulation. City Planner Wittman
responded that the 25% maximum structural coverage guideline for impervious surface is met.
Council Representative Menikheim asked if the house could be set back on the lot. City Planner Wittman
replied that it wouldn't be consistent with the existing streetscape.
Commissioner Johnson noted the lot is 75' x 150', the minimum lot size for Stillwater. It forces the house to
be quite narrow, making the depth necessary. It is similar in footprint and size to the house to the east, 905
West Abbott. This neighborhood has a mix of styles including infill designs and several two-story houses that
were part of earlier development of the neighborhood. The intent of the ordinance is to not have a house that
overpowers or distracts, but that blends into the background. He feels that Option A, received today, presents
some improvements, meets the guidelines and fits the varied architectural styles in the neighborhood.
Commissioner Mino agreed that Option A is better than the design previously reviewed.
Commissioner Welty also stated Option A is an improvement. She wondered if the garage roof could be
hipped to the east to help break up the massing.
Chairman Larson noted the latest changes were just presented to the Commission today. He is not comfortable
with the sketches provided, and would want final drawings that are to scale.
Mr. Loida stated his builder has been working directly with City Planner Wittman about what needs to be
addressed.
Chairman Larson said he would like to see the level of trim carried around the house as part of the four-sided
design.
City Planner Wittman expressed concern about a disconnect between the Commission, staff and builder who
is not able to attend the meetings. She asked for specific direction to provide to the builder.
Page 2 of 7
Heritage Preservation Commission Meeting May 4, 2015
Chairman Larson summarized that the level of detail of frieze board, gable trim and corner boards should be
consistent on all four sides. Architectural details of the windows should be proportional with the three -window
design as originally submitted. Final design with scaled elevation should be submitted. Decreasing the slope
of the roof, creating a hip roof or changing the plane of the wall where the roof plane changes would all be
acceptable ways of reducing the mass of the roof
Motion by Commissioner Johnson, seconded by Commissioner Welty, to approve the Design Permit for Option
A for Case No. 2015-10, new construction of home to be located at 911 Abbott Street West, as submitted tonight
with the following conditions:
1. There shall be three gable windows rather than two.
2. The architectural detail including the frieze boards, gable band, corner boards, window trim and water table
shall be carried around all four sides of the structure consistent with what is shown in the front.
3. The east elevation shall have an offset in the vertical plane of the wall separating the garage from the house
and gable structure beyond.
4. The roof on the garage shall have either a flatter slope back to the house structure or a hip roof descending to
the east.
5. Scale drawings shall be submitted to planning staff for approval and be brought back to the HPC with any
questions or changes.
6. Plans shall be consistent with Option A submitted to the Community Development Department for the May 4,
2015 meeting.
7. No stone shall be utilized on the front facade.
8. A building permit shall be obtained prior to the construction of the home.
9. Exterior lighting shall be submitted for approval prior to the issuance of a building permit.
10. Modifications to the plans submitted shall be approved in advance by the City Planner. All major
modifications shall be approved in advance by the HPC. All in favor, 5-0.
Case No. 2015-18 Design Review for selective demolition and re -construction of existing home located at 116
Harriet Street North. Dan and Allison Boblit, owners.
City Planner Wittman reviewed the request. The applicants are requesting a permit for demolition of non -
original portions of the home. This partial demolition includes more than 20% of the front facing facade and
roof, including the removal of a single -story enclosed sunroom on the west side, a single -story porch addition
on the east side, and a single -story enclosed entry/porch on the north side. The removal of the single -story
additions on the north and west side, as well as the change in roofline on the north side, trigger review of the
project as a demolition. A major addition to the structure is also proposed. Staff finds the proposed demolition
is warranted and recommends approval with conditions.
Commissioner Johnson noted the house is distinctive, the proposed changes fit the home well and will return
the home to a more historic look.
Commissioner Goodman agreed that the removal of non -historic features is an improvement.
Jim McKinney, 410 West Rice Street, commented he and his wife Carol are pleased that the home will remain
a single family home and be restored to its former elegance. The neighbors on the other side, John and Maddie
Macindoe, asked him to express that they too are pleased.
Joe Cherrier, 418 West Rice Street, voiced support for the restoration and addition.
Carol McKinney, 410 West Rice Street, said she is very pleased with the proposal.
Michelle Cherrier, 418 West Rice Street, welcomed the new owners to the neighborhood.
Page 3 of 7
Heritage Preservation Commission Meeting May 4, 2015
Chairman Larson closed the public hearing. He commended the excellent design presentation.
Commissioner Johnson remarked that the sunroom on the front may accommodate more detail such as the
cornice to be brought out and perhaps more of a brow over the windows.
Paul Buum, architect, explained that the cornice may be thickened and bracketed to trim the sunroom.
Motion by Commissioner Welty, seconded by Commissioner Mino, to approve the Design Permit for Case No.
2015-18, selective demolition and re -construction of existing home located at 116 Harriet Street North, with the
following conditions:
1. Plans shall be consistent with those submitted to the Community Development Department April 17, 2015.
2. A building permit shall be obtained prior to the construction of the home.
3. Exterior lighting plans shall be submitted for approval prior to the issuance of a building permit.
4. All minor modifications to the plans shall be approved in advance by the City Planner. All major modifications
shall be approved in advance by the HPC.
5. The level of trim and cornice detail shall be increased on the east and north of the sunroom facade. All in favor,
5-0.
UNFINISHED BUSINESS
There was no unfinished business.
NEW BUSINESS
Case No. 2015-17 Design Review for outdoor signage and facade improvements at 122 Main Street South
(Gammy & Gumpy's). John Daly, applicant.
City Planner Wittman stated that the applicant is requesting approval of facade improvement and a series of
sign panels totaling approximately 21 square feet. The facade improvements will include painting the red
facade antique white with a dark purple trim. The five -panel wooden sign system is designed to work with
the existing design of the facade. Staff recommends approval with conditions.
John Daly, applicant, explained the design of the signage.
Commissioner Johnson suggested that the characters be black line drawings.
Motion by Commissioner Johnson, seconded by Commissioner Welty, to approve the Design Permit for Case
No. 2015-17, outdoor signage and facade improvements at 122 Main Street South (Gammy & Gumpy's) as
submitted, with the following conditions:
1. A line drawing graphic of the two figures shall be submitted to the Community Development Department for
approval.
2. The total square footage of the sign panel system shall not exceed 24 square feet.
3. Individual sign panels shall be mounted on the existing raised beveled area.
4. Lighting for signage shall be reviewed and approved by the HPC prior to installation.
5. A revised sign plan shall be submitted to the HPC for review and approval prior to approval of any additional
signage.
6. All major revisions to the approved plan shall be reviewed by the HPC. All in favor, 5-0.
Case No. 2015-19 Design Review for addition of bedroom and bathroom at 520 Main Street North. Monty
Brine, owner.
Page 4 of 7
Heritage Preservation Commission Meeting May 4, 2015
City Planner Wittman stated that the applicant is requesting a Design Permit for an addition to be placed on
the north side of the structure, which includes a single -story bedroom and an expansion of the first and
second story bathrooms. Staff recommends approval with conditions.
Asked by Chairman Larson if the addition roofs will match the existing shingles, Mr. Brine answered yes.
Chairman Larson pointed out that the flat shingles may not be warrantied. He expressed concern about the
visual impact of the one rectangular block on top of the other. It may be hard to make the bathrooms work in
that space.
Mr. Brine responded that the goal was not to impact the upper roof
Commissioner Johnson added water flow may also be a problem with the roofs as proposed. It appears as an
odd jut -out from the building. He suggested turning the bathroom to the other direction by removing the
closet from bedroom #2. This would allow the addition to stay within the existing frame.
Chairman Larson remarked that as proposed, the additional will not look very attractive and doesn't follow
the roof forms or design of the existing house. A shed roof would be better for the second story.
Commissioner Johnson reiterated that the jut -out is an unusual shape and sticks out from the side.
Chairman Larson summarized that the design should have the second story mass not project out, expressing
no objections to the lower level massing to the bathroom in the addition, but stating that the Commission's
objection is to the upper bathroom, which should be reconfigured in a way that it does not project as far to
the north and possibly have a shed roof or a flat roof that relates better to the crossing east -west gable.
Motion by Commissioner Johnson, seconded by Commissioner Mino, to table the Design Review for Case No.
2015-19 to the next meeting, with direction provided to the applicant with regard to the concerns expressed by
the Commission. All in favor, 5-0.
Case No. 2015-21 Design Review for signage at 927 Churchill Street West (Health Partners). Review and
approval of comprehensive sign plan. Brian Paschke, Serigraphics Sign Systems, representing Lakeview
Hospital, applicant.
City Planner Wittman stated that the applicant is requesting approval of a comprehensive sign plan
amendment for Lakeview Hospital, including: the removal of three wall signs and addition of two wall
signs; three monument signs; and reconfiguration of the Churchill/Greeley Street signage. Staff
recommends approval with conditions. Objections to Wall Sign J were received from Anthony Beyer and
Andrea McCready at 904 Churchill Street West, indicating they believe this is an increase in wall signage.
Pat Cooksey, HealthPartners, explained the goal is to clean up the signage. The HealthPartners logo was
changed this past year. They tried to retain as much as possible of the original signage. It is traditional for
hospitals to have signage on the building. The building sign will not be illuminated.
Commissioner Welty asked if Wall Sign J might be moved to the west wall, where may not bother the
neighbors so much.
Ms. Cooksey responded that would be worth considering. The hospital wants to try to be part of the
neighborhood.
Page 5 of 7
Heritage Preservation Commission Meeting May 4, 2015
Motion by Commissioner Welty, seconded by Commissioner Johnson, to approve the Design Permit for Case
No. 2015-21, signage at 927 Churchill Street West (Health Partners), with the following conditions:
1. Monument Signs D and E shall be limited in size to no greater than 18.5 square feet.
2. The Greeley/Churchill Street signs (located on the retaining wall) shall not be internally illuminated.
3. Due to the total reduction of wall signage, the Greeley/Churchill Street signs (located on the retaining wall)
may be permitted to increase by a total of 14 square feet.
4. Changes to the approved sign plan shall require HPC review and approval.
5. No additional signs shall be permitted without an amendment to the comprehensive sign plan.
6. All signs shall require permits.
7. Any exterior lighting associated with new signs shall receive a design review permit from the HPC.
8. Wall sign J shall be moved to the west elevation at the same corner. All in favor, 6-0.
Case No. 2015-23 Design Review consideration and comment of Draft Cultural Landscape Field Guide.
MnDOT, applicant.
City Planner Wittman stated that as part of the mitigation efforts for the St. Croix River crossing, MnDOT
has been charged with creating a field guide to the area. She presented the draft guide for review and input.
Commissioners provided input and pointed out inaccuracies in the draft field guide.
City Planner Wittman noted inconsistencies throughout the process of MnDOT's creation of the field guide.
She provided additional corrections and suggestions to be conveyed to MnDOT. From a staff standpoint, if
the information in the field guide isn't going to be cross-checked with the local historical society, staff
would prefer that the field guide not replicate or resemble the design of the HPC and City materials.
OTHER ITEMS OF DISCUSSION
Annual Heritage Preservation Awards
City Planner Wittman solicited ideas from the Commission for the annual Heritage Preservation Awards.
Chairman Larson noted the Commission consensus that Scott Zahren should receive personal recognition
for his service to the City.
City Planner Wittman presented possible candidates for the various award categories.
The Commission agreed on Scott Zahren for personal contributions; the Wedge and Wheel for signage;
Main Street Cafe for facade reconstruction; and the Durenberger home on Chestnut Street East for addition
consistent with the Neighborhood Conservation District guidelines.
ADJOURNMENT
Motion by Commissioner Mino, seconded by Chairman Larson, to adjourn. All in favor, 5-0. The meeting was
adjourned at 9:53 p.m.
Respectfully Submitted,
Julie Kink
Recording Secretary
Page 6 of 7
HERITAGE PRESERVATION COMMISSION
MEETING DATE:
June 1, 2015
May 5, 2015
APPLICANT: Monty Brine, property owner
CASE NO.: 2015-19
REQUEST: Design Review of an addition to the structure located at 520 Main Street North,
located in the Downtown Design Review District
ZONING: RB-Two Family Res. COMP PLAN DISTRICT: LMDR-Low/Medium Density Res.
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
The applicant has submitted a Design
Permit application for an addition to be
placed on the north side of the structure
located at 520 Main Street North. The
addition includes a single story bedroom
as well as an expansion of the first and
second story bathrooms.
DISCUSSION
As a reminder, the Commission reviewed
the request at their May, 2015 meeting
and tabled consideration of approval for a
redesign of the addition. Commissioners
expressed concern the addition could
cause problems for the structure. A copy
of the May meeting submission is
attached for reference.
Since the last meeting, the property
owner has opted to change the roof style
to a single gable, extending from and
above the existing gable in this location.
The new gable will have a similar pitch
and form as those found on the house.
ALTERNATIVES, FINDINGS AND RECOMMENDATION
The HPC has several alternatives related to these two requests:
A. Approve. If the proposed addition meets the Downtown Design Review District
guidelines, the HPC should move to approve Case No. 2015-19. Staff would
recommend the following minimum conditions for approval.
1. Plans shall be consistent with those submitted to the Community
Development Department on May 15, 2015.
2. All new materials shall be similar to the existing facade materials.
3. The addition shall be painted to match the existing facade.
4. A building permit shall be obtained prior to the construction of the home.
5. All minor modifications to the plans shall be approved in advance by the City
Planner. All major modifications shall be approved in advance by the HPC.
Determination of the distinction between "major" and "minor" is defined in
the Zoning Ordinance.
B. Approve in part.
C. Deny. If the HPC finds that the proposal is not consistent with the approved
Downtown Design Review District guidelines, then the Commission could deny
the request. With a denial, the basis of the action is required to be given.
Furthermore, the denial would prohibit the applicant from resubmittal of a
substantially similar application within one year.
D. Table. If the HPC needs additional information to make a decision, the requests
could be tabled until your July, 2015 meeting. The 60-0day deadline for HPC
action is June 19, 2015. Therefore, if the Commission would like to table the
application, the Commission should exercise their right to extend the 60-day
review period and table discussion of the application.
Staff finds the updated design is consistent with the Downtown Design Review
guidelines and therefore recommends the Commission approve the Design Review
Case No. 2015-19 with the recommended conditions.
ATTACHMENTS
Updated Facade Elevations (dated May 15, 2015)
Updated Floor Plans (dated May 15, 2015)
May Staff Report
Original Elevations and Floor Plans (2 pages)
520 Main Street North (Brine)
HPC: 5/4/2015
Page 2 of 2
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HERITAGE PRESERVATION COMMISSION
MEETING DATE: May 5, 2015 CASE NO.: 2015-19
APPLICANT: Monty Brine, property owner
REQUEST: Design Review of an addition to the structure located at 520 Main Street North,
located in the Downtown Design Review District
ZONING: RB-Two Family Res. COMP PLAN DISTRICT: LMDR-Low/Medium Density Res.
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
The applicant has submitted a Design
Permit application for an addition to be
placed on the north side of the structure
located at 520 Main Street North.
The addition includes a single story
bedroom as well as an expansion of the
first and second story bathrooms.
DISCUSSION
As the property is located in the
Downtown Design Review District,
the application is brought before the
HPC for consideration of design
review. However, the applicable
guidelines for this project are more in
line with those of the Neighborhood
Conservation District (NCD), which
this property borders. Staff is
proposing the HPC review the
application in relationship to
applicable Downtown Design Review
District guidelines while paying
attention to relevant NCD guidelines
APPLICABLE GUIDELINES
Downtown Design Review District
Proportion:
Single story additions are found on both residential structures
adjacent to this residence. These types of additions were
Break up building masses
into units of scale that relate
to adjacent structures.
common of homes in the northern parts of Stillwater.
The addition will contain three windows. The two lower
windows will be of the same size and form as the windows on
Design facade details,
window openings and
entries to conform to
approximately the same
proportional patterns of
adjacent structures.
the existing house. A single, smaller window will be located in
the second story bath.
Material:
The applicant is proposing to face the structure with the same
materials and in the same color as the existing facade.
An infill building and facade
should be composed of
materials similar to original
adjacent facades (example:
local brick or stone).
NCD: Neighborhood and Streets
• Massing and scale of a new building should be compatible with neighboring structures.
• Respect the existing rhythm of the streetscape.
• Follow alignment and setbacks predominant on the street and adjacent properties.
• Design new roofs to be compatible with forms of existing roofs in the neighborhood.
• Building height should be considered in choosing roof forms, architectural style, and
relating to context.
• Building and site design should respond to natural features.
• Preserve significant trees.
NCD: Building Site
• Design and detail new construction as four-sided architecture.
NCD: Architectural Detail
• The facade of the structure should be compatible in scale and character to the houses of
the streetscape.
• Building elements should be proportional to the scale and style of the building, and its
context.
• Use architectural details to create visual interest and support architectural style.
ALTERNATIVES AND RECOMMENDATION
520 Main Street North (Brine)
HPC: 5/4/2015
Page 2 of 3
The HPC has several alternatives related to these two requests:
A. Approve. If the proposed addition meets the Downtown Design Review District
guidelines, the HPC should move to approve Case No. 2015-19. Staff would
recommend the following minimum conditions for approval.
1. Plans shall be consistent with those submitted to the Community
Development Department on April 20, 2015.
2. All new materials shall be similar to the existing facade materials.
3. The addition shall be painted to match the existing facade.
4. A building permit shall be obtained prior to the construction of the home.
5. All minor modifications to the plans shall be approved in advance by the City
Planner. All major modifications shall be approved in advance by the HPC.
Determination of the distinction between "major" and "minor" is defined in
the Zoning Ordinance.
B. Approve in part.
C. Deny. If the HPC finds that the proposal is not consistent with the approved
Downtown Design Review District guidelines, then the Commission could deny
the request. With a denial, the basis of the action is required to be given.
Furthermore, the denial would prohibit the applicant from resubmittal of a
substantially similar application within one year.
D. Table. If the HPC needs additional information to make a decision, the requests
could be tabled until your June, 2015 meeting. The 60-0day deadline for HPC
action is June 19, 2015.
Staff recommends the Commission approve the application the recommended
conditions.
ATTACHMENTS
Site Location Map
Facade Elevations
Floor Plans
520 Main Street North (Brine)
HPC: 5/4/2015
Page 3 of 3
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HERITAGE PRESERVATION COMMISSION
REPORT DATE: June 1, 2015 CASE NO.: 2015-24
APPLICANT: Brandon Lamb, Candy Land
REQUEST: Design review for a mural at 212 North Main Street
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
A request has been made for permission to paint
a mural at 212 North Main Street, a circa 1880
commercial brick building located outside the
National Register listed Commercial Historic
District. The mural is proposed to be located on
the north stairwell wall, a cinder block enclosure
that has been added to the original structure.
The mural will be a black and white view of the
Liftbridge under construction (indicated by the
scaffolding) with the pontoon bridge to the
south. Additionally, two women and two men will be looking at the new bridge.
While the
women will be painted in dark green and purple the men will be in gray tones and black. A
red Model T wagon will be coming off the pontoon bridge approach. The red wagon will
have non-descript signage on the side. Above the images will read 'Stillwater on the
beautiful St. Croix River.'
APPLICABLE REGULATIONS AND STANDARDS
Painted wall signs occasionally appeared on the side of buildings at corner locations, or where a
low adjacent roofline exposed an expanse of plain brick wall above. As these signs were high on
the building, the message was simple and the lettering was large and bold. In the time period of
the 1920's- 1950's, there were occasions of painted advertising in these areas. More recently,
there have been murals created on walls of "non-contributing" buildings, or on the back of
"non-contributing" buildings, or on the back walls of "contributing" buildings. These have been
addressed on a case -by -case basis.
The Commercial Historic District Design Manual states that 'Murals on "non-contributing"
buildings have been allowed with individual review, provided they have a historic theme,
and do not advertise an existing business or company.' No new wall signs or murals
should be introduced on historic "contributing" buildings.
FINDINGS AND RECOMMENDATION
The Commission should discuss the mural for determination of appropriateness with the
Downtown District Guidelines.
Staff finds the mural is in conformance with the guidelines and recommends approval of
Design Review Case No. 2015-14.
ATTACHMENTS
Proposed Mural Rendering
Model T Photograph
Block Wall Photographs (2)
212 Main Street North (HPC 2015-24)
Candyland Mural: Liftbridge Black and White
Page 2
1
Candyland building
3o
4/13/2015 9:50 AM
Candyland building
sweetly.
Brandon Lamb
(651) 430-8004
www.Candyland5tore.00e
CCandyland1932
4 of 5
4/13/2015 9:50 AM
HERITAGE PRESERVATION COMMISSION
REPORT DATE: June 1, 2015 CASE NO.: 2015-25
APPLICANT: Brandon Lamb, Candy Land
REQUEST: Design review for a mural at 212 North Main Street
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
A request has been made for permission to paint a
mural at 212 North Main Street, a circa 1880
commercial brick building located outside the
National Register listed Commercial Historic
District. The mural is proposed to be located on
the front face of the stairwell wall, a cinder block
enclosure that has been added to the original
structure.
The mural will be colored rendition of a
storekeeper in a window. The design is based off
an old image of the original owner of Candyland. Nondescript items will hang behind the
storekeeper. Above the window will be a red and white awning and the concrete wall will
be painted to look like brick. The lower portion of the window will have the words
'FlavoKorn,'
APPLICABLE REGULATIONS AND STANDARDS
Painted wall signs occasionally appeared on the side of buildings at corner locations, or where a
low adjacent roofline exposed an expanse of plain brick wall above. As these signs were high on
the building, the message was simple and the lettering was large and bold. In the time period of
the 1920's- 1950's, there were occasions of painted advertising in these areas. More recently,
there have been murals created on walls of "non-contributing" buildings, or on the back of
"non-contributing" buildings, or on the back walls of "contributing" buildings. These have been
addressed on a case -by -case basis.
The Commercial Historic District Design Manual states that 'Murals on "non-contributing"
buildings have been allowed with individual review, provided they have a historic theme,
and do not advertise an existing business or company.'
FINDINGS AND RECOMMENDATION
The Commission should discuss the mural for determination of appropriateness with the
Downtown District Guidelines.
Staff has discussed the 'Flavo Korn' portion of this mural. While it is true is a direct
advertisement of a product, it not a product that Candyland sells. As such, staff finds the
mural is in conformance with the guidelines and recommends approval Design Review
Case No. 2015-25.
ATTACHMENTS
Proposed Mural Rendering
212 Main Street North (HPC 2015-25)
Candyland Mural: Flavo Korn Man
Page 2
-
.1
.
HERITAGE PRESERVATION COMMISSION
MEETING DATE: June 1, 2015
CASE NO.: Planning Case 2015-13
REAGRDING: Potential Zoning Text Amendment for removal of Design Review Permit
requirements for certain signs in the West Stillwater Business Park District
ZONING: Business Park (BP-C, BP -I, BP-O)
PREPARED BY: Abbi Jo Wittman, City Planner
BACKGROUND
This winter the HPC expressed willingness to remove certain West Stillwater Business Park
signs from being required to have a Design Review Permit. This came from a discussion of the
consent agenda and whether or not the Commission would prefer to continue to see these
routine applications or not. At that time the Commission directed staff to modify the City Code
to remove the Design Permit Requirement for replacement signage and/or new signage for an
existing structure. However, any new signage in conjunction with a new structure or
development would be required to receive a Design Review Permit from the HPC.
SUGGESTED CODE MODIFICATION
Attached is an edited version of the affected nine City Code Sections. The total number of
sections to be edited results from clarification between design review, a Design Permit and a
Design Review Permit. While the terms appeared to be used simultaneously, staff is proposing
to utilize the term Design Review Permit for all permit applications brought before the Design
Review Committee, defined as the HPC.
COMMISSION ACTION
The Commission should discuss this item and provide any further guidance to staff. It is
anticipated the ordinance will be heard before the Planning Commission on June 10 and the
City Council on June 16. If the Council conducts the first reading of the Ordinance in June,
adoption would be scheduled for July. Pending no modifications to the timeline, the Ordinance
would be in effect by the August HPC meeting.
Business Park Signage
HPC: June 1, 2015
Page 1 of 1
Promote and preservation and continued use of historic sites and structures for the education and
general welfare of the city's residents.
Subd. 2. Definitions. The following words, terms and phrases, when used in this section, shall have
the meanings ascribed to them in this subdivision, except where the context clearly indicates a different
meaning:
Heritage preservation site means any area, place, building, structure, lands, districts or other objects
which have been duly designated heritage preservation sites pursuant to subdivision 4(7) of this section.
Subd. 3. Established. The heritage preservation commission shall be established as follows:
(1) Members. There is established a city heritage preservation commission, the "commission," which
shall consist of seven voting members to be appointed by the city council. The chairman of the
city planning commission or its designee and the community development director of the city shall
be ex officio, nonvoting members of the commission. All voting members shall be residents of the
city.
(2) Term. All appointments shall be for staggered terms of three years. Members may be reappointed
to no more than three consecutive terms. However, terms may be extended if there is a shortage
of suitable applicants. All terms end on the first day of May in the year in which they expire. In the
event of a vacancy, the vacancy for the unexpired term shall be filled in the same manner as the
appointment is made. Members shall serve without compensation and shall continue to hold office
until their successors have been appointed and qualified.
Organization. The commission shall elect offices from its members. The commission shall make
bylaws as it deems necessary, for the purpose of carrying out the intent of this section, which are
consistent with local or state law. The commission shall make an annual report containing a
statement of its activities and plans to the city council.
(4) Program assistance. To accomplish the intent and purpose of this section, the city shall provide
the commission with staff support, including employees of the city library staff acquainted with the
historical archives and files.
Sec. 22-7. - Heritage preservation commission.
Subd. 1. Declaration of public policy and purpose. The city council declares that the preservation,
protection, perpetuation and use of areas, places, buildings, structures and other objects having a
special historical, community or aesthetic interest or value is a public necessity and is required in the
interest of the health, prosperity, safety and welfare of the community. The purposes of the heritage
preservation commission are to:
(1) Safeguard the city's heritage by preserving sites and structures which reflect elements of the city's
cultural, social, economic, political, visual or architectural history;
(2) Protect and enhance the city's appeal and attraction to residents, visitors and tourists and serve
as a support and stimulus to business and industry;
(3) Enhance the visual and aesthetic character, diversity and interest of the city;
(4) Foster civic pride in the beauty and notable accomplishments of the past; and
(5)
(3)
Subd. 4. Designation of heritage preservation sites. Heritage preservation sites shall be designated
as follows:
(1) Reports. The city council, upon the commission's request, may direct the city staff to prepare
studies which catalog buildings, land, areas, district or other objects to be considered for
designation as a heritage preservation site.
(2) Criteria. The commission shall recommend to the city council areas, buildings, districts or objects
to be designated heritage preservation sites. In considering the designation of heritage
preservation sites, the commission shall apply the following criteria:
Page 1
(3)
a. The character, interest or value as part of the development heritage or cultural characteristics
of the city, state or county.
b. The location as a site of a significant historic event.
c. The identification with a person or persons who significantly contributed to the city's culture
and development.
d. The embodiment of distinguishing characteristics of an architectural style, period, form or
treatment.
e. The identification as work of an architect or master builder whose individual work has
influenced the city's development.
f. The embodiment of elements of architectural design, detail, materials or craftsmanship which
represent a significant architectural innovation.
The unique location or singular physical characteristic representing an established and
familiar visual feature of a neighborhood, community or the city.
Planning commission review. The commission shall advise the city planning commission of the
proposed designation of a heritage preservation site, including boundaries, and a program for the
preservation of a heritage preservation site, and secure from the city planning commission its
recommendation with respect to the relationship of the proposed heritage preservation
designation to the comprehensive plan, the effect of the proposed designation upon the
surrounding neighborhood and any other planning considerations which may be relevant to the
proposed designation. The planning commission shall also give its recommendation of approval,
rejection or modification of the proposed designation. The recommendation shall become part of
the official record concerning the proposed designation and shall be submitted by the commission
along with its recommendation concerning the proposed designation to the city council. The
commission may make modifications, changes and alterations concerning the proposed
designation as it deems necessary in consideration of the recommendations of the city planning
commission.
g.
Communications with state historical society. A copy of the commission's proposed designation
of a heritage preservation site, including boundaries, and a program for the preservation of a
heritage preservation site shall be sent to the state historical society.
Hearings. Prior to the commission recommending to the city council any building, district or object
for designation as a heritage preservation site, the commission shall hold a public hearing and
seek the recommendations of concerned citizens. Prior to the hearing the commission shall cause
to be published in a newspaper of general circulation notice of the hearing at least 30 days prior
to the date of the hearing, and notice of the hearing shall be sent to all owners of the property
proposed to be designated a historic preservation site and to all property owners within 300 feet
of the boundary of the area to be designated.
(6) Findings and recommendations. The commission shall determine if the proposed heritage
preservation site is eligible for heritage preservation as determined by the criteria specified in
subdivision 4(2) of this section, and if the commission recommends to the city council that the site
be designated for heritage preservation, the commission shall transmit to the city council with its
recommendation its proposed program for site preservation.
City council designation; hearings. The city council, upon the request of the commission, may by
ordinance designate a heritage preservation site. Prior to the designation, the city council shall
hold a public hearing, notice of which shall be published in a newspaper of general circulation at
least 30 days prior to the date of the hearing and notice of the hearing shall be sent to all owners
of property which is proposed to be designated a heritage preservation site and to all property
owners within 300 feet of the boundary of the area to be designated.
(8) Eminent domain. The commission may recommend to the city council after review and comment
by the city planning commission, that certain property eligible for designation as a heritage
(7)
Page 2
preservation site be acquired by gift, negotiation or by eminent domain as provided for in Minn.
Stat. ch. 117.
Subd. 5. Additional powers and duties of the commission. The commission shall have the following
powers and duties, in addition to those otherwise specified in this section:
(1) The commission shall conduct a continuing survey of all areas, places, buildings, structures or
objects in the city which the commission, on the basis of information available or presented to it,
has reason to believe are significant to the city's culture, social, economic, political or architectural
history.
(2) The commission shall continually survey all areas to determine needed and desirable
improvements of older buildings throughout the city, acting in a resource and advisory capacity
to owners of historically significant sites regarding their preservation, restoration and
rehabilitation.
(3)
The commission shall work for the continuing education of the city's citizens with respect to the
city's civic and architectural heritage. It shall keep current a public register of designated and
proposed heritage preservation sites along with the plans and programs that pertain to them.
(4) The commission may recommend that the city accepts gifts and contributions made to the city
and to assist the city staff in preparing applications for grant funds for heritage preservation.
The commission may on a continuing basis collect and review certain city planning and
development records, documents, studies, models, maps, plans and drawings to be entered into
the public library historical archives as a permanent record of city history and development.
(6) The commission shall make no application to the national register or to the state for the
designation of a historic site or district without the city council's consent.
The Heritage Preservation Commission must also assume responsibility for the design review of
any dwelling house hereafter proposed for construction on now existing vacant lots or on lots that
become vacant by reason of demolition or destruction of existing structures within the
Neighborhood Conservation District (NCD). In furtherance of that purpose, the Stillwater
Conservation District Design Guidelines, as approved by the City Council on February 17, 2006,
are hereby adopted by reference as if fully set forth in this ordinance. Copies of the Design
Guidelines are on file in the office of the City Clerk and available at the Stillwater Public Library.
The following process will guide the HPC and the applicants.
(5)
(7)
a. Initial Review Meeting. Applicant must first meet with City Planning Staff. The goals and
intent of the Design Review process will be explained, along with the guidelines, application
requirements and schedule.
b. Applicant Submission and Filing Fee. Applicant must submit completed Application and
Design Checklist, along with a filing fee that is initially $100.00, but that may be changed
from time to time by resolution enacted by the City Council.
c. Planning Staff Reviews Project and Prepares Report: This report will be sent to applicant
and the HPC.
d. HPC Design Review and Public Hearing: The HPC must hold a public hearing on the design
review applications. Notice of the hearing must be published in the City legal newspaper at
least 10 days before the hearing and notice mailed to property owners within 350 feet of the
site. At the hearing, after all have been given an opportunity to be heard, the HPC will either
approve, approve with conditions, or disapprove the proposed design.
e. Approval: If the application is approved, a Design PermitDesign Review Permit Design
Review Permit will be issued by the Planning Staff to the applicant, and Building Department.
Page 3
Subd. 6.
f. Appeal: The applicant or any interested person aggrieved with the HPC action, may, within
10 days, revise and resubmit the application to the HPC or appeal the decision to City
Council.
g.
Building Permit: Once approved, the plans may be completed and submitted to Building
Officials for Building Permit review. The plans will also then be reviewed for Design
PermitDesign Review Permit compliance by the Planning Staff.
h. Enforcement: The Community Development Department will monitor compliance with the
Design PermitDesign Review Permit and any conditions of approval.
Review of permits. Permit review shall be as follows:
(1) Site alteration permit. The commission shall review and recommend approval or disapproval of
the issuance of a site alteration permit to do any of the following in a heritage preservation site.
The application shall be accompanied by detailed plans including a site plan, building elevations
and design details and materials as necessary to evaluate the request. Regular city permits shall
also be required.
a. Remodel, alter or repair in any manner, including paint color that will change the exterior
appearance of a historic building or a site.
b. New construction.
c. Signs. The design review committee shall make a final decision on the granting or denial of
a sign permit after seeking the recommendation of the community development director. The
sign applicant or any party aggrieved by the decision of the committee has a right to appeal
the decision to the city council, which shall sit as a board of adjustment and review.
d. Moving of buildings.
e. Partial or total demolition. This does not apply to structures required to be demolished
according to Minn. Stat. ch. 463.
City activity. The commission shall review and make recommendations to the city council
concerning city activity that could change the nature or appearance of a heritage preservation
site.
Preservation program. All commission decisions with respect to this section shall be according to
the approved program for the rehabilitation of each heritage preservation site. The following
guidelines shall be used to evaluate applications for site alteration permits:
a. 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 purposes.
b. The distinguishing original qualities or character of a building, structure or site and its
environment shall not be destroyed. The removal or alteration of any historic material or
distinctive architectural features must be avoided when possible.
c. All buildings, structures and sites shall be recognized as products of their own time.
Alterations that have no historical basis and which seek to create an earlier appearance shall
be discouraged.
d. 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.
e. Distinctive stylistic features or examples of skilled craftsmanship which characterize a
building, structure or site shall be treated with sensitivity.
f. Deteriorated architectural features shall be repaired rather than replaced, whenever
possible. If replacement is necessary, the new material should match the material being
Page 4
g.
replaced in composition, design, color, texture and other visual qualities. Repair or
replacement of missing architectural features must be based on accurate duplication of
features, substantiated by historic, physical or pictorial evidence rather than on conjectural
designs or the availability of different architectural elements from other buildings or
structures.
The surface cleaning of structures shall be undertaken by the gentlest means possible.
Sandblasting and other cleaning methods that will damage historic building materials shall
not be undertaken.
h. Contemporary design for alterations and additions 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.
i. Whenever possible new additions or alterations to structures shall be done in a manner that
if the additions or alterations were to be removed in the future, the essential form and integrity
of the structure would be unimpaired.
Subd. 7. Findings. Before approving any permit application required under subdivision 6 of this
section, the commission shall make findings based on the program for preservation and architectural
control for the heritage preservation site in regard to the following:
(1) Alterations or additions to an existing building must not materially impair the architectural or
historic value of the building. These findings should consider the existing structures and exterior
appearances, building height, building width, depth or other dimensions, roof style, type of
building materials, ornamentation and paving setback.
(2) Prior to approval of any building demolition, the commission shall make written findings of the
following: Architectural and historic merit of the building, the effect on surrounding buildings, the
effect of any new proposed construction on the remainder of the building (in case of partial
demolition) and on surrounding buildings, the economic value or usefulness of the building, as it
now exists or if altered or modified in comparison with the value or usefulness of any proposed
structures designated to replace the present building.
New buildings shall not materially impair the architectural or historic value of buildings on adjacent
sites or in the immediate vicinity within the historic preservation site.
Subd. 8. Limitations. If within 45 days from the filing of a building permit application the commission
has neither approved nor denied the building permit application, the plans and permit application shall
be deemed to have been approved by the commission and if all other requirements of the city have
been met, the commission shall authorize a permit for the proposed work. No permit shall be issued
or work commenced if the commission disapproves the application in accordance with this section.
Subd. 9. Emergency repair. In emergency situations where immediate repair is needed to protect
the safety of the structure and its inhabitants, the building official may approve the repair without prior
commission action. In the case of a permit issued under this subdivision, the building official shall
immediately notify the commission of its action and specify the facts or conditions constituting the
emergency.
Subd. 10. Appeal to the city council. The permit applicant or any party aggrieved by the commission's
decision shall, within ten days of the date of the commission's order and decision, have a right to
appeal such order and decision to the city council. The appeal shall be deemed perfected upon receipt
by the clerk of two copies of a notice of appeal and statement setting forth the grounds for the appeal.
The clerk shall give one copy of the notice of appeal and statement to both the city council and the
commission. The commission, in any written order denying a permit application, must inform the
applicant of his right to appeal to the city council and include this subdivision in all such orders.
Subd. 11. Penalty for violation of section. An owner or occupant of any area, place, building, structure
or other object within a duly designated heritage preservation site who violates this section shall be
guilty of a misdemeanor. Any architect, builder, contractor, agent, person or corporation who assists
(3)
Page 5
in the commission of a violation of this section shall be guilty of a misdemeanor. For each such day an
owner or occupant of any area, place, building, structure or other object within a duly designated
heritage preservation site allows any work to be performed on any area, place, building, structure or
other object in violation of this section, it shall constitute a separate violation, and it shall be punishable
as such. A heritage preservation site on which there exists any remodeling, repairing, construction or
a building moved in violation of this section, is declared a nuisance and the imposition of the penalties
prescribed shall not prevent the city from instituting an appropriate action or proceeding to prevent an
unlawful remodeling, repair, construction, building, building moving or demolition or to restrain, correct
or abate a violation.
Subd. 12. Repository for documents. The clerk's office is designated as the repository for at least one
copy of all studies, reports, recommendations and programs required under this section.
(Ord. No. 664, 6-5-87)
Subd. 13. Recording of heritage preservation sites. The clerk's office shall record with the county
recorder or registrar of titles the legal description of all lands designated as heritage preservation sites
by the city council and shall transmit a copy of the legal descriptions to the building official.
(Code 1980, § 22.07; Ord. No. 720, 3-6-90; Ord. No. 749, 1-7-92; Ord. No. 770, 4-6-93; Ord.
No. 965, § 3.D, 2-21-06; Ord. No. 1008, § 2, 7-7-09)
Sec. 31-209. Design permitDesign Review Permit.
Design permitDesiqn Review Permits shall require the following:
(a) Purpose. The intent of the design review procedure is to secure the general purposes of the
comprehensive plan, West Stillwater Business Park Plan and downtown plan, to maintain the
character and integrity of neighborhoods and commercial districts by promoting excellence of
design and development, preventing traffic hazards, providing adequate services and
encouraging development in harmony with its neighborhood or planning area.
(b) Establishment of committee. The design review committee, as set forth in this chapter, is the
heritage preservation commission as it is set forth and established pursuant to Section 22-7.
(c) Required when. A design review permit is required for the following:
(1) For site alteration permits issued by the heritage preservation commission, Section 22-7,
subd. 6.
(2) Type of projects and uses with the downtown plan district and the west business park plan
district:
i. New commercial structures.
ii. New industrial structures.
iii. New multiple dwellings and dwelling groups containing three or more dwelling units.
iv. Duplexes or two or more detached dwellings on one lot.
v. Structures intended for office use.
vi. Commercial or industrial uses of land not involving a building including outside
storage, loading or utility areas.
vii. Accessory structures and uses.
viii. Any structure or use for which a variance, special or conditional use permit is
required.
Page 6
ix. Any exterior remodeling or site alterations with a value of $5,000.00 or more to any
existing commercial, office or industrial building or structure. The $5,000.00 value is
to be adjusted annually according to the United States Department of Commerce's
composite construction index with a base year of 1989.
x. Any exterior remodeling that could clearly alter the architectural integrity of that
structure, residential or commercial.
xi. All signs requiring a sign permit in the Downtown design review district.
xii. All new signs proposed in conjunction with a new structure or development in the
West Stillwater Business Park design review district.
All new multi -tenant sign plans in the West Stillwater Business Park design review
district.
xii.xiv. Any projects where the applicant is a public agency over which the city exercises
land use controls.
x+ii xv. Projects in the St. Croix River overlay district including, but not limited to, building,
roads, bridges, docks, shoreline riprap and boat storage areas.
xiv.xvi. Any project which requires design review as a result of a specific city action or as a
result of a condition of approval.
xxvii. Parking lots of five or more spaces.
xvi.xviii. Modification to any use or structure originally requiring design review.
xvii.xix. Any PUD or subdivision.
(d) Application. Application for a design review permit must be filed with the community development
director on the prescribed form and include the following:
(1) Preliminary site development plan including:
i. Parking and circulation areas.
ii. Location of buildings.
iii. Location and description of site.
iv. Orientation of windows and doors.
v. Entrances and exits.
vi. Open spaces.
vii. Pedestrian circulation.
viii. Adjacent buildings.
ix. Drainage plan.
x. Lighting plan.
xi. Sign plan.
(2) Preliminary architectural drawings including:
i. Building elevations.
ii. Preliminary floor plan.
iii. Picture or drawing showing adjacent buildings as appropriate.
iv. Screening details.
Landscape plan:
(3)
Page 7
ii. Fences, walls, surface textures and screening materials.
(e) Review of the application by the design review committee. The design review committee must
review all applications. The community development director must arrange with the applicant a
time and place of meeting between the applicant and the design review committee. The design
review committee must make a final decision on the granting or denial of a sign permitDesign
Review Permit after seeking the recommendation of the community development director. The
sign -Design Review Permit applicant or any party aggrieved by the decision of the committee has
a right to appeal the decision to the city council.
Standards for review of application. The standards of the design review are as follows:
(1) Site layout: The orientation and location of buildings and open spaces in relation to the
physical characteristics of the site, the character of the neighborhood and the appearance
and harmony of the buildings with adjacent development.
(2) Architectural character:
i. The suitability of the building for the intended purpose.
ii. The consistency of the applications design with approved design guidelines.
iii. The compatibility of the character of the design with adjacent development.
Landscaping:
i. The location, height and material of walls, fences, hedges, trees and screen plantings
to ensure harmony with adjacent development or to conceal areas, utility installations
or other unsightly development.
ii. The planting of ground cover or other landscape surfacing to prevent dust and erosion.
iii. The preservation of healthy mature trees.
iv. Usable open space in terms of quantity and quality of landscaping.
(4) Outdoor advertising: The number, location, color, size, height, lighting and landscaping of
outdoor advertising signs and structures in relation to the creation of traffic hazards and the
appearance and harmony with adjacent development.
(5) Traffic circulation, safety and congestion.
(6) Drainage:
i. The effect of the site development plans on the adequacy of the storm and surface
water drainage to both the site and adjacent property.
ii. Connection with existing drainage system.
(7) Historical structures, vistas, sites and the impact of development on these resources.
(8) Special design guidelines for areas or districts of the city officially adopted by the city council.
(g) Conditions. The heritage preservation commission may include conditions the committee deems
reasonable and necessary to carry out the intent of this chapter and this section.
(h) Findings and decisions. Upon a finding by the design review committee that the application,
subject to any conditions imposed, will need the standards of design review, secure the purpose
of this chapter, the comprehensive plan and the heritage preservation ordinance, the design
review committee may approve the design permitDesign Review Permit, subject to conditions as
it deems necessary. If a finding is made that the permit would violate the standards of design
review, it must deny the application.
(3)
i. Plants and lawn areas.
(f)
Page 8
(i)
Conformance to approval and site supervision. The community development director shall
perform site supervision of building permits for which design permitDesign Review Permits have
been granted to ensure compliance with all provisions and conditions of the design approval.
(Ord. No. 1071, § 2, 10-7-14)
Sec. 31-322. - CRD campus research district.
CRD campus research and development districts shall be regulated as follows:
(a) Purpose. The purpose of the CRD district is to allow a mix of office, research and development
and light manufacturing uses with limited retail and service uses in a planned business park
setting designed to provide for low -density, high -quality development with increased amenities
and open space.
(b) Allowable uses.
(1) See Table in Section 31-325 for the allowable uses within this district.
(2) Similar uses by special use permit. Any other use or service establishment determined by
the planning commission to be of the same general character as the specially permitted uses
in Section 31-325 for the CRD district and which will not impair the present or potential use
of adjacent properties.
(c) Massing regulations.
(1) Minimum standards.'
Minimum lot area
5 acres (unless parcel is part of an overall
development plan for the area)
Height of buildings and structures
Front setback
From street forming perimeter of business park
Internal street
Side setback
3 stories, not to exceed 40 feet
50 feet
30 feet
1. Abutting residential' 75 feet
2. Abutting property line that forms perimeter of business
park but is not abutting residential property'
20 feet
3. Other than 1. or 2. None required
Rear setback
Page 9
1. Abutting residential2
2. Abutting property line that forms perimeter of business
park but is not abutting residential property2
3. Other than 1. or 2.
Landscaped and open area
(2) Additional setback standards.3
75 feet
20 feet
None required
30% of lot area
Trunk Highway 96 (Stonebridge Trail to Co Rd. 15)
100 feet
McKusick Road (Neal Ave. to Co Rd. 15)
100 feet
County Rd. 12 (Northland Ave. to Co Rd. 15)
County Rd. 15 (Trunk Highway 36 to Trunk Highway 96)
Railroad
100 feet
100 feet
75 feet
(d) Other requirements.
(1) Outdoor uses and storage. All operations must be conducted within a fully enclosed building.
No outside storage of materials, products or equipment is permitted other than in trash
receptacles which must be completely screened utilizing the same building materials as the
main building, unless the outside storage is specifically approved as part of a preliminary
development plan.
(2) Smoke. No use may produce or emit from a vent, stack, chimney or combustion process any
smoke darker than Ringelmann No. 1, except that smoke darker than Ringelmann No. 2 is
permissible for a duration of not more than four minutes during any eight -hour period if the
source of the emission is not located within 250 feet of residentially zoned property.
Noise. Noise levels may not exceed 80dB(A) at repeated intervals or for a sustained length
of time measured at any point along the property line.
(4) Electrical disturbance. No activity is permitted that creates any electrical disturbance that
adversely affects any operations or equipment other than those of the creator of the
disturbance or which otherwise causes, creates or contributes to the interference with
electronic signals (including television and radio broadcasting transmissions) to the extent
that the operation of any equipment not owned by the creator of the disturbance is adversely
affected.
(3)
Page 10
(5) Loading dock. No loading dock may face any street unless a screening plan therefore is
approved as part of final plan approval.
(6) Design permitDesign Review Permit. A design review permit is required for all CRD campus
research and development district uses according to the design review standards of this
chapter.
All standards are minimum requirements unless otherwise noted.
Residential means that the property is either developed as residential or guided for residential
development in Comprehensive Plan.
Measured from the right-of-way line.
Sec. 31-324. - PWFD public works facility district.
The PWFD, public works facility district is regulated as follows:
(a) Purpose. The purpose of the PWFD is to provide a district for public works facility uses.
(b) Allowable uses.
(1) See Table in Section 31-325 for the allowable uses within this district.
(2) Similar uses allowed with a PUD permit. Any other use or service establishment determined
by the planning commission to be of the same general character as the use found in Section
31-325 for the PWFD district and will not impair the present or future character of the
adjacent properties
(c) Massing regulations.
(1) Minimum standards.'
Minimum lot area
Maximum structure height
Setback from public right-of-way
Structure setback from all other property lines
5 acres
45 feet
50 feet
30 feet
Structure setback from all residentially zoned or comprehensive plan guided property
Landscaped and open area
(2) Additional setback standards.2
Trunk Highway 96 (Stonebridge Trail to Co Rd. 15)
75 feet
30% of lot area
100 feet
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McKusick Road (Neal Ave. to Co Rd. 15)
100 feet
County Rd. 12 (Northland Ave. to Co Rd. 15)
100 feet
County Rd. 15 (Trunk Highway 36 to Trunk Highway 96)
Railroad
100 feet
75 feet
(d) Other requirements.
(1) Outdoor uses and storage. Operations to a maximum extent must be conducted within a fully
enclosed building. Any material stored outside shall be buffered and visually screened from
adjacent residential properties using fencing, landscaping or earthen berms. Outside storage
areas and screening must be specifically shown in PUD Master Plan.
(2) Smoke. No use may produce or emit from a vent, stack, chimney or combustion process any
smoke darker than Ringelmann No. 1, except that smoke darker than Ringelmann No. 2 is
permissible for a duration of not more than four minutes during any eight -hour period if the
source of the emission is more than 250 feet of residentially zoned property.
(3) Noise. Noise levels may not exceed 80dB(A) at repeated intervals or for a sustained length
of time measured at any point along the property line.
(4) Electrical disturbance. No activity is permitted that creates any electrical disturbance that
adversely affects any operations or equipment other than those of the creator of the
disturbance or which otherwise causes, creates or contributes to the interference with
electronic signals (including television and radio broadcasting transmissions) to the extent
that the operation of any equipment not owned by the creator of the disturbance is adversely
affected.
(5) Loading dock. No loading dock may face a street unless screened from view. A screening
plan must be approved as part of final PUD approval.
(6) Design permitDesign Review Permit. A design review permit is required for all PWF district
uses according to the design review standards of this chapter.
(7) Planned unit development permit. No building, structure, land or premises in the PWFD may
be used and no building or structure may be constructed except those granted a planned
unit development, ("PUD"), permit.
(8) Lighting plan. A lighting plan showing fixture type location, height and intensity of lighting
must be submitted for review as part of the PUD application. A light source must not be seen
from adjacent properties. The intensity of outdoor lighting must be the minimum for the
intended purpose.
All standards are minimum requirements unless otherwise noted.
Measured from the right-of-way line.
Sec. 31-509. - Sign regulations.
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Sign regulations are as follows:
Subd. 1. Purpose. Signs have an impact on the character and quality of the environment. They attract
or repel the viewing public and affect the safety of vehicular traffic. As a historic community, this city is
unique. The proper control of signs is of particular importance because of this historical quality and
uniqueness. Signs must be kept within reasonable boundaries consistent with the objectives and goals of
the community to retain its special character and economic advantages which rest in part on the quality of
its appearance. The standards in this subdivision are therefore adopted to regulate signs.
Subd. 2. Permits required. All signs require a design review permit and may also require a Design
Review Permit. An application for design reviewa Design Review Permit may be obtained from the
community development director. The application must contain the following information:
(a) A drawing of the proposed sign showing dimensions and describing materials, lettering, colors,
illumination and support systems.
(b) Photographs of the building face and the building faces of any adjacent buildings.
(c) A drawing of the building face and site plan showing the location of the proposed sign.
(d) A cross section of the building face showing how the sign will be attached and how far it will
extend from the building.
(e) Any pictorial proof or other information that the sign is of historical significance or is a reproduction
of an historic sign.
(f) A building sign plan for a building with more than one use or business, showing all signs.
Subd. 3. General provisions. The following provisions apply to signs located in all zoning districts:
(a) All signs and sign structures must be properly maintained and constructed of sufficiently
permanent materials so they will resist weathering. Any existing sign that is rotted, unsafe,
deteriorated, defaced or altered must be repaired or replaced.
(b) Electrical signs must be installed according to the state electrical code.
(c) No signs other than governmental signs may be erected or temporarily placed within any street
right-of-way or upon public lands or easements or right-of-ways without city council approval.
(d) No sign or sign structure may be erected or maintained if it prevents free ingress or egress from
any door, window or fire escape. No sign may be attached to a standpipe or fire escape.
(e) A 30-day temporary sign permit may be granted by the community development director for
special business events.
(f) Signs or supporting structures not used for signs for 12 consecutive months must be removed.
(g) The city may grant a permit to locate signs or decorations on, over or within the right-of-way for a
specified period of time.
(h) All signs must be compatible with the building and neighborhood where located.
(i) No more than three flags may be displayed outside of a building.
(j) A sign must not obscure architectural features of a building.
(k) A building address is not a sign.
(I) The terms of this subdivision may be waived if the sign is an historic resource or if the sign is a
reproduction of an historic sign.
(m) Graphic design signs require a special use permit.
Subd. 4. Permitted signs. The following signs are allowed without a permit in all zoning districts but
must comply with this Section 31-509:
(a) Public signs, integral signs, political signs and safety signs.
Page 13
(b) Size. The size of a political sign is regulated as follows:
(1) Residential and CA districts: The maximum sign size is six square feet in area with a
maximum height of four feet.
(2) IP districts: The maximum size is 35 square feet in area. Notwithstanding this provision, all
noncommercial signs of any size may be posted from August 1 in a state general election
year until ten days following the state election.
(c) Holiday signs for a period not to exceed 60 days.
(d) Construction signs. The signs must be confined to the site and must be removed within two years
of the date of issuance of the first building permit or upon completion of the project, whichever
occurs first. One sign is permitted for each street the project abuts. No sign may exceed 32 square
feet in multifamily residential, commercial and industrial districts and 12 square feet in single-
family residential districts.
Real estate signs are limited to six square feet in residential districts and 32 square feet in
commercial districts. Signs must be removed within ten days after sale or rental of property.
Rummage sale signs not exceeding four square feet located on private property that conform to
the applicable provisions of this ordinance and are removed at the termination of the sale.
One nameplate sign, placed on a wall of the structure, for each dwelling not exceeding two square
feet in area per structure. No signs shall be so constructed as to have more than two surfaces.
One nameplate for each dwelling group of six or more units. The sign may not exceed six square
feet in area per surface. No sign may be constructed to have more than two surfaces.
a)
(k)
(I)
Real estate development project signs. For a development project of three to 25 acres, one sign
not to exceed 100 square feet of advertising surface may be erected on the project site. For
projects of 26 through 50 acres, one or two signs not to exceed 200 aggregated square feet of
advertising surface may be erected. For projects over 50 acres, one, two or three signs not to
exceed 300 aggregate square feet of advertising surface may be erected. No dimension shall
exceed 25 feet exclusive of supporting structures. The sign may not remain after 95 percent of
the project is developed. The permit for the sign must be renewed annually by the city council,
and must be bordered with a decorative material compatible with the surrounding area. If the
signs are lighted, it must be illuminated only during those hours when business is in operation or
when the model homes or other development are open for conducting business.
No sign permit is required for window signage that does not cover more than one-third of the total
area of the window in which the sign is displayed.
Temporary signs advertising garage sales are permitted, provided that:
(1) the signs not exceed four (4) square feet; and
(2) may not be more than three (3) feet in height above grade; and
(3) are removed the same day when the sale closes for each day; and
(4) are permitted by the owner of the property on which they are placed; and
(5) no more than two garage sales per year are held by any address in any calendar year; and
each sale may not last longer than three days; and
(6) no sign may be placed upon the right-of-way nor in parks or on public property in a manner
that creates a nuisance to adjacent owners, creates a safety hazard or blocks the view of
entrances to streets or intersections.
Temporary real estate "open house" signs may be placed in the right of way provided that:
(1) The sign not be placed in a manner that creates a nuisance to adjacent owners, does not
create a safety hazard or block the view of entrances to streets or intersections.
Page 14
(2) A sign may be placed one-half hour before the open house and must be removed each day
immediately after the open house closes.
(3) A maximum of four signs in residential zoning district for each open house.
(4) A sign must not exceed six square feet.
(5) Signs are limited to a four block radius of the open house.
Subd. 5. Prohibited signs. The following signs are prohibited in all zoning districts:
(a) Any sign that obstructs the vision of drivers or pedestrians or detracts from the visibility of any
official traffic control device.
(b) Any sign that contains or imitates an official traffic sign or signal, except for private, on -premises
directional signs.
(c) Off -premises advertising signs except as regulated by this Section 31-509.
(d) Any sign that moves or rotates including electronic reader board signs, except approved time and
temperature information signs and barber poles.
(e) No sign may display any moving parts, be illuminated with any flashing or intermittent lights or
may be animated, except time and temperature information. All displays must be shielded to
prevent any light from impairing the vision of any driver. No device may be illuminated to obscure
an official traffic sign or signal. This includes indoor signs which are visible from public streets.
(f) Roof signs.
(g) Any sign with banners, pennants, ribbons, streamers, string of light bulbs, spinners or similar
devices, except where used for noncommercial purposes or as part of an approved sign plan.
(h) Portable signs including signs with wheels removed, attached temporarily or permanently to the
ground. Signs mounted on a vehicle for advertising purposes, parked and visible from the public
right-of-way, except signs identifying the related business when the vehicle is being used on the
normal day-to-day operations of that business. Hot air or gas filled balloons or semitruck
umbrellas used for advertising.
(i) Signs painted directly on building walls unless approved by sign permit.
(j) Illuminated signs or spotlights giving off an intermittent or rotating beam.
(k) Revolving beacons, beamed lights or similar devices.
(I) Signs supported by a guy wire.
(m) No sign may be erected, placed or maintained by any person on rocks, fences or trees.
(n) No sign may be erected that will interfere with any electric light, power, telephone or telegraph
wires or the supports thereof.
(o) Graphic design signs unless approved by sign permit.
(p) Billboards.
Subd. 6. Permitted signs in residential districts. Signs permitted in residential districts are as follows:
(a) Professional nameplate wall signs not exceeding two square feet in area.
(b) Integral signs.
(c) Political signs.
(d) Real estate signs.
(e) Construction signs.
Page 15
(f) Bulletin boards or public information signs not over 32 square feet located only on the premises
of public, charitable or religious institutions.
Subd. 7. Permitted signs by a sign permit in the central business or general commercial district. The
following signs are permitted in the CBD-central business or CA -general commercial districts with a sign
permit:
(a) General requirements. All signs in the CA -general commercial or CBD-central business districts
are regulated by the following requirements:
(1) Number. One wall, monument, awning and canopy or three dimensional sign is allowed per
business. When a building or business abuts two or more public streets, an additional sign
located on each street building face is allowed.
(2) Sign plan. When there is more than one business or use in a building with more than one
sign, a building sign plan must be provided with the sign permit application.
Permit review. All signs in the central business district require a design permitDesign Review
Permit and meet the approved downtown design guidelines for signage.
(4) Other requirements. All signs must meet area, location and height requirements.
(b) Wall signs. Wall signs in the CBD or CA districts shall meet the following requirements:
(1) Area. The total building signage may have an aggregate area not exceeding one square foot
for each foot of building face parallel or substantially parallel to a street lot line.
(2) Location. A wall sign may not project more than 16 inches from the wall to which the sign is
affixed.
(3)
Height. A wall sign may not project higher than the parapet line of the wall to which the sign
is affixed or 15 feet as measured from the base of the building wall to which the sign is
affixed, whichever is lower.
(4) Lighting. Externally illuminated or back lit letters are allowed, but no internally illuminated
signs are allowed.
Special conditions. Where a principal building is devoted to two or more permitted uses, the
operator or each use may install a wall sign for their use. A sign plan must be submitted for
the entire building. The total gross signage for the entire building may not exceed one square
foot for each foot of the building face parallel, or substantially parallel, to a street lot line with
a maximum of 25 square feet per business.
(c) Freestanding signs. Freestanding signs in the CBD or CA districts shall meet the following
requirements:
(1) Area. The area of a monument type freestanding sign may not exceed 30 square feet.
(2) Location. A monument sign may be located in any required yard but must have a setback of
15 feet from any point of vehicular access, public roadway or property line.
(3) Height. A monument sign may not project higher than six feet, as measured from the base
of sign or grade of the nearest roadway, whichever is lower.
(4) Landscaping. The area around a monument sign must be landscaped.
(5) Lighting. Externally illuminated or back lit letters are allowed, but no internally illuminated
signs are allowed.
(d) Awning and canopy signs. Awning and canopy signs in the CBD or CA districts shall meet the
following requirements:
(1) Area. The gross surface of an awning or canopy sign may not exceed 50 percent of the gross
surface area of the smallest face of the awning or canopy to which the sign is affixed.
(3)
(5)
Page 16
(2) Location. An awning or canopy sign may not project higher than the top of the awning or
canopy or below the awning or canopy.
(e) Three-dimensional sign. The total area of a three-dimensional sign in the CBD or CA districts is
determined by enclosing the largest cross section of the sign in an easily recognized geometric
shape and computing its area. The area may not exceed nine square feet.
Projecting sign. A projecting sign in the CBD or CA districts shall meet the following requirements:
(1) Area. The total area of a projecting sign may not exceed six square feet.
(2) Special conditions. A projecting sign must be easily visible from the sidewalk and not be a
hazard to pedestrians.
(3) Lighting. If lighted, projecting signs must be externally illuminated.
Subd. 8. Permitted signs by a sign permit in BP -business park districts. All commercial, office and
industrial signs in all BP districts are subject to the following conditions:
(a) Number of signs. A property may have one freestanding sign, one wall sign per building face, and
as many awning, canopy, marquee, or multitenant master signs as permitted in this Subdivision
8.
(b) Wall signs. Wall signs in the BP district shall meet the following requirements:
(1) Area. The gross surface area of a wall sign may not exceed one square foot for each foot of
building, parallel or substantially parallel to the front lot line.
(2) Location. A wall sign must be located on the outermost wall of any principal building but may
not project more than 16 inches from the wall to which the sign is affixed. The location and
arrangement of all wall signs is subject to the review and approval of the community
development director.
(3) Height. A wall sign may not project higher than the parapet line of the wall to which the sign
is affixed or 20 feet as measured from the base of the building wall to which the sign is
affixed, whichever is lower.
(4) Special conditions. Where a principal building is devoted to two or more uses, the operator
of each use may install a wall sign upon each share of the building. A sign plan must be
submitted for the entire building that shows the location, sizes, types and elevations of all
signs. Upon submittal of a sign permit request for an operator within a multiple -use or
multiple -tenant building, proof must also be provided by the applicant that a sign plan has
been approved for the entire building. If no such sign plan has been approved by the heritage
preservation commission, then a sign plan shall be submitted and approved by the heritage
preservation before a sign permit may be approved for the single operation or use in
question. The signs are subject to the following restrictions:
i. All signs must be visually consistent in location, design and scale.
ii. The total gross signage for the entire building shall not exceed one square foot for each
foot of building face parallel, or substantially parallel, to a street lot line or a minimum of
25 square feet per business, whichever is more.
Number. There may be one wall sign per building face.
(f)
(5)
(c) Freestanding signs. Freestanding signs in the BP district shall meet the following requirements:
(1) Area. The gross surface area of a freestanding sign may not exceed 100 square feet for
each exposed face nor exceed an aggregate gross surface area of 200 square feet.
(2) Location. A freestanding sign must be set back 15 feet from the front or side property line.
(3) Height. Along State Highway 36 freestanding signs may not project higher than 25 feet.
Along County Road Five from Highway 36 to Croixwood Boulevard and South Greeley from
Orleans to Highway 36 freestanding signs may not project higher than 20 feet. In all other
Page 17
locations, a freestanding sign may not project higher than six feet. Signs shall be measured
from base of sign or grade of the nearest adjacent roadway, whichever is lower.
(4) Number. There may be one freestanding sign per development site.
(d) Awning, canopy or marquee signs. Awning, canopy or marquee signs in the BP district shall meet
the following requirements:
(1) Area. The gross surface area of an awning, canopy or marquee sign may not exceed 50
percent of the gross surface area of the awning, canopy or marquee to which the sign is
affixed.
(2) Location. A sign may be affixed to or located upon any awning, canopy or marquee.
(3) Height. An awning, canopy or marquee sign may not project higher than the top of the
awning, canopy or marquee to which the sign is affixed.
(e) Multitenant master sign. Each multitenant or multi -use building is permitted one building master
identification sign according to the following requirements:
(1) Building master identification signs may not contain the names of any tenants or occupants
of the center.
(f)
(2) If the multitenant commercial building has a floor area of 40,000 square feet or less, the
building may have a freestanding sign with a maximum of one square foot of sign for each
five feet of building frontage or 40 square feet maximum with a maximum height of eight feet.
If the multitenant commercial building has a floor area greater than 40,000 square feet, but
less than the 100,000 square feet, the entry may have a master identification sign with a
maximum of 75 square feet on each side and with a maximum height of 20 feet.
(4) If the multitenant commercial building has a floor area of greater than 100,000 square feet,
the center may have a master identification sign with a maximum area of 120 square feet on
each side and a maximum height of 25 feet.
Total allowable sign area. The total aggregate sign area allowed on a property for all signs
permitted in subparts (a) through (e) above shall be as follows: a minimum of 100 square feet;
and at a rate of 15 percent of the building wall area facing a public street, up to a maximum of
300 square feet. When a building faces two or more public streets, the building wall area shall be
determined by adding the wall area of each building wall that faces a public street and dividing by
the number of public streets the building faces.
Subd. 9. Directory signs. Directory signs are used to guide pedestrians to individual businesses within
a multitenant commercial area and are permitted in BP business park districts, subject to design review.
The sign area used in directory signs shall not be calculated against the total allowable sign area in
Subdivision 8.
(3)
(a) Placement. Directory signs must be placed on the site of the development and may be erected
only in internal pedestrian access areas and not in vehicle access areas.
(b) Area. A directory sign may have maximum area of one square foot for each business listed on
the sign and four square feet for the name of the building or complex.
(c) Size. Directory signs may be freestanding but may not exceed six and one-half feet in height.
(d) Use. A directory sign may only be used for directions and identification.
Subd. 10. Reserved.
Subd. 11. Reserved.
Subd. 12. Nonconforming signs. Nonconforming signs that are unlawful on December 20, 1988, have
rights outlined in Section 31-216 of this chapter with respect to their alteration, extension, restoration and
abandonment. Any person violating or failing to comply with any provision of this subdivision will, upon
conviction, be guilty of a misdemeanor.
Page 18
Subd. 13. Violations. If violations of this subdivision are unabated 30 days after written notice to the
record owner of the property on which the sign is located, the city may proceed to abate and remove the
violation and, if deemed necessary, to have cost thereof specially assessed against the lot or parcel where
the violation was located.
(Ord. No. 1002, § 1, 12-16-08)
Sec. 31-510. - Off-street parking and loading.
Off-street parking and loading shall be regulated as follows:
Subd. 1. Off-street parking.
(a) Purpose. The purpose of the regulations contained in this Section 31-510 is to reduce street
congestion and traffic hazards in the city and to add to the safety and convenience of its citizens,
by incorporating adequate, attractively designed, and functional facilities for off-street parking as
an integral part of every use of land in the city.
(b) General provisions. At the time any building or structure is constructed or erected or modified,
there shall be provided, on the same site, for the use of occupants, guests, clients, customers or
visitors thereof, off-street parking spaces for vehicles in accordance with the requirements in this
Section 31-510.
(c) Number of parking spaces required. Where the computation or required parking spaces produces
a fractional result, fractions of one-half or greater shall require one full parking space.
Art galleries
Automobile boat or machinery
sales (office and service bay areas
shall provide parking at those
rates)
Banks
Bed and breakfast
Beauty parlors
Billiard parlors
Boardinghomes for the aged
Bowling alleys
One for each 500 square feet of floor area.
One for each 1,000 square feet of floor area.
One for each 200 square feet of floor area.
One per guestroom, two for manager.
Three spaces per chair.
Two spaces per table.
One for each five beds, plus two for each employee on the shift
with maximum personnel.
Six for each lane.
Page 19
Business and professional offices
excluding medical and dental
offices
Children's homes
Churches
Convenience stores
Dancehalls and assembly halls
Day care centers
One for each 300 square feet of floor area.
One for each five beds, plus one for each employee.
One for each three seats in the main sanctuary.
Five per 1,000 square feet of gross floor area.
One for each three persons of design occupancy without fixed
seats, exhibition halls load.
One space per eight children, plus one space per staff person.
—1--- One for each 100 square feet of gross floor area, with drive -
Drive -in food establishments through facility add ten stacking spaces for drive-in window, with a
minimum of five spaces designated for the ordering station.
Family daycare and foster family One for every five guests, plus one for each employee on the shift
homes with the maximum number of personnel.
Funeral homes, mortuaries
Furniture and appliance stores
Health clubs
Hospitals
Hotels, motels
Institutions for the aged
One for each five seats of the aggregate number of seats provided
in all assembly rooms.
One for each 400 square feet of sales floor area.
One space per 100 square feet of gross floor area.
One for each two beds plus one for each employee on the shift
with the maximum number of personnel.
One for each unit, plus one for the resident owner or manager
(plus one-half of required parking for related activities such as
restaurants, lounges and retail shops).
One for every five guests.
Page 20
Manufacturing plants, research or
testing laboratories, bottling
plants, furniture repairs
Marinas
One for each 325 square feet of floor area or one for each
employee, whichever is greater.
One space per three slips and additional parking for launch ramps
and dry storage.
Medical and dental clinics and
offices
One for each 200 square feet of gross floor area; but need not
exceed an average of five spaces per practitioner.
Medical (or convalescent)
hospitals
Nursing homes
One for each five beds, plus one for each employee on the shift
with the maximum number of personnel.
One for every five guests, plus one for resident manager, plus one
for each employee on the shift with the maximum number of
personnel.
Private clubs
Single-family/duplex, townhouses
Multifamily, apartments
Restaurants, bars or nightclubs
may include dancing as a
secondary use
Retail stores, shops, service
establishments, other than
furniture and appliance stores
Elementary & junior high
High school
Parking spaces equal to the uses that take place.
Residential uses:
Two spaces per dwelling unit of which one is covered.
1.5 per unit; with one covered, plus one space per three units for
guest parking.
One for each 120 square feet of floor area up to 5,000 square feet;
one for each 100 square feet of restaurant area over 5,000 square
feet.
One for each 200 feet of gross floor area.
Schools:
Three per classroom.
One for each four students based on design capacity, plus three
per classroom.
Page 21
College (business, beauty, etc.)
and universities
Self-service laundry and dry
cleaning establishments
Service stations
Sports arenas, auditoriums,
assembly halls and meeting rooms
Theaters
Wholesale establishments,
warehouses, service and
maintenance centers
Unspecified uses of buildings,
structures or premises
One for each employee, plus one for each three students.
One for each 200 feet of floor establishment's area.
Three for each lubrication or service bay, plus one for each
employee on the day shift.
One for each three seats of maximum seating capacity.
One for each three seats for the first 350 seats; plus one for each
five additional seats.
One for each 1,000 square feet of floor area.
Where the parking requirements for a particular use is not
specifically established in this section, the parking requirements
for each use shall be determined by the city council. Such
determination shall be based upon the requirements for similar
uses.
(d) Modifications to requirements. Modifications to off-street parking and loading requirements shall
be permitted as follows:
(1) Alternative provisions. The off-street parking requirements of this subdivision shall be
considered satisfied if:
i. The property being occupied is a part of a parking district which has been duly formed
under the provisions of this Code; and
ii. A specific development plan for an area has been adopted and contains parking
standards which supersede those contained in this subdivision; or
iii. The required parking spaces and street access are permanently provided within 300
feet of the parcel, and a maintenance and management plan indicating the useful
functioning of such parking is submitted and approved by the community development
director. Not more than 60 percent of the required parking may be provided off the site.
(2) Cooperative parking facilities. The requirements for the provisions of parking facilities, with
respect to two more property uses of the same or different types, may be satisfied by the
permanent allocation of the required number of spaces for each use in a common parking
Page 22
(3)
facility, located within 300 feet of all such participating property uses and cooperatively
established and operated. In the case of a cooperative parking facility which is designed to
satisfy the parking requirements of:
i. From two to four independent property uses, a reduction of not more than five percent
of the total number of required spaces shall be allowed.
ii. From five to seven independent property uses, a reduction of not more than ten percent
of the total number of required spaces shall be allowed.
iii. Eight or more independent property uses, a reduction of not more than 20 percent of
the total number of required spaces shall be allowed.
Shared parking facilities. Parking facilities may be shared by two or more commercial uses
if their entrances are located within 300 feet of each other and if their hours of operation do
not coincide, provided they:
i. Receive special use and design permit;design review so that design criteria are met
and conditions of use may be established along with periodic review.
ii. Submit a written document guaranteeing maintenance, hours of operation and
specifying length of agreement.
iii. Demonstrate how the shared parking arrangement will fulfill the intent of this
subdivision.
(4) Parking requirements for nonconforming structures or uses. In the case of structures in any
district, which are reconstructed, enlarged, structurally altered, changed in occupancy to a
more intensive use category or otherwise increased in capacity, off-street parking shall be
provided only for that portion of structures or use constituting the increase in capacity; except
that no additional parking need be provided for nonresidential uses, if the increased capacity
results in an increase of four or fewer off-street parking spaces.
(e) Miscellaneous requirements. Miscellaneous parking and loading requirements are as follows:
(1) Parking limit. The city may establish a maximum parking limit where the development
proposal exceeds city standards for the number of parking spaces required.
(2) Parking use. Parking areas shall be used for vehicle parking only with no sales, dead
storage, repair work or dismantling of any kind.
Existing spaces. Existing off-street parking spaces and loading spaces shall not be reduced
in number unless the number exceeds the requirements set forth for the use.
(4) Facilities for the handicapped. Handicapped parking spaces shall be 19 feet long by 12 feet
wide. Parking facilities specifically designed, located and reserved for vehicles licensed by
the state for use by the handicapped shall be provided in each parking facility of ten or more
spaces, according to the following table:
(3)
Maximum Number
of Spaces Required
Total
1to50
51 to 100
Handicapped
1
2
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101 to 150
151 to 200
200, plus
1 per 50 or fraction thereof
3
4
(f)
(5)
Parking lots in residential districts. When in its opinion the best interests of the city will be
served, the city council may permit, temporarily or permanently, the use of land in a
residential district, other than a one -family district, for a parking lot where the land abuts or
is across the street from a district other than a residential district, provided that:
i. The lot is to be used only for parking of passenger automobiles of employees,
customers or guests of the person controlling and operating the lot, who shall be
responsible for its maintenance.
ii. No charge is to be made for parking on the lot.
iii. The lot is not to be used for sales, repair work or servicing of any kind.
iv. Entrance to and exit from the lot are to be located on the lot.
v. No advertising sign or material is to be located on the lot.
vi. All parking is to be kept back of the setback building line by a barrier unless otherwise
specifically authorized by the city council.
vii. The parking lot and that portion of the driveway back of the setback line is to be
adequately screened from the street and from adjoining property in a residential district
by a hedge or sightly fence or wall not less than six feet high and not more than eight
feet high located back of the setback line. All lighting is to be arranged so that there will
be no glare therefrom annoying to the occupants of adjoining property in a residential
district and surfacing of the parking lot is to be smoothly graded, hard -surfaced and
adequately drained.
viii. Such other conditions as may be deemed necessary by the city council to protect the
character of the residential district.
(6) Parking lots and driveways abutting residential districts. Whenever a parking lot or driveway
to a parking lot is established in other than a residential district so as to abut the side or rear
line of a lot in a residential district, a solid masonry wall or a substantial sightly fence not less
than six feet high and not more than eight feet high, shall be constructed and maintained
along the side or rear lot line up to, but not beyond, the setback building line. In addition, in
all use districts, the lighting, including any permitted illuminated sign, on any parking lot or
driveway shall be arranged so that there will be no glare directed or reflected toward a
residence building or residential districts.
Design requirements. Design requirements shall be as follows:
(1) Parking space. Each parking space shall be at least nine feet in width and 18 feet in length
exclusive of an adequately designed system of access drive. Driveways for two-way traffic
shall be 24 feet.
(2) Parking facility layout. There shall be no off-street parking spaces located within 15 feet of
any street right-of-way or ten feet of any property line except in the central business district
where spaces may be allowed with an approved design permitDesign Review Permit.
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(3)
Access to spaces or facilities. Driveway design standards are as follows:
i. Driveways shall be designed to conform with existing contours to the maximum extent
feasible.
ii. Driveways shall enter public/private streets in such a manner as to maintain an
adequate line of sight.
(4) Aisles. Circulation aisles necessary for maneuvering within a parking facility shall be
designed so that vehicles do not back out into a street, sidewalk or other public way, other
than a residential alley. In general, double -loaded aisles are preferred to single -loaded
aisles.
(5)
Curbing. All commercial, industrial or multifamily residential parking lots with five or more
spaces shall have continuous concrete curbing around the entire parking lot.
(6) Border barricades. Every parking facility containing angled or 90-degree parking spaces
adjacent to a street right-of-way shall, except at entrance and exit drives, be developed with
a solid curb or barrier along such street right-of-way line; or shall be provided with a suitable
concrete barrier at least six inches in height and located not less than two feet from such
street right-of-way line. Such wall, fence, curb or barrier shall be securely installed and
maintained.
(7) Surfacing. All off-street parking facilities shall be surfaced with a minimum of five inches of
concrete, or 1'/2 inches of asphalt overlying four inches of base rock except temporary off-
street parking facilities, which may be surfaced by placement of a single bituminous surface
treatment upon an aggregate base, which bituminous treatment and base shall be subject
to the approval of the director of public works. All off-street parking shall be so graded and
drained as to dispose of all surface water from within the area; in no case shall such drainage
be allowed to cross sidewalks.
(8) Marking. Parking spaces within a facility shall be clearly painted and delineated.
(9) Lighting. Any lights provided to illuminate any parking facility permitted by this subdivision
shall be arranged so as to reflect the light away from any adjacent properties, streets or
highways.
(10) Landscaping and screening. Landscaping shall be provided in new parking lot construction
and reconstruction. Landscaping is employed to diminish the visibility and impact of parked
cars by screening and visually separating them from surrounding activities and the street; to
provide shade and relief from paved areas; to channel the flow of traffic; and generally
contribute to good site design. Trees, shrubs, ground covering and earth berming shall be
used for lot landscaping. Every parking facility abutting property located in residential districts
shall be separated from such property by a wall, planter or a view -obscuring fence; or a
raised landscaped mound of earth, sand stones or the like; or by a permanently maintained
compact evergreen hedge; or a combination of any of the preceding treatments. Such
screening devices shall be six feet in height, measured from the grade of the finished surface
of such parking facility, along the abutting residential property.
Subd. 2. Off-street loading facilities.
(a) Purpose. The purpose of the regulations in this subdivision is to reduce street congestion and
traffic hazards; and to add to the safety and convenience of the community. Adequate, attractively
designed and functional facilities for off-street loading shall be incorporated as necessary in
conjunction with new uses of land in the city.
(b) General provisions. For every building erected, which is to be occupied by manufacturing,
storage, warehouse, retail and/or wholesale store, market, hotel, hospital, mortuary, laundry, dry
cleaning or other uses similarly requiring the receipt or distribution by vehicles of material and
merchandise, off-street loading areas shall be provided in accordance with the requirements in
this subdivision.
Page 25
The space may occupy all or any part of any required yard or court space, except for any
exterior side yards; and shall not be located closer than 50 feet to any lot in an R district,
unless inside a structure or separated from such district by a wall not less than eight feet in
height, provided a conditional fence permit is approved.
Subd. 3. Miscellaneous off-street parking and loading standards.
(a) In CA zoning district. All automotive uses allowed in the CA general commercial zoning district
that are adjacent to a residential zone must maintain the required front yard setback area in a
clear condition without permanently parked or stored automobiles, trailers, vehicles or other
stored items or materials used for or accessory to the automotive use. Short term daily customer
parking is allowed in the setback area but the area must be clear when the business is closed.
(b) In VC district. When a property within the VC district is directly across a street or thoroughfare or
adjacent to any residential district, all parking and loading facilities must be at least 20 feet from
the property line and buildings and structures at least 20 feet from the street. The setback space
must be permanently landscaped.
(c) In CRD district.
(1) All parking areas must be set back a minimum of 20 feet from any street right-of-way.
(2) All parking areas must be set back a minimum of 30 feet from the property line of any
residentially zoned property, where adjacent property is already developed for residential
use or is designated residential use on the city's comprehensive plan.
All parking areas must be set back a minimum of ten feet from any peripheral property line
other than a street right-of-way or residentially zoned property.
(4) Each establishment must provide sufficient off street parking spaces for all employees,
customers and visitors. The number of parking spaces must be determined at the time of
preliminary development plan approval, but in no event may there be less than three spaces
for each 1,000 square feet of total floor area or portion thereof shown on the plan and in no
event may there be less than 3.8 spaces for each 1,000 square feet of total floor area of
office and research buildings. Some parking may, at the discretion of the planning
commission or city council, be built in stages.
(c) Required areas. Required areas are as follows:
Gross
Floor
Area
10,000 to 24,999 square feet
25,000 to 49,999 square feet
Required Loading Spaces
1
2
For each additional 50,000 square feet or major fraction thereof
1
(2) Each loading space shall be not less than ten feet in width, 30 feet in length and with an
overhead clearance of 14 feet.
(3)
(3)
Page 26
(5) Each establishment must provide an adequate loading space within a building or in a side
or rear yard, in a way that will allow all storage, standing and maneuvering of trucks to be off
the public right-of-way.
(6) No portion of a parking or loading space, including maneuvering area, except the necessary
drives, may be located closer than 20 feet from a public street right-of-way.
(d) In PA district.
(1) Parking adjacent to residential property. All parking areas for three or more cars adjacent to
residentially zoned land shall be set back a minimum of ten feet and landscaped to screen
the parking area from the residentially zoned land.
(e) In PWFD district.
(1) All parking areas must be set back to a minimum of 20 feet from any of the property lines.
(2) Parking areas, driveways or outside storage areas must be set back a minimum of 30 feet
from the property line of any residentially zoned property.
(3) Adequate parking must be provided for employees and visitors. The number of spaces must
be determined for current and future possible expanded use at time of PUD review.
(4) No parking area loading space, or maneuvering area may be closer than 30 feet from public
right-of-way. This regulation does not apply to entrance and egress driveway.
(5) Parking lots and drives may be shared with adjacent park areas.
Sec. 31-512. - Regulation of radio and television towers.
Subd. 1. Purpose. In order to accommodate the communication needs of residents and business while
protecting the public health, safety, general welfare and aesthetics of the community, the city council finds
that this Section 31-512 is necessary in order to:
(a) Facilitate the provision of wireless telecommunication services to the residents and businesses
of the city;
(b) Minimize adverse visual effects of towers and antennas through setting design standards;
(c) Avoid potential damage to adjacent properties from tower failure through structural standards, lot
size requirements and setback requirements; and
(d) Maximize the use of existing and approved towers and buildings to accommodate new wireless
telecommunication antennas in order to reduce the number of towers needed to serve the
community.
Subd. 2. Location preferences for antennas and towers.
(a) Water towers.
(b) Collocations on existing telecommunications towers.
(c) Sides and roofs of buildings over two stories.
(d) Existing power or telephone poles.
(e) Government and utility sites.
(f) School sites.
(g) Golf courses or public parks when compatible with the nature of the park or course.
(h) Regional transportation corridors.
Subd. 3. Antenna and towers in residential districts (RA, RB, RCM, RCH). Any person, firm or
corporation erecting a tower or antenna in a residential district must obtain a conditional use permit from
the city council and meet the following requirements:
Page 27
(a) Communication antennas, subject to the following conditions:
(1) Satellite dishes for television receiving only are subject to the accessory structure
requirements for residential districts.
(2) All antennas must be designed and situated to be visually unobtrusive, screened as
appropriate, not be multicolored and may contain no signage, including logos, except as
required by the equipment manufacturers or city, state or federal regulations.
An antenna placed on a primary structure may be no taller than 15 feet above the primary
structure. Any accessory equipment or structures must be compatible with the design and
materials of the primary structure and not visible from a public street.
(4) Towers are allowed subject to design review. The purpose of design review is to protect the
historic integrity, natural setting, and character of Stillwater's residential areas.
(5) Minimum land area for freestanding tower sites in residential districts is one acre.
(6) A tower and any antenna combined may be no more than 75 feet in height, or 100 feet in
height if collocated.
(7) A tower may not be located within 100 feet of any existing or planned residential structure.
(8) A tower must be setback from a street line a minimum of the height of the tower and any
antenna; and towers or antennas may be sited in preferred locations as listed in Subd. 2 of
this Section 31-512 subject to design permitDesign Review Permit approval.
Subd. 4. Stillwater West business park districts —Business park commercial, business park office,
business park industrial (BP-C, BP-0 and BP -I). Any person, firm or corporation erecting a tower or antenna
in the Stillwater West Business Park shall require a conditional use permit from the city council and meet
the following requirements of Section 31-512:
(a) Exception. Communication antennas attached to an existing structure or in preferred location
which are no higher than 15 feet above the primary structure and are allowed as permitted use.
(b) Conditions. Communication towers and antennas are subject to the following conditions:
(1) A tower and antenna may be no more than 75 feet in height, 100 feet if collocated.
(2) A tower may not be located within 300 feet of the property line of residentially zoned property.
(3) A tower may be located no closer to a street property line than a distance equal to the height
of the tower plus ten feet.
(4) Minimum lot size is 0.5 acre for a primary tower use.
(5) Towers may be located no closer than one-half mile to the closest tower or other collocation
PWCS transmitting facility.
(6) If a tower is erected on a site with an existing primary structure, the site must have a space
of 1,200 square feet set aside exclusively for tower use. The tower may not be located in the
front or corner side yard setback area of the primary structure but to the rear of the site.
Subd. 5. Central business district (CBD) and professional administrative (PA) district. Any person, firm
or corporation erecting an antenna in central business and professional administrative districts shall meet
the following requirements:
(a) Towers are not allowed in the CBD and PA districts.
(b) Antennas are allowed subject to design review. The purpose of design review is to protect the
historic integrity, natural setting and character of downtown and its historic buildings and the
national register historic district.
All support service equipment must be enclosed within an existing building or located and
screened so as to be hidden from public view from the street or above.
(3)
(c)
Page 28
Subd. 6. St. Croix River overlay district. No communication antenna or communication tower may be
located in the St Croix River Overlay District, shoreland or floodplain districts.
Subd. 7. Performance standards. All personal wireless communication towers erected, constructed,
or located within the city must comply with the following requirements:
(a) Colocation requirements. A proposal for a new personal wireless communication service tower
may not be approved unless it can be documented by the applicant that the communications
equipment planned for the proposed tower cannot be accommodated on an existing or approved
tower or building within a one -half -mile radius of the proposed tower due to one or more of the
following reasons:
(1) The planned equipment would cause interference with other existing or planned equipment
at the tower or building as documented by a qualified professional engineer, and the
interference cannot be prevented at a reasonable cost.
(2) No existing or approved towers or commercial/industrial buildings within a one -half -mile
radius meet the radio frequency (RF) design criteria.
Existing or approved towers and commercial/industrial buildings within a one -half -mile radius
cannot accommodate the planned equipment at a height necessary to function reasonably
as documented by a qualified and professional radio frequency (RF) engineer.
(4) The applicant must demonstrate that a good faith effort to collocate existing towers and
structures within a one -half -mile radius was made, but an agreement could not be reached.
(b) Tower construction requirements. All towers erected, constructed or located within the city, and
all wiring therefore, shall comply with the following requirements:
(1) Stealth towers are the preferred tower design in residential districts. Monopoles are the
preferred tower design in all other districts. The city will consider alternative tower types in
cases where structural; radio frequency design considerations; or the number of tenants
required by the city, precludes the use of a preferred tower design. Guyed towers may not
be used in any district. Lattice towers may not be used in any residential district.
(2) Towers and their antennas must comply with all applicable provisions of this Code.
(3) Towers and their antennas must be certified by a qualified and licensed professional
engineer to conform to the latest structural standards of the Uniform Building Code and all
other applicable reviewing agencies.
(4) Towers and their antennas must be designed to conform to accepted electrical engineering
methods and practices and to comply with the provisions of the National Electrical Code.
(5) Metal towers must be constructed of or treated with corrosion -resistant material.
(6) Any proposed communication service tower of 100 feet in height must be designed,
structurally, electrically and in all respects, to accommodate both the applicant's antennas
and comparable antennas at least one additional user. To allow for future rearrangement of
antennas upon the tower, the tower must be designed to accept antennas mounted at no
less than 20-foot intervals.
(3)
(7)
All towers must be reasonably protected against unauthorized climbing. The bottom of the
tower (measured from ground level to 12 feet above ground level) must be designed in a
manner to preclude unauthorized climbing to be enclosed by a six -foot -high chain link fence
with a locked gate.
(8) All owners and their antennas and relative accessory structures must utilize building
materials, colors, textures, screening and landscaping that effectively blend the tower
facilities within the surrounding natural setting and built environment to the greatest extent
possible.
Page 29
(9) No advertising or identification of any kind intended to be visible from the ground or other
structures is permitted, except applicable warning and equipment information signage
required by the manufacturer or by federal, state or local authorities.
(10) Towers and their antennas may not be illuminated by artificial means, except for camouflage
purposes (designed as a lighted tower for a parking lot or a ball field) or the illumination is
specifically required by the Federal Aviation Administration or other authority.
(11) No part of any antenna or tower, nor any lines, cable, equipment, wires or braces, may at
any time extend across or over any part of the right-of-way, public street, highway or
sidewalk.
(12) All communication towers and their antennas must be adequately insured for injury and
property damage caused by collapse of the tower.
(13) All obsolete or unused towers and accompanying accessory facilities must be removed
within 12 months of the cessation of operations at the site unless a time extension is
approved by the city council. After the facilities are removed, the site must be restored to its
original or an improved state.
(14) In addition to the submittal requirements required elsewhere in this Code, applications for
building permits for towers and their antennas must be accompanied by the following
information:
i. The provider must submit confirmation that the proposed tower complies with
regulations administered by that agency or that the tower is exempt from those
regulations.
ii. A report from a qualified professional engineer shall be submitted which does the
following:
a. Describes the tower height and design including a cross section and elevation;
b. Demonstrates the tower's compliance with the aforementioned structural and
electrical standards;
c. Documents the height above grade for all potential mounting positions, or
collocated antennas and the minimum separation distances between antennas;
d. Describes the tower's capacity including the number and type of antennas that it
can accommodate; and
e. Confirmation by the provider that the proposed facility will not interfere with public
safety communications.
iii. A letter of intent committing the tower owner or his successors to allow the shared use
of the tower as long as there is no negative structural impact upon the tower and there
is no disruption to the service provided.
Subd. 8. Existing antennas and towers. Antennas, towers and accessory structures in existence as of
July 1, 1997, which do not conform or to comply with this section are subject to the following provisions:
(a) Towers may continue in use for the purpose now used and as now existing, but may not be placed
or structurally altered without complying in all respects within this section.
(b) If a tower is damaged or destroyed due to any reason or course whatsoever, the tower may be
repaired or restored to its former use, location and physical dimension upon obtaining a building
permit, but without otherwise complying with this section.
Subd. 9. Obsolete or unused towers. All obsolete or unused towers and accompanying accessory
facilities must be removed within 12 months of the cessation of operations, unless a time extension is
approved by the city council. If a time extension is not approved, the tower may be deemed a nuisance
pursuant to Minn. Stat. Ch. 429. If a tower is determined to be a nuisance, the city may act to abate the
nuisance and require the removal of the tower at the property owner's expense. In the case of multiple
Page 30
operators sharing the use of a single tower, this provision will not become effective until all users cease
operations for a period of six consecutive months. After the facilities are removed, the site must be restored
to its original or to an improved state.
(Ord. No. 1007, § 1(c)—(g), 4-21-09)
Sec. 31-514. - Miscellaneous residential and non-residential performance standards.
Subd. 1. Farm animals. In all districts, any lot upon which farm animals are kept must be at least three
acres in size. Farm animals are defined as: horses, cows, sheep, pigs, chickens, ducks, rabbits and other
commonly known domestic farm animals. Chickens are allowed in the RA and RB zoning district on a lot of
any size as long as they follow the standards in section 31-514, Subd. 6 and receive a permit from the city.
(a) See section 27-3 for regulations related to beekeeping.
(b) See section 31-514, Subd. 6 for regulations related to keeping of chickens in the RA and RB
zoning districts.
Subd. 2. Pole buildings. Pole buildings are prohibited in all zoning districts.
Subd. 3. Projection into required yard areas. Every part of a required yard shall be open and
unobstructed by any building or structure except for the following:
(a) Awnings, sills, cornices, buttresses, eaves, landings and necessary steps and similar architectural
features may project into required yard a distance of not more than three feet so long as the
projection is not closer than three feet from the property line.
(b) Openwork fire balconies and fire escapes may extend not more than three feet into the required
side or rear yard.
(c) Chimneys, flues and fireplaces may extend not more than three feet into a required yard.
Subd. 4. Exceptions to height regulations. Exceptions to height regulations are as follows:
(a) Roof structures. The maximum height specified in this chapter may be exceeded by church spires,
belfries, cupolas, chimneys, ventilators, skylights, water tanks, bulkheads and similar features
and by necessary mechanical appurtenances usually carried above the roof level, provided such
structure is an integral part of a building.
(b) Maximum height of accessory buildings in residential districts. In residential districts an accessory
building shall not exceed 20 feet in height or the distance from the accessory building to a main
building or potential location of a main building on adjoining premises in a residential district,
whichever is less.
Subd. 5. Swimming pool locations. All swimming pools or appurtenances thereto shall be located in
the rear yard at a distance of at least ten feet from any property line (see Chapter 33-2 for additional
requirements).
Subd. 6. Keeping of chickens.
(1) Any person who keeps chickens in the City of Stillwater in the RA and RB zoning district must
obtain a permit prior to acquiring the chickens. The first permit is valid for up to two years
beginning on the date the chickens arrive on the site and ending on December 31 of the following
year. Subsequent permits are valid from January 1 of one year to December 31 of the second
year. Applications for permits must be made to the community development department.
i. Fees charged for the issuance of a permit to keep chickens will be set by the city council.
ii. The city may refuse to grant or may revoke a permit if the chickens become a nuisance, as
evidenced by a second substantiated violation (within 12 months of a first substantiated
violation) of this section of the City Code, or Chapter 38 (Nuisances) of the City Code.
Page 31
iii. The city may refuse to grant a permit to, or may revoke a permit from, a person convicted of
cruelty to animals.
iv. Permits are non -transferable and do not run with the land.
v. A permit constitutes a limited license granted to the chicken keeper by the city and in no way
creates a vested zoning right.
vi. Prior to issuance of a permit, the prospective permit holder must acknowledge they have
read the chicken run rescue publication entitled "Recommendations for Municipal
Regulations of Urban Chickens (2010)" or similar publications approved by the city's
community development department.
vii. Prior to issuance of a permit, the prospective permit holder must provide a plan for
maintaining an adequate temperature in the coop for the safety of the chicken hens. The
plan must address both extreme winter and summer temperature conditions.
viii. Prior to issuance of a permit notices must be mailed to all homes within 150 feet of the
applicant's property lines.
a) If there are objections received within ten days of mailing the notices, then the permit
application must be considered by the city council.
b) If there are no objections received within ten days of mailing the notices, then the permit
application will be processed by city staff. It will not be referred to the city council for
consideration.
(2) Each person holding a permit to keep chickens within the City of Stillwater shall comply with the
following:
i. The principal use of the specific property must be either single-family residential or two-family
residential. A permit will not be issued for any property which is used principally for something
other than single-family or two-family. If the property's principal use is two-family residential,
then the property owner must sign the permit in addition to the chicken keeper;
ii. No person may keep more than five chickens;
iii. No person may keep a rooster;
iv. No person may allow chickens to range freely without fencing or without a mobile pen;
iv. No person may keep any chickens inside the house;
v. No person may slaughter any chickens within the City of Stillwater;
vi. Chickens must be provided a secure and well ventilated roofed structure ("chicken coop");
vii. The roofed structure and required fencing for the chickens may only be located in a rear yard
and must meet setback and building separations as established in city zoning and building
codes, except that the roofed structure and fencing must maintain a 20-foot separation from
dwellings on adjacent properties;
viii. The roofed structure shall be fully enclosed, wind proof, and have sufficient windows for
natural light;
ix. The floors and walls of the roofed structure shall be kept in a clean, sanitary and healthy
condition with all droppings collected on a daily basis and placed in a fireproof covered
container until applied as fertilizer, composted or transported off the premises;
x. Chickens must be kept in the roofed structure, an attached pen, or a detached mobile pen
whenever they are unattended by the keeper; but when attended by the keeper, the chickens
are allowed in a completely fenced exercise yard;
Page 32
xi. The coop's attached pen must be securely constructed with at least a mesh type material
and shall have protective overhead netting to keep the chickens separated from other
animals;
xii. The coop's attached pen must be well drained so there is no accumulation of moisture; and
xiii. The floor area of the roofed structure or a combination of the floor area and attached pen
area must equal at least ten square feet of area per chicken.
(Ord. No. 1051, §§ 1, 2, 10-2-12)
Sec. 31-517. - CRD, campus research district miscellaneous standards.
(1) Smoke. No use may produce or emit from a vent, stack, chimney or combustion process any smoke
darker than Ringelmann No. 1, except that smoke darker than Ringelmann No. 2 is permissible for a
duration of not more than four minutes during any eight -hour period if the source of the emission is not
located within 250 feet of residentially zoned property.
(2) Noise. Noise levels may not exceed 80dB(A) at repeated intervals or for a sustained length of time
measured at any point along the property line.
Electrical disturbance. No activity is permitted that creates any electrical disturbance that adversely
affects any operations or equipment other than those of the creator of the disturbance or which
otherwise causes, creates or contributes to the interference with electronic signals (including television
and radio broadcasting transmissions) to the extent that the operation of any equipment not owned by
the creator of the disturbance is adversely affected.
(4) Loading dock. No loading dock may face any street unless a screening plan therefore is approved as
part of final plan approval.
Design permitDesign Review Permit. A design review permit is required for all CRD campus research
and development district uses according to the design review standards of this chapter.
Sec. 31-518. - PWFD, public works facility district miscellaneous standards.
(3)
I (5)
I (5)
(1) Smoke. No use may produce or emit from a vent, stack, chimney or combustion process any smoke
darker than Ringelmann No. 1, except that smoke darker than Ringelmann No. 2 is permissible for a
duration of not more than four minutes during any eight -hour period if the source of the emission is
more than 250 feet of residentially zoned property.
(2) Noise. Noise levels may not exceed 80dB(A) at repeated intervals or for a sustained length of time
measured at any point along the property line.
Electrical disturbance. No activity is permitted that creates any electrical disturbance that adversely
affects any operations or equipment other than those of the creator of the disturbance or which
otherwise causes, creates or contributes to the interference with electronic signals (including television
and radio broadcasting transmissions) to the extent that the operation of any equipment not owned by
the creator of the disturbance is adversely affected.
(4) Loading dock. No loading dock may face a street unless screened from view. A screening plan must
be approved as part of final PUD approval.
Design permitDesign Review Permit. A design review permit is required for all PWF district uses
according to the design review standards of this chapter.
(6) Planned unit development permit. No building, structure, land or premises in the PWFD may be used
and no building or structure may be constructed except those granted a planned unit development,
("PUD"), permit.
(3)
Page 33
(7) Lighting plan. A lighting plan showing fixture type location, height and intensity of lighting must be
submitted for review as part of the PUD application. A light source must not be seen from adjacent
properties. The intensity of outdoor lighting must be the minimum for the intended purpose.
Sec. 41-7. - Seasonal outdoor sales.
Subd. 1. Seasonal outdoor sales. Seasonal outdoor sales may be allowed as an accessory use within
the CA and BP-C zoning districts, subject to the requirements of this subdivision. For purposes of this
subdivision, "seasonal outdoor sales" is defined to include the promotion and sale of goods and/or services,
including but not limited to plants, vegetation, landscaping materials, lawn care items, fireworks. Seasonal
garden centers, a type of seasonal outdoor sales, will be permitted for a maximum period of 90 days, and
all seasonal garden centers permitted under this subdivision must cease operation on or before July 15
each year. Seasonal fireworks sales, another type of seasonal outdoor sales, will be permitted for a
maximum of three weeks each year and must cease operation no later than July 6. The annual seasonal
outdoor sales permit may be approved by the city subject to the following:
(1) A completed permit application form must be submitted annually (including permit fee) to the
community development department. The completed application must be submitted at least 60
days prior to the proposed opening date of the seasonal outdoor sales business. To be
considered complete, the application must include the completed application form plus the
following additional information:
(a) Address of property.
(b) Site plan detailing at least the following:
(i) Size of the area being occupied by the seasonal outdoor sales operation.
(ii) Method of containing operations. Indicate materials and design of the proposed tent or
temporary structure, any fencing on the site, and trash containment systems.
(iii) Pedestrian and traffic control safety measures. The sales area may not impede
pedestrian or vehicular circulation patterns on the site.
(iv) Parking stalls. Number of parking stalls being used by the entire seasonal outdoor sales
operation must be indicated. The site plan must also include a note describing the
number of parking spaces that will remain available to the primary use of the property.
Sufficient parking must be available to support both the accessory seasonal outdoor
sales operation and the primary commercial use of the property.
(c) Utility plan. Indicate how water and electricity will be provided to the site.
(d) Signage plan. The annual permit application must include details of all proposed signage. A
drawing for each proposed sign shall be submitted. The drawing shall show dimensions and
describe materials, lettering, colors, illumination and support systems. The proposed
signage shall be reviewed against the following standards:
1. The total number of signs associated with a seasonal outdoor sales operation is limited
to three.
2. All signage for the seasonal outdoor sales operation must be contained on the subject
property.
3. Signage may not be located within public rights -of -way.
4. Each free standing sign is limited to a surface area of two feet by three feet (six square
feet total).
5. Up to two banners may be permitted. They may only be attached to the tent or
temporary structure used for the seasonal outdoor sales operation.
6. One sign may be painted or affixed directly to the tent or temporary structure used for
the seasonal outdoor sales operation.
Page 34
7. The size and height of the banner and affixed signs are limited to that which is allowed
in the BP, business park districts as regulated in Section 31-509, Subdivision 8(b)(1)
and (3) m.
8. No sign may be erected or installed prior to erection of the seasonal outdoor sales tent
or temporary structure.
9. All signs must be removed from the property concurrently with removal of the seasonal
outdoor sales operation.
(e) Signed agreement from the property owner permitting the proposed seasonal open sales.
(f) Narrative explaining details including: 1) dates and hours of operation, 2) merchandise or
service being offered for sale, and 3) contact information for the landowner, the applicant,
and the manager of the seasonal outdoor sales operation.
(2) The annual permit for the first year of operation shall be reviewed by the planning commission.
The first year permit shall be valid through December 31 of the year.
The annual permit for subsequent years of operation shall be reviewed by community
development department staff, unless there are substantial changes to the site plan or operations
plan, or unless there are substantiated complaints of a public safety nature. If there are such
substantial changes or complaints, the planning commission must review the annual permit
application for that year.
(4) An inspection by the fire marshal will be required prior to the seasonal outdoor sales operation
opening for business.
Seasonal outdoor sales are only allowed on private property. No seasonal outdoor sales are
permitted on public property or public rights -of -way.
Subd. 2. Seasonal food vending. Seasonal food vending is allowed by annual permit only on private
property as an accessory use within the CBD zoning district, subject to the requirements of this subdivision.
For purposes of this subdivision, "seasonal food vending" does not include food vending for events. Event
food vending requires an event permit pursuant to City Resolution No. 2010-204 and any subsequent
revisions to that resolution.
(3)
(5)
The annual permit for a seasonal food vending cart or vehicle may be approved by the city subject to
the following:
(1) A completed permit application form must be submitted annually (including permit fee) to the
community development department. The completed application must be submitted at least 60
days prior to the first seasonal usage of the cart or vehicle. To be considered complete, the
application must include the completed application form, permit fee, and the following additional
information.
(a) Address of the private property upon which the cart or vehicle will operate.
(b) Site and operations plans detailing at least the following:
1. Size and location of the area being occupied by the seasonal food vending operation.
2. Color photographs or renderings and dimensions of all four sides of the vehicle or cart,
including exterior facade design.
(1) If the food vending cart or vehicle is proposed to remain in place for a period of 20
hours or greater, the exterior facade design shall require a design permitDesign
Review Permit as reviewed and approved by the heritage preservation
commission.
(2) The design permitDesign Review Permit standards shall include the following:
(a) The food vending cart or trailer shall generally follow the adopted Commercial
Historic District Design Manual and not be generic in design.
Page 35
1. White utility trailers are not permitted without significant exterior design
improvements.
(b) The exterior of the food vending cart or trailer shall not contain neon
colored/fluorescent paint.
(c) The food vending cart or trailer shall not contain neon lighting, display any
moving parts, be illuminated with any flashing or intermittent lights, nor may it
incorporate any animation. No device may be illuminated to obscure or mimic
an official traffic sign or signal. This includes indoor lighting which is visible
from public streets.
(d) The food vending cart or trailer shall not use outside sound amplification,
televisions or other similar visual displays, nor may it use noisemakers such
as bells, horns or whistles.
3. Location of exits from principal building on the property. The vending equipment and
operation must not block the exits.
4. Storage location for vehicle or cart when not open for business.
5. Method of containing trash and recycling.
6. Pedestrian and traffic control safety measures. The sales area may not impede
pedestrian or vehicular circulation patterns on or around the site.
7. Parking stalls. If parking stalls are being used by the vending operation, this must be
indicated on the site plan. The total number of parking spaces required of the principal
use of the private property shall not be reduced below the minimum number required
by ordinance.
8. Miscellaneous operation details including: a) dates and hours of operation, b)
merchandise or service being offered for sale, and c) contact information for the
landowner, the applicant, and the manager of the seasonal vending operation.
(c) Utility plan. Indicate how utilities will be provided to the operation.
(d) Signage plan. The annual permit application must include details of all proposed signage. A
drawing for each proposed sign shall be submitted. The drawing shall show dimensions and
describe materials, lettering, colors, illumination and support systems. The proposed
signage shall be reviewed against the following standards.
1. The total number of signs associated with a seasonal vending operation is limited to
two.
2. All signage for the seasonal vending operation must be contained on the subject private
property.
3. One sandwich board type sign may be permitted if it satisfies the standards found in
the policy adopted by the city council on November 11, 2008, and updated on July 8,
2009, and any subsequent revisions to that resolution.
4. One sign may be painted or affixed directly to the vehicle or cart.
5. No sign associated with the seasonal vending operation is allowed to be on the subject
property when the cart or vehicle is not present.
(e) Signed agreement from the property owner allowing the proposed seasonal vending
operation.
(2) Submittal of a satisfactory inspection report of the proposed cart or vehicle from the Stillwater Fire
Department.
(3) Submittal of a permit issued for the cart or vehicle by Washington County health officials.
Page 36
(4) The annual permit for the first year of operation shall be reviewed by the planning commission.
The first year permit shall be valid through December 31 of the year.
The annual permit for subsequent years of operation shall be reviewed by community
development department staff, unless there are substantial changes to the site plan or operations
plan, or unless there are substantiated complaints of a public safety or public health nature. If
there are such substantial changes or complaints, the planning commission must review the
annual permit application for that year.
(6) Seasonal food vending is only allowed on private property. No seasonal food vending permits will
be issued for operation on public property or public rights -of -way.
For public safety reasons, all seasonal food vending operations must close by 2:30 a.m. each
day. Also, if during large events it is determined by the chief of police that downtown crowd control
is necessary, seasonal food vending businesses may be required to close earlier than 2:30 a.m.
during that event.
(5)
(7)
(Ord. No. 1041, §§ 1, 2, 11-1-11; Ord. No. 1066, § 1, 7-1-14)
Editor's note— Ord. No. 1041, § § 1, 2, adopted Nov. 1, 2011, set out provisions intended for
use as § 41-6. At the editor's discretion, these provisions have been included as § 41-7.
Page 37
HERITAGE PRESERVATION COMMISSION
MEETING DATE: June 1, 2015
REAGRDING: Bergstein Reuse Study Draft
PREPARED BY: Abbi Jo Wittman, City Planner
BACKGROUND
As the Commission should remember, the City was awarded two grants to fund a reuse study
for the Bergstein Shoddy Mill and Warehouse. The goal of the study is to develop
recommendations for reuse of the buildings so that the City can start preparations for the
rehabilitation
COMMISSION ACTION
A draft of the study is attached for the Commission's review; a hard copy is available upon
request. The City is in a 30-day comment period for the Minnesota Historical Society to provide
comments on the draft. The draft includes options for the City with a recommended action for
reuse. It is up to the HPC if they would make recommendation to the City Council regarding
the recommendations and reuse alternative proposed. City Staff will be compiling comments
and presenting them to the City Council at their June 16 meeting. Comments from the
Commission will be accepted until noon on June 10th.
Draft Reuse Study
HPC: June 1, 2015
Page 1 of 1
A Historic Property Reuse Study
of the Bergstein Shoddy Mill
Stillwater, MN
John Lauber and Company LLC
Claybaugh Preservation Architecture Inc
A Historic Property Reuse Study
of the Bergstein Shoddy Mill
Stillwater, MN
CONTENTS
Background
The Project Team
Approach
Issues Analysis
Disposition Alternatives
Use Alternatives
Recommendations
Next Steps
Bibliography
History and Interpretation
MnDOT Move Photos
Existing Conditions Photos
Existing Conditions, Code Analysis, and Rehabilitation Recommendations
Existing Conditions Drawings
Schematic Design Drawings
Structural Analysis
Cost Estimates
Financial Analysis
List of Interviewees
Examples of Similar Projects
Urban Ag Center
Amended National Register Nomination
Prepared for the City of Stillwater by
John Lauber and Company LLC
Claybaugh Preservation Architecture Inc
2015
ACKNOWLEDGEMENTS
This program is financed in part with federal funds from the National Park Service, U.S.
Department of the Interior. However, the contents and opinions 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 recommendation by the
Department of the Interior.
This program receives federal financial assistance for identification and protection of
historic properties. Under Title VI of the Civil Rights Act of 1964, Section 504 of the
Rehabilitation Act of 1973, and the Age Discrimination Act of 1975, as amended, the
U.S. Department of the Interior prohibits discrimination on the basis of race, color,
national origin, disability, or age 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 to:
Office for Equal Opportunity
National Park Service
849 C Street, NW
Washington, DC 20240.
PROJECT BACKGROUND
The Moritz Bergstein Shoddy Mill and Warehouse are the remaining structures from
what was originally a complex of six buildings located above the St. Croix River in Oak
Park, Minnesota. The structures were listed on the National Register of Historic Places in
2008 under Criterion A as an intact example of a property providing insight into the daily
living patterns of Germanic -Jewish immigrants to
Minnesota, and their efforts to sustain themselves in a new
land. The mill and warehouse building were moved to their
current location on the St. Croix River in 2012 in keeping
with a Section 106 mitigation agreement completed as part
of planning for the new St. Croix River Bridge. The
buildings are now owned by the City of Stillwater, and the
new site will be a focal point within Bridgeview Park, a new
city park which will eventually be connected to the planned
Loop bicycle and pedestrian trail, and may also eventually
be provided with transient docking facilities for boaters on
the St. Croix. The park will serve as a gateway that will
help introduce visitors to the resource -rich historic
community of Stillwater.
Recognizing that the Bergstein property could play an important role in the community's
efforts to foster historic preservation and heritage tourism in the area, the City of
Stillwater and the Stillwater Heritage Preservation Commission issued a request for
proposals in 2014, seeking a team of preservation professionals to conduct a historic
property reuse study for the Mill and Warehouse.
In response to that solicitation, preservation consultants and experienced reuse study
leaders John Lauber and Bob Claybaugh made a scoping visit to the property on 5
November 2014, meeting with city planner Abbi Jo Wittman, touring and photographing
the buildings, and discussing aspirations and expectations for the reuse study project.
Prior to that visit, both consultants had reviewed a number of documents tracing the
history, significance and preservation of the Mill and Warehouse. Bob Claybaugh had
first become familiar with the Bergstein complex as part of a Relocation Feasibility Study
he had completed for the Minnesota Department of Transportation in 2005.
The co -principal investigators for the Bergstein Shoddy Mill project exceed the Secretary
of the Interior's Professional Qualification Standards for history, architectural history,
and historical architecture. All work on the project was completed in accordance with
guidelines established in A Primer for Historic Properties Reuse Teams in Minnesota.
The results of our investigation are presented in the pages that follow.
THE PROJECT TEAM
John Lauber
Architectural Historian/Preservation Planner
John Lauber served as co -principal Investigator for the Bergstein Shoddy
Mill reuse study and his firm, John Lauber and Company LLC, served as
prime contractor. John exceeds the Secretary of the Interior's Professional
Qualification Standards for both History and Architectural History.
Robert Claybaugh, AIA
Historical Architect
Robert Claybaugh served as co -principal Investigator for the Bergstein
Shoddy Mill reuse study. Bob exceeds the Secretary of the Interior's
Professional Qualification Standards for Historic Architecture. Bob is a licensed
architect in the states of Minnesota, Wisconsin, and Missouri.
Daniel Hoisington
Historian and Interpretive Specialist
Dan Hoisington served as the interpretive specialist for the Bergstein
Shoddy Mill Reuse Study. Dan is principal of Hoisington Preservation
Consultants --a cultural resource management firm headquartered in Roseville,
Minnesota. He exceeds the Secretary of the Interior's Professional Qualification
Standards for History and Architectural History.
Jon Commers
Planner/Development Specialist
Jon Commers served as financial analyst for the Bergstein Shoddy Mill
Reuse Study. Jon is principal of Donjek, a public finance, project
management, and public policy consulting firm based in St. Paul.
Gene Dwyer
Structural Engineer
Gene Dwyer, PE, of LS Engineers in Le Sueur served as structural
consultant for the Shoddy Mill study. Gene has previously collaborated
with the co -principal investigators on historic structure reports and reuse
studies for a variety of historic properties throughout Minnesota.
Professional Project Management
Cost Estimators
Cost estimates for proposed work on the Shoddy Mill property were prepared by
Professional Project Management, a Twin Cities -based construction management firm.
Bergstein Shoddy Mill 2
Reuse Study
APPROACH
In its proposal, the project team outlined the following goals for the Bergstein Shoddy
Mill Reuse Study:
-Engaging and leading citizens of Stillwater through a systematic and inclusive study
process, gathering and providing the facts they will need to make an informed decision
about the future of this historically significant property.
- Evaluating the historical integrity, defining characteristics, current condition, and
adaptability of the buildings and site.
- Examining the realities of the local political, social, recreational, business and economic
environment and outlining a range of practical and achievable alternatives for
rehabilitating and utilizing the buildings and site.
- Understanding that preservation and reuse of any historic buildings is inherently an
exercise in sustainability, evaluate additional opportunities for integrating sustainable
practices into any reuse scenario for the buildings and site.
- Identifying potential tenants, concessionaires, developers, and other partners who may
contribute to a viable reuse of the building and site.
- Identifying life safety, building code and accessibility requirements that must be
addressed as part of a reuse plan.
- Describing alterations that may be required to accommodate new uses of the property.
- Identifying opportunities for interpreting the history and significance of the buildings.
- Outlining an orderly plan for completing rehabilitation work. Quantifying costs and
phasing of proposed work.
- Providing information about grants and other sources of revenue for reuse scenarios.
Specific steps in the study process included:
Pre Contract Site Visit
On 5 November 2014, John Lauber and Bob Claybaugh traveled to Stillwater to meet
with planner Abbi Wittman and tour and photograph he Shoddy Mill site and buildings.
Information gathered during this visit was used to assemble the project team and develop
a proposal specifically tailored to the requirements of the Bergstein project.
Background Research
The Bergstein Shoddy Mill has been the subject of an extensive series of studies
completed over the past 20 years. These include historic properties surveys,
determinations of National Register Eligibility, environmental impact statements,
relocation studies, and park/trail plans. The reuse study team began its work on the reuse
study project by reviewing these documents.
Site Visits
Much of the information for the reuse study was gathered through field inspections of the
buildings and site. The fieldwork phase of the project began on 29 December 2014,
when John Lauber and Bob Claybaugh participated in a project startup meeting with
Abbi Wittman to discuss the reuse study process, schedule, and expectations. Following
the meeting, the team leaders completed a preliminary inspection of the buildings,
completing baseline documentation. Team leaders returned to the site on 9 January 2015
Bergstein Shoddy Mill 3
Reuse Study
for an intensive evaluation of the physical integrity, salient features and existing
conditions of both structures, taking measurements, photographs and field notes. On 27
January 2015, the leaders returned to the site with structural engineer Gene Dwyer, to
complete supplemental documentation and participate in a structural analysis of both
buildings. On 2 February 2015, the team leaders and project historian Dan Hoisington
attended a meeting of the Stillwater Heritage Preservation Commission to discuss the
reuse study process and present preliminary findings from the field assessments.
Interviews and Public Meeting
Team members John Lauber, Bob Claybaugh, and Dan Hoisington were in Stillwater
from 24-26 March for intensive interviews with more than forty public officials, agency
representatives, local business and tourism leaders, members of the arts and non-profit
community, and other stakeholders.
Team members John Lauber, Bob Claybaugh, Dan Hoisington, and Jon Commers
returned to Stillwater on 30 March for additional interviews and a public meeting
attended by approximately two -dozen local citizens. In meeting, the team presented a
visual tour of the site and buildings, discussed the physical condition and adaptability of
the structures, summarized findings from the interviews, and solicited opinions from
attendees regarding opportunities, obstacles, and objections for potential reuse.
A shoddy "devil," used to shred fabric scraps for reuse.
Bergstein Shoddy Mill
Reuse Study
4
ISSUES ANALYSIS
Drawing on information gathered during three days of focused interviews and a public
meeting, the reuse team compiled a listing of issues that should be considered as the
community ponders the future of the Shoddy Mill property.
Historic Preservation Issues
The citizens of Stillwater have demonstrated their appreciation for history and historic
preservation for many years. The city brands itself as "The Birthplace of Minnesota."
The iconic Stillwater Lift Bridge, Commercial Historic District, Territorial Prison Site
and a host of other landmarks have helped make the city a destination for tourists, and
tourism plays an important role in the local economy. The community has an active
Heritage Preservation Commission, and is home to the Washington County Historical
Society.
Despite their long history, the Shoddy Mill and Warehouse are new to Stillwater. The
buildings were originally part of a larger complex located in nearby Oak Park Heights,
and were moved to their present location in 2012 as part of mitigation for the new St.
Croix River Bridge. The buildings were listed on the National Register of Historic Places
in their original location and, as part of a Memorandum of Agreement between the
Minnesota Department of Transportation, the Minnesota State Historic Preservation
Office and others, will retain their National Register status despite the move. An
amendment to the original nomination has been prepared and is ready for submittal to the
MnSHPO. The property's National Register status and subsequent mitigation efforts
have provided a great deal of historical information about the activities that took place in
the buildings. MnDOT, the city of Stillwater, the MnSHPO and others have invested
significant time and money to document and move the buildings, and have a stake in
ensuring their preservation.
The site selected for relocation of the Bergstein buildings is adjacent to the
archaeological ruins of the Hersey and Bean Lumber and Planing Mills, which closely
reflect the industrial history of Stillwater. By contrast, the Shoddy Mill and Warehouse
are most significant as an example of an industry practiced the St. Croix River Valley's
small population of Jewish immigrants.
Because the buildings were not originally part of Stillwater's built environment, and
because they reflect a little known aspect of the area's history, the mill and warehouse are
unfamiliar to most residents of the community. The buildings are physically nondescript,
and timeworn, and are therefore not visually obvious landmarks.
The buildings are extraordinarily simple in construction, which will make restoration
work relatively inexpensive. Interior spaces retain very little historic fabric, making them
virtually blank slate for adaptive reuse. Restoration will make buildings more visually
appealing.
Bergstein Shoddy Mill 5
Reuse Study
Design Issues
The Shoddy Mill and Warehouse are extremely simple buildings. The Warehouse is a
simple wood -frame building combining traditional timber framed structural elements
with conventional balloon framing. The Mill building is crudely constructed of local
stone, with a roof supported on salvaged iron rafters, reflecting the history of the site as
an early recycling center.
Despite a number of alterations to the exterior of the warehouse, including installation of
an overhead garage door, wide Masonite lap siding and alterations to a number of the
original window openings, a substantial amount of original exterior fabric remains in
place. Original materials include wood drop siding, the large sliding doors on the east
and west ends, some original window trim, cornice moldings and beadboard soffits.
Exposed timber framing and the windlass and hopper on the upper level are virtually the
only original features remaining on the interior of the Warehouse. The Mill building is
essentially a stone shell, with no original interior features. Both buildings were placed on
new foundations as part of the move in 2012. Utility connections were run to the site at
that time, and the lack of floor slabs and simple construction, especially of the warehouse
building, would make connections relatively easy.
Because of the buildings' simplicity and relative lack of character -defining original
interior features, no extraordinary measures or artisanal skills will be required to return
them to functional condition. The Warehouse is in need of some structural repair,
including replacement of a missing column near the west end and reinforcement of
temporary repairs to the lower portions of studs. Substantial reinforcement of the upper
level floor system in the Warehouse would be required to return that portion of the
building to active use.
At this point it seems unlikely that the either structure will used in the winter. However,
it would be easy to insulate the Warehouse building and install a radiant heating system
in a new concrete floor slab to prepare the structure for eventual year around use. The
large original sliding doors at each end could be opened in the summer to provide fresh
air and a visual connection to the riverfront.
Bergstein Shoddy Mill 6
Reuse Study
Site/Shoreline Issues
The Bergstein buildings were relocated to a city -owned property on the banks of the St.
Croix River, south of the downtown commercial district and the new St. Croix River
Bridge. The narrow parcel is adjacent to busy Highway 95 and the buildings are partially
concealed from the roadway by trees and other vegetation. Abandoned train tracks and a
gravel road flank the property on the west. There is very limited parking on the gravel
road, and additional parking along the shoulders of Highway 95.
The property lies within the boundaries of the St. Croix National Scenic Riverway, a unit
of the National Park Service. Visitors to the parcel look out over the River toward a
relatively undeveloped natural shoreline on the Wisconsin side. One interviewee
observed that the Shoddy Mill site offers "the best view of the Stillwater lift bridge in
town.
,,
The site's riverfront location, scenic vistas, and the courtyard -like space between the mill
and warehouse buildings would seem to make this an ideal location for outdoor activities.
The advent of bike/pedestrian trails and potential transient docking facilities for boaters
will provide ways for visitors to reach the site without using automobiles.
Because of its location within the Scenic Riverway and within a floodplain along a major
navigable river, the property is subject to a variety of regulatory authorities, including the
Park Service, the US Army Corps of Engineers, and the Minnesota DNR. Relocation of
the buildings required raising the elevation of the site to one foot above the 100-year
flood level, obtaining variances for setbacks from both the shoreline and bluffs on the
west side of the land, and installation of riprap to stabilize the river bank. Regulatory
agencies have strongly emphasized a need to minimize high -intensity uses for the site, to
protect the riverbank and to maintain the natural character of the area through careful
landscape design. Some concerns were expressed about plans to develop transient
docking facilities at the site.
Safety and Security Issues
The relocated Mill and Warehouse buildings occupy a relatively isolated sot between the
St. Croix Boat and Packet Company and the Sunnyside Marina. Although a chain link
fence has been installed around the property and the buildings have been secured with
plywood panels and padlocks, neighboring businesses report that they regularly see
intruders inside the fence and around the buildings. Despite efforts to secure the
buildings, they are susceptible to intrusion and vandalism. The Warehouse is a wood -
frame structure that is that could easily be damaged by fire. Although the staircase to the
upper level has been removed, it would still be possible for intruders to reach the upper
room by climbing on exposed bracing in the east wall. This presents a potential falling
hazard and exposes the city to liability.
Bergstein Shoddy Mill 7
Reuse Study
Recreation and Tourism Issues
There has been a flurry of bike/pedestrian trail development in and around Stillwater in
recent years, much of which has resulted from planning for the new St. Croix River
Bridge. The recently completed Brown's Creek Trail provides a new connection between
Stillwater and Minneapolis/St. Paul via the Gateway Trail. The iconic lift bridge will
soon be converted from a vehicle bridge into a bike/pedestrian crossing. A new six -mile
long Loop Trail will take cyclists and pedestrians through downtown Stillwater, along the
Riverfront directly past the Shoddy Mill site, and across the river into Wisconsin via the
lift bridge and the St. Croix River Crossing. Current redevelopment at the St. Croix
Boomsite, planned acquisition of the Aiple property north of town for incorporation into
the park system, and an anticipated increase in visits to city -owned Kolliner Park on the
Wisconsin side of the river following conversion of the historic lift bridge to a
bike/pedestrian trail all add to the critical mass of recreational opportunities in and
around Stillwater.
In anticipation of these new routes, the city has recently constructed public restrooms
along the downtown riverfront. A trailhead with parking and composting toilets will be
developed near the Sunnyside Marina to the south of the Shoddy Mill site. The
conceptual master plan for Bridgeview Park includes schematic design for developing
transient docking for watercraft at the Bergstein site.
Stillwater and the Shoddy Mill property lie within the boundaries of the St. Croix
National Scenic Riverway, administered by the National Park Service. For several years
NPS maintained an office in Stillwater, but it moved its operations to the Arcola Mill
historic site north of town a few years ago. From the point of view of the Park Service,
that arrangement has been unsatisfactory. Noting that Stillwater is essentially the
southern boundary of the Riverway, that the Park is relatively unknown, and that there is
not even a sign identifying the area as a National Park, NPS officials have expressed an
interest in establishing a dedicated contact station in or near Stillwater as a means of
introducing visitors to the resource. Officials have also stated that a visitor contact
station should be explicitly dedicated to park -related activities, and should not be
expected to double as a general-purpose travel information center for the city.
A number of interviewees pointed out that motorboat traffic is relatively heavy on the in
this part of the river, and that there is no convenient access for human -powered watercraft
such as kayaks, canoes, or paddleboats. There was a general consensus that recreational
activity at the Bergstein property should focus on bicycle traffic.
The St Croix Boat and Packet Company is located near the Shoddy Mill property on the
north, and operates a popular and successful program of excursions and charter tours.
This activity draws a significant crowd to the area, and will help to create awareness of
the Bergstein property as a destination. Noting that the new bike/pedestrian trail passes
through the Packet Company property, some individuals have expressed concern about
potential congestion as cyclists and pedestrians mix with excursion boat passengers.
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Traffic and Parking Issues
Parking at the Shoddy Mill site is extremely limited and in high demand. Motorists can
presently park along Highway 95, and a few spaces are available on the gravel frontage
road between the Bergstein buildings and the Packet Company. Many noted the lack of
parking for patrons of the Packet Company located just north of the Shoddy Mill site.
A majority of reuse study interviewees identified parking as a major local issue, and one
that must be considered in developing plans for the Shoddy Mill site. Although the city
has a large municipal ramp downtown, and is developing additional parking along the
riverfront in the commercial core, there seems to be a general consensus that many
visitors are unaware of these opportunities for parking.
Although many trail users will reach the Shoddy Mill site by bike or on foot, there is
likely to be a large contingent who will load their bicycles on bike racks and drive to the
site to begin the rides. The new parking lots downtown will serve some of these
individuals, and a trailhead/vehicle parking area for the Loop Trail is being developed as
part of the Bridgeview Park project. There is nearly uniform agreement that no
additional vehicle parking should be included in any development of the Shoddy Mill
site. The lack of parking could limit some potential uses, such as proposals that the
buildings be used as a visitor information center for out-of-town visitors, or as a contact
station for the National Park Service.
Plans for Bridgeview Park include the possibility that transient docking facilities for
boaters may eventually be developed at the Shoddy Mill site. This would bring an
additional group of visitors to Stillwater.
It is anticipated that completion of the new St. Croix River crossing will significantly
change traffic patterns through downtown Stillwater, eliminating a bottleneck from
vehicles waiting to cross the historic lift bridge, and diverting commuter traffic away
from downtown.
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Downtown Issues
For decades, many of the business in Stillwater's historic downtown commercial district
have relied heavily on tourism. Bars/restaurants, hotels, bookstores, galleries, and
boutiques, and other specialized retail outlets abound. There is presently some
uncertainty and concern about how the diversion of traffic away from the historic
commercial core resulting from completion of the St. Croix River Bridge may affect
downtown businesses. In an effort main the vitality of the business district in the face of
change, a coalition of local business owners recently formed the Downtown
Revitalization Committee.
In addition to the DRC, business -oriented organizations include the Stillwater
Convention and Visitors Bureau and the Greater Stillwater Chamber of Commerce. These
organizations are funded by membership fees, and in the case of the CVB, by a local tax
on lodging. These entities help with coop advertising, marketing, and some event
planning. They have attempted to maximize promotion dollars by minimizing
expenditures for physical facilities and staff and maximizing the use of social media.
One member of the DRC described the Shoddy Mill site as "an important piece of real-
estate." Representatives from the Chamber of Commerce, DRC, Convention and Visitors
Bureau, and other business and civic leaders all suggested that the buildings could
function in part as a gateway for visitors to Stillwater, providing information about local
hospitality and other businesses, parking, and events. There was a general consensus that
restrooms and a picnic area should be included as part of any redevelopment and that
vehicle parking should be limited. There was considerable enthusiasm for proposed
development of transient docking facilities at the Bergstein property.
Several interviews expressed the view that any commercial enterprise housed in the
Bergstein buildings (coffee kiosk, bike rental, or repair facility) should not compete with
existing local businesses.
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Compatibility Issues
The Shoddy Mill and Marehouse are, and are likely to remain, city -owned buildings,
which limits certain types of uses, including intensive commercial endeavors. There is a
general consensus that the properties should serve some sort of public good, enhance
tourism, create new recreational activities and programming opportunities, and provide
basic services to trail users.
The city of Stillwater already offers or is developing facilities and programs that could
directly or indirectly duplicate activities being discussed for the Bergstein property.
Teddy Bear Park serves as an inexpensive and well-appointed venue for birthdays,
wedding receptions, family reunions, and other gatherings. New restrooms and parking
areas being developed in the Lowell Park will provide amenities for trail users passing
through downtown. There has been some conversation about the city acquiring the
vacant Armory building for use as an events center.
A number of local organizations already offer activities and programs that could take
place elsewhere in town and that could be affected by duplication of effort at the Shoddy
Mill site. One example is the existing Farmers' Market that takes place near the
Washington County Courthouse.
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Programming Issues
A number of interviewees, including the National Park Service, the Minnesota
Department of Natural Resources, local arts and non-profit organizations and others
identified a wealth of programming opportunities for the site, and expressed an interest in
using the Shoddy Mill and Warehouse for activities. Specific programming ideas
included:
- Historical exhibits
-Arts and music events
- Environmental programs
- Pontoon boat tours
- Interpretive bike tours
- Urban agriculture center
- Children's museum
The Jewish Historical Society of the Upper Midwest has recently developed an exhibit on
the scrap industry that could help to interpret the site's history as a shoddy mill.
An active schedule of programming appealing to a broad cross section of interests would
help to define the Bergstein property as a destination for trail users and local residents.
Programming activities are more likely to be funded than pure bricks -and -mortar projects
and could help ensure the long-term viability of the property.
Partnership Issues
Although the city of Stillwater is likely to bear the initial expense of rehabilitating the
Bergstein buildings, it may be able to reduce the costs of long-term operations and
maintenance, provide programming and staff, and leverage other sources of grant funding
by forging strategic partnerships with outside organizations and agencies. A number of
agencies and non-profit organizations expressed an interest in establishing partnership
arrangements with the city to use the Shoddy Mill property. These include, but are not
limited to:
- The National Park Service (visitor contact center, staffing, programming)
- The Minnesota Department of Natural Resources (programming, exhibits)
-The Jewish Historical Society of the Upper Midwest (exhibits, programming)
- ArtReach St. Croix (programming)
- The Washington County Historical Society (exhibit development)
- Transition Stillwater (youth environmentalist organization)
Partnerships with private concessionaires to provide visitor amenities such as snacks or
equipment rentals could also help offset operating and maintenance costs, help with
staffing, scheduling and securing the site, and provide a modest revenue stream. The city
already employs a public -private partnership model to operate the municipal parking
ramp and the community recreation center.
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Financial Issues
As part of the planning for the new St. Croix River Bridge, the Minnesota Department of
Transportation was required to consider the project's potential to have adverse effects on
National Register -eligible properties in the construction zone, including the Bergstein
Shoddy Mill and Warehouse. To comply with this requirement, MnDOT forged a
Memorandum of Agreement with a host of state and local agencies, outlining steps that
would mitigate the new bridge's impact on the mill and warehouse.
Mitigation efforts included extensive documentation, planning studies, engineering work,
construction of new foundations above the flood plain, and moving the buildings from
their original location in Oak Park Heights to their present location. These efforts
required a significant investment of time and money.
The city of Stillwater provided a site for the new buildings, agreed to take ownership
from MnDOT once the move was accomplished, and accepted responsibility for their
preservation and reuse. The site has been integrated into the community's park system,
making it unlikely that the buildings will be transferred into private ownership. As public
buildings, the mill and warehouse have limited potential to generate sufficient revenue to
offset the costs of rehabilitation and ongoing operation. If the buildings are to be
rehabilitated, the city will probably have to fund the work.
Officials and residents generally seemed willing to support some public investment in the
property, but there was also agreement that the rehabilitation should be accomplished as
cost effectively as possible, and that an effort should be made to generate some sort of
revenue stream or barter arrangement that would reduce ongoing operating and
maintenance expenses.
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DISPOSITION ALTERNATIVES
The Bergstein Shoddy Mill and Warehouse buildings were moved from their original
location in Oak Park Heights to a new site provided by the City of Stillwater in 2012 in
order to facilitate construction of a new highway bridge across the St. Croix River. The
move was completed in accordance with a Memorandum of Agreement between the
Federal Highway Administration, the U.S. Army Corps of Engineers, the Advisory
Council on Historic Preservation, and both the Minnesota and Wisconsin State Historic
Preservation Offices.
In preparation for the move, an existing barge terminal building was demolished, the site
elevation was raised to a level one foot above the 100-year floodplain, the shoreline was
stabilized, new foundations were constructed for both structures, utility lines were
stubbed in to the perimeter of the warehouse building, temporary structural repairs were
made to the walls of the Warehouse, and a temporary roof was installed on the Mill
building. The buildings have been secured with plywood sheeting and a security fence
encloses the site. Both buildings have stood vacant since the move. Disposition
alternatives for the Mill and Warehouse may include:
Demolition
Under this scenario the Mill and Warehouse buildings and their new foundations would
be completely demolished and the site would be restored as a green space. The city would
incur the costs of demolition and site restoration. The dollars that were already invested
to move the buildings and construct the new foundations would essentially be wasted.
Demolition would clearly violate the intent and terms of the Memorandum of Agreement
that led to the move in 2012, and could require further negotiation/mitigation with SHPO
as well as potential involvement of the Advisory Council on Historic Preservation.
As one interviewee observed, the city has "a moral obligation, but not necessarily a legal
obligation" to use the buildings, Nonetheless, when the city took ownership of the Mill
and Warehouse, provided the site, negotiated variances for shoreline and bluff setbacks,
and integrated the site and structures into planning for Bridgeview Park, it made a
substantial commitment to restore and maintain the buildings. Demolition would
constitute a default on that commitment. Failure to creatively integrate the structures into
the park and trail system could be a lost opportunity.
The site is located on banks of the St. Croix River and is within the boundaries of the St.
Croix National Scenic Riverway, and some individuals might consider demolition as a
means of restoring the natural character of the shoreline.
Do Nothing
Under this scenario, the buildings and site would remain secured but unoccupied, with no
maintenance. Both the Mill and the Warehouse would continue to deteriorate due to
weather, pests, and ordinary wear and tear on building materials. With no tenants to
monitor the site, the buildings would be subject to intrusion and vandalism, which would
further diminish the physical integrity of the structures, present safety hazards, and
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expose the city to liability for injuries. Prolonged neglect or deferred maintenance would
result in the eventual loss of historic resources and forfeiture of considerable effort and
funding that has already been invested to foster preservation of the property.
This option would require virtually no funding beyond the costs of site maintenance
(mowing, snow removal), insurance, etc. The city could utilize the structures for
equipment storage or other low -end uses. Utilities would remain disconnected, and there
would be no costs for stabilization or new construction. The buildings would remain
available for eventual restoration or adaptive reuse, but the costs of completing the work
would increase due to continuing deterioration. The Mill and Warehouse would be
visually unappealing and are likely to be considered eyesores rather than historic
resources.
Stabilization/Mothballing
Under this scenario, the city would take temporary, simple, and inexpensive steps
designed to protect the buildings from the elements, pests and vandals. Stabilization
would help prevent or slow down the pace of deterioration, and would buy additional
time for planners to explore ways to reuse and integrate the structures into the park and
trail system.
The city could use the structures for equipment storage or other low -end uses. Utilities
would remain disconnected. With no tenants to monitor the site, the buildings would be
subject to intrusion and vandalism, which would present safety hazards and potentially
expose the city to liability for injuries. The buildings would remain available for
eventual restoration or adaptive reuse. The Mill and Warehouse would remain visually
unappealing and are likely to be considered eyesores rather than historic resources.
Exterior -Only Rehabilitation
Under this scenario, the exterior envelopes of both buildings would be restored to their
historic appearance. This would protect the buildings from further deterioration, and
would make them more visually appealing. However, it would be considerably more
expensive than stabilization and would not return the structures to active use.
Partial Rehabilitation
Under this scenario, the city would complete a partial restoration of both buildings, based
on projected uses. The Warehouse building seems to offer the most opportunities for
reuse, with ample space for restrooms, simple kitchen facilities and flexible programming
space on the main level. The upper level has structural and accessibility issues that
would make restoration unlikely. The building's lack of historic interior features, simple
wood frame construction, unfinished floor system, and proximity to utility connections
would make installation of electrical, plumbing, and mechanical systems relatively
simple and inexpensive.
The stone Mill building is extremely simple, and is resistant to rot and other damage that
typically afflicts wood frame buildings. It has been greatly altered, and despite clues to
the original configuration of door and window openings, there is no known
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documentation to serve as a guide for full restoration. The building's small scale and
existing garage door opening could make it a good location for bike rental/repair, a
coffee/snack bar, or other uses that would require minimal buildout.
Under this scenario, the Warehouse would be restored to its historic appearance on the
exterior and would be adapted on the interior to accommodate multiple uses. Roof
framing and sheathing would be repaired as needed and a wood shingle roof would be
installed to replicate the historic roof. Original siding would be repaired and repainted,
Original openings would be restored and replica doors and windows would be installed.
Interior work would be limited to the lower level. The missing support column near the
west end would be restored, electrical, mechanical and plumbing systems would be
installed, and a new floor slab with piping for a radiant heating system would be poured.
Walls and ceilings would be insulated. Accessible restrooms and a kitchen counter
would be built along the north wall. The lower level would be made accessible. An
opening would be left in the ceiling to expose the original windlass, and the opening
would be enclosed on the upper level to minimize heat loss.
Work on the Mill building would essentially confined to restoration of the exterior
envelope. A permanent roof would be installed, and stonework would be repointed using
mortar that matches the original composition. Electric service would be provided to the
building, and a new concrete floor slab would be poured.
There are two possible approaches to rehabilitation of the principal (north) facade.
- The existing garage door and service door openings could be left as they are, with a roll
up door installed in the garage opening and a period -appropriate replica door installed in
the service door opening. This would make it easy to use the building as a bike rental
facility or repair shop, would reduce overall cost of the rehabilitation, and would make it
possible to restore the exterior to its historic appearance at a future date.
- The north facade could be fully restored to its historic appearance based on architectural
evidence (brick arch lintels) and additional documentary research. A period -appropriate
door and replica windows would be installed in the recreated openings. This approach
would restore the historic integrity of the exterior, but would cost more than the first
option, and would make the building less useful for recreation -related activities, such as
bike rental, that require storage.
Full Rehabilitation
Under this scenario both the Mill and Warehouse would be fully rehabilitated on both the
interior and exterior.
The exterior of the Warehouse would be restored to its original appearance. Both the
upper and lower levels would be rehabilitated for multiple year -around uses. This would
require structural reinforcement of the upper level floor structure to support intensive use,
installation of a stairway to provide access, and accessibility improvements that could
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include an elevator. The building would be fully insulated and new mechanical systems,
including plumbing, electrical, and HVAC equipment would be installed to allow year
around use. The lower level would contain accessible restrooms and a catering kitchen.
The exterior of the Mill building would also be restored to its original configuration, with
original door and window openings reconstructed.
This approach would significantly increase the cost of the rehabilitation work with a
modest gain in utility and an uncertain return on the additional investment.
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USE ALTERNATIVES
The reuse team solicited information and ideas about potential uses of the Bergstein
Shoddy Mill and Warehouse through more than forty individual interviews and a public
meeting. Residents offered ideas ranging from storage for public works/park equipment
to full rehabilitation as a youth hostel.
There was nearly unanimous agreement that any reuse should take advantage of the
riverfront location and proximity to the proposed bike/pedestrian trail system; that any
use should focus on recreational/non-motorized activities, and that any commercial
activities should provide only basic amenities for trail users and not compete with
existing businesses.
The most common limitation that was identified during the interview process was the
lack of parking at the site, and there was a clearly expressed sentiment that parking
should remain limited under any reuse scenario.
Specific ideas for the property included:
- Storage for park or public works equipment.
- Restrooms, picnic facilities, and other amenities for users of the pending Loop Trail, the
St. Croix River, and Bridgeview Park.
- Gateway/Tourist Information Center for visitors to Stillwater.
- National Park Service Contact Station for the St. Croix National Scenic Riverway.
- Space for interpretation of the Bergstein family and the shoddy industry; the local
lumber milling industry embodied in the adjacent Hersey and Bean archaeological site;
and the natural and environmental resources of the St. Croix River.
- Rental space for weddings, family reunions, and other celebratory events.
-An urban agriculture/sustainability center.
- A venue for arts and music events.
- A youth center
- A hostel for trail users.
- A concessionaire operated coffee ship, bike rental, and repair facility for trail users
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CONCLUSIONS AND RECOMMENDATIONS
Summary of findings
- The Mill and Warehouse occupy a highly desirable site along a burgeoning trail system
and on the banks of the St. Croix River.
- The buildings are extraordinarily simple in construction and detailing, which suggests
that the costs of rehabilitation are likely to be relatively low.
- The city of Stillwater is likely to bear full responsibility for rehabilitation of the Shoddy
Mill and Warehouse Buildings. There is a strong interest in minimizing the costs of
rehabilitation and offsetting the costs of ongoing operations and maintenance.
- The site's National Register status and city ownership make the property eligible for a
variety of financial incentives that could significantly reduce the out-of-pocket costs of
rehabilitation.
- A number of public entities have demonstrated their interest in preservation of the
properties and have already invested substantial financial resources to document and
move the buildings. This track record of interest increases the likelihood that the city can
be successful in its quest for additional grant funding in the future.
- The properties are unlikely to generate sufficient revenue to fully offset the full costs of
rehabilitation and operations.
- There is near -universal agreement that the buildings should be used for a public purpose,
focused on non -motorized recreational activities.
- There is a plethora of agencies and non-profit organizations willing and eager to provide
programming at the site. Fundraising efforts tied to programming are more likely to be
successful than efforts to obtain funding for bricks -and mortar projects.
- There appears to be strong potential for a public/private partnership that could provide
basic services to trail users and other visitors. Services could include a beverage/snack
bar and bike or other recreational equipment rental/repair facilities. These activities
could enable a concessionaire to generate modest revenue in exchange for staffing and
day-to-day maintenance. The city has already employed this partnership model for
operation of the municipal parking ramp and the community recreation center.
Recommendations
The City of Stillwater should undertake a partial rehabilitation of the Bergstein Shoddy
Mill property, rehabilitating the exterior of the Mill building and the lower level of the
Warehouse for use as a multi -use interpretive/event/trail amenity center.
The main level of the Warehouse would provide basic services to trail users (restrooms,
possibly bike rentals, snacks or other services). The space would be designed for
maximum programming flexibility, and would make maximum use of the riverfront
location. A coalition of non -profits (Jewish Historical Society, Washington County
Historical Society, DNR, NPS would develop a variety of exhibits interpreting the history
of the Bergstein operation, the archaeological history of the site, and environmental
features of the site and Riverway.
The exterior of the Mill building would be rehabilitated to serve as a rental facility for
bikes or other recreational equipment. Current openings on the north side would remain
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intact with a new roll -up overhead door and a period appropriate service door installed to
provide access and accommodate rental equipment.
The site would be operated as a partnership between the city of Stillwater, other
government and non-profit entities, and a private concessionaire. The city would incur
the cost of the initial rehabilitation and ongoing major maintenance and repair.
The National Park Service would utilize a portion of the Warehouse as a visitor contact
station for the St. Croix National Scenic Riverway in exchange for seasonal programming
and oversight of the property. Additional programming would be provided by the
Minnesota Department of National Resources, local non -profits (environmental,
historical, arts, performance, sustainability).
Amenities and day-to-day maintenance would be provided through a low-cost or no -cost
lease agreement between the city and a private concessionaire. The concessionaire would
take care of day-to-day maintenance and security and would take the lead in scheduling
events.
Next steps
Using the Historic Property Reuse Study as a guide, the city should establish a steering
committee of potential partners to develop a detailed redevelopment/business plan for the
Shoddy Mill and Warehouse. The committee should include city staff and officials,
representatives of agencies and non-profit groups identified in this report and potential
concessionaires.
Each member of the steering committee should be prepared to describe specific types of
programming it is willing/able to offer, list facilities it would need in order to provide
programming, and both quantify and commit to its role in staffing, operating, and funding
ongoing redevelopment and use of the property.
Once the redevelopment/business plan is in place, the steering committee should meet
with architects to develop a detailed rehabilitation program for the buildings and site.
The rehabilitation plan should include well -developed design drawings, outline finishes
and equipment, and provide detailed cost projections.
Using the redevelopment/business plan and detailed rehabilitation plan as a basis,
partners should embark on an active fundraising effort, assembling the funding that will
be necessary to rehabilitate and reuse the Shoddy Mill and Warehouse.
Once the funding is in place, rehabilitation and reuse of the Bergstein Shoddy Mill and
Warehouses can begin.
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Bibliography
"Bergstein Property Relocation Mitigation Project: Proposed Site Assessment." The 106
Group Ltd., and SRF Consulting Group, prepared for the city of Stillwater, 2005.
"Bridgeview Park: Master Plan Update." SRF Consulting Group, prepared for the City
of Stillwater, 2015.
"Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings." State
Minnesota Department of Transportation Project 8214-114Q. Architectural
drawings of Shoddy Mill and Warehouse Buildings, new riverfront site, and
foundations (28 sheets). 2010.
"Hersey & Bean Planing Mill: Wall Stabilization Report." Collaborative Design Group,
prepared for the City of Stillwater, 2011.
Long, Barbara Beving. "Phase III Historical Documentation Study: The Moritz &
Bertha Bergstein House, Shoddy Mill & Waste Materials Yard. Prepared for the
Minnesota Department of Transportation, 1997.
Mathis, Gregory. "Moritz Bergstein Shoddy Mill and Warehouse (documentation of
move)." Amended National Register of Historic Places Registration Form, 2014.
"Moritz Bergstein Shoddy Mill and Warehouse: Minnesota Historic Property Record,
Property Inventory No. WA-OHC-001." Collaborative Design Group, prepared
for the Minnesota Department of Transportation, 2010.
"Relocation Feasibility Report: Bersgstein Shoddy Mill and Warehouse, 6041
Stagecoach Trail North. Oak Park Heights, Minnesota." Claybaugh Preservation
Architecture Inc, prepared for the Minnesota Department of Transportation. 2005.
Terrell, Michelle M. "Stillwater South Main Street Archaeological District." National
Register of Historic Places Registration Form, 2007.
Zellie, Carole S. "Moritz Bergstein Shoddy Mill and Warehouse." Draft National
Register of Historic Places Registration Form, 2008.
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HISTORY and INTERPRETATION
Stillwater, Minnesota, is a city filled with history. In 1837 the United States entered into a
treaty with several bands of Ojibwe and Dakota Indians. Under the terms, the Indians
ceded the northern third of present-day Wisconsin and more than three million acres of
land between the St. Croix and Mississippi rivers. Soon after, Joseph R. Brown, a
colorful Indian trader and promoter, opened a small warehouse at the head of Lake St.
Croix to supply his upriver fur trading operations.
A new mill opened just south of Brown's warehouse, and it soon became the preferred
location for new arrivals looking for work. John Allen and his family were the first to
settle in the new village of Stillwater. By 1846 the town had around ten families and
twenty single men.
After Wisconsin became a state in 1848, with its western boundary set at the St. Croix
River, it left residents of the triangular delta between the Mississippi and St. Croix rivers
uncertain about their government. A convention met in Stillwater in August 1848 and
elected Henry Hastings Sibley to take a petition to Congress to create a new territory, an
action that earned Stillwater its title as the birthplace of Minnesota. Sibley was successful,
and Minnesota became a territory on March 3, 1849. In 1851 Stillwater was awarded a
political plum when it was chosen as the site of the territorial prison.
The town was platted in 1848 with 600 residents "of whom nearly all of the men were
lumbermen," as one historian wrote. It was lumber that drove Stillwater's economy in the
nineteenth century taking advantage of the river that carried timber from the pine forests
to the north down to a log -holding boom just upriver from Stillwater. Steam mills sprang
up on the St. Croix in the 1850s, and wood -finishing industries followed. Products
included shingles, windows, doors, furniture and flooring.
Excellent transportation helped the city prosper. The river carried goods between
Stillwater and river ports to the south, and early stage roads connected the city to St. Paul
and Point Douglas. Railroads arrived in the early 1870s, expanding markets for timber
and manufactured goods.
By the late nineteenth century, Stillwater had entered a golden age that produced one of
the largest opera houses west of Chicago, the elegant mansions of the lumber barons, and
many brick commercial buildings on Main Street. The first electric street railway in
Minnesota began operation in Stillwater in June 1889.
By 1900 the lumber was giving out and the mills closed. The last lumber raft leaving
Lake St. Croix took place in 1914, the same year that the state prison moved to South
Stillwater. As the jobs left, Stillwater's population declined from a high of more than
13,000 in the 1880s to a low of around 7,000 in 1940.
As the lumber industry came to a close, the city adjusted to a new economy. A
community -based group built the Lowell Inn, a hotel that evoked colonial era architecture.
It was promoted as the attraction that would bolster Stillwater's stagnant economy. When
it opened in 1927, the Stillwater Daily Gazette optimistically predicted, "The scar left by
the closing of the sawmills and the extinction of logging has gradually healed, and
Stillwater has entered upon a new era, an era that promises to produce lasting resources
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which shall place Stillwater in the front ranks of Northwest cities."
Preservation in Stillwater
Those "lasting resources" were already in place — Stillwater's superb historic homes and
commercial buildings set within the scenic beauty of the St. Croix Valley. Local history
found a strong advocate in 1934, with the organization of the Washington County
Historical Society, a private, non-profit educational institution. In 1941, the Society
purchased the Warden's House Museum in Stillwater from the state. It is one of
Minnesota's oldest buildings as well as its second oldest continuously operating house
museum.
After World War II, when good roads and automobiles put residents in commuting range
of the Twin Cities, Stillwater began to reinvent itself as a tourist destination, highlighting
its outstanding historic buildings and natural landscape. In 1945 Tom Curtis, a local
businessman, purchased the old Joseph Wolf Brewery, to house a car dealership. Curtis,
though, had an idea that the caves could be turned into a tourist attraction. To liven it up,
he added indoor and outdoor trout ponds and then opened it to the public for a small fee.
Thousands of visitors went through the caves from the late 1950s until Curtis sold them
in 1971.
Amidst a growing national interest in historic preservation in the 1960s and 1970s,
Stillwater residents grew increasingly concerned about threatened local treasures. Three
challenges energized local preservation.
The first battle was over the future of the Washington County Courthouse. The The
oldest courthouse in Minnesota, it was designed in the Italianate style by Augustus
Knight of St. Paul. When it opened in 1870, the county was doing a booming business in
the lumber industry, and the imposing columned edifice reflected the county's wealth as it
overlooked the city from atop Zion's Hill. By 1962, though, the county had outgrown the
building, and serious consideration was given to razing the structure to make way for a
parking lot. A 1962 bond issue to construct a new courthouse failed at the polls, allowing
time for preservationists to make their case. In 1971, the building was placed in the
National Register of Historic Places.
In 1975 the county moved to a new government center one mile south of the original
courthouse and made plans for an adaptive re -use of the old building. It reopened in 1982
as a community facility providing office space for nonprofit groups, offering
interpretative historical exhibits and tours, and serving as a venue for private and public
gatherings. In 1997, the county designated the facility as a Washington County park.
Today, the courthouse is preserved as a historic landmark with tours and exhibits. It
provides a rental venue for private and public gatherings.
A second battle took place in the mid-1970s. Nelson School, located at 1018 South First
St., opened in September 1897. Called "a model structure of its kind" by the Stillwater
Gazette, the building was designed by the architectural firm of Orff and Joralemon of
Minneapolis. It was named after Socrates Nelson, the real estate speculator whose name
is included in the district. The public school system stopped using this as a school
building in the 1950s, although it continued to hold District 834 administrative offices
through 1977.
Bergstein Shoddy Mill 23
Reuse Study
When the district sought to sell the property, with demolition likely, a new preservation
organization, Rivertown Restoration stepped forward and filed a taxpayer suit against the
city. In December, 1978, District Court Judge Esther Tomljanovich, later a Minnesota
State Supreme Court Justice, ruled that the school was a "historical resource" and issued
a temporary injunction stopping the transfer of the property. It was later purchased by a
group of investors known as the Nelson School Partners in 1980. They renovated the
school into apar liiients, now converted to condominiums.
Finally, there was a decade -long debate about the future of the Lift Bridge. On July 1,
1931, 15,000 people lined the shores when Governor Floyd Olson dedicated the bridge.
At the time, most movable bridges were of the swing -span variety, pivoting on an axis to
allow water traffic to move back and forth. Instead, Stillwater would have a
counterweighted, cable -and -tower design — in other words, a lift bridge. Only six
vertical -lift highway bridges were built in Minnesota and Wisconsin prior to World War
II, and Stillwater's is one of only three that still survives. At the time of the bridge's
completion, the St. Croix River was only lightly used as a navigable waterway, as the
Minnesota Department of Highways noted in a 1938 letter stating: "For several years not
a single request for its opening was received." But after World War II, recreational river
use grew, as did highway traffic between Wisconsin and Minnesota.
With a new bridge under construction to the south of Stillwater, the old lift bridge, will be
saved as a pedestrian and bike trail. As a direct result of the government's evaluation of
the impact of the new bridge, local, county, and federal agencies studied the historical
resources within the area of impact. This led to the creation of the South Stillwater
Archaeological District, encompassing the site of the Hersey -Bean Sawmill. Seeking to
place the bridge within a larger context, more than 250 properties have been determined
to be contributing to the significance of the Stillwater Cultural Landscape District,
including dwellings, commercial and industrial buildings, public stairways, and an
archaeological site. Finally, the Bergstein Shoddy Mill and Warehouse, located in the
path of the new bridge, were deemed historically significant. Based on a Memorandum of
Agreement, the two buildings were moved to the present site.
Inspired by this public debate generated by these controversies, and armed with new tools
such as Certified Local Government laws, the city embraced preservation as a means to
improve the community's quality of life and as a way to attract tourism to the city. The
Heritage Preservation Commission (HPC) began a multiyear study of the city's resources.
In 1993 the HPC directed Robert Vogel, historian, to prepare a study that initiated a
comprehensive historic preservation planning process. Over the next decade, the
commission prepared surveys of local neighborhoods, documenting their resources and
making recommendations for further action. The HPC's outreach programs, including an
heirloom home program, with its own website, and video walking tours, gained national
recognition. Stillwater became the first commission in Minnesota to win a Commission
Excellence Award from National Alliance of Preservation Commissions (NAPC). It won
in the category of "Best Practices: Public Outreach."
In 1992 the Stillwater Commercial Historic District (containing 82 resources) was listed
in the National Register of Historic Places. Other local landmarks in the National
Register include:
Bergstein Shoddy Mill 24
Reuse Study
• Stillwater Lift Bridge over the St. Croix River
• Chicago, Milwaukee & St. Paul Depot and Freight House, 305 S. Water Street
• Roscoe Hersey House, 416 S. Fourth Street
• Austin Jenks House, 504 S. Fourth Street
• Ivory McKusick House, 504 N. Second Street
• St. Croix Lumber Mills/ Stillwater Manufacturing Company, 318 N. Main Street
• William Sauntry House, 626 N. Fourth Street
• William Sauntry Recreation Hall, 625 N. Fourth Street
• Territorial State Prison Warden's House, 602 N. Main Street
• Washington County Courthouse, 101 W. Pine Street
• Mortimer Webster House, 435 S. Broadway
The Stillwater Heritage Preservation Commission also locally designated some of these
properties. In addition, the city created a residential conservation district, empowering the
HPC to review changes within its boundaries.
Now, prominent landmarks such as the Washington County Courthouse, the Warden's
House, and Staples Mill provide historic tourism destinations. Old mansions received
new life as bed and breakfasts. Restaurants opened in the caves and the freight house,
shops in old utility buildings, and a hotel in the Lumberman's Exchange. In its third
century, Stillwater is a bustling community boasting a variety of industry and business.
Bergstein Shoddy Mill 25
Reuse Study
MnDOT Move Photos
Bergstein Shoddy Mill 1
Moving Photos
Bergstein Shoddy Mill 2
Moving Photos
Bergstein Shoddy Mill 3
Moving Photos
Bergstein Shoddy Mill
Moving Photos
Bergstein Shoddy Mill 5
Moving Photos
Bergstein Shoddy Mill 6
Moving Photos
Bergstein Shoddy Mill
Moving Photos
7
Bergstein Shoddy Mill
Moving Photos
8
Bergstein Shoddy Mill 9
Moving Photos
Bergstein Shoddy Mill 10
Moving Photos
Existing Conditions Photos
Historic view 1. The south side of the warehouse building as it appeared in the 1950s.
The original drop siding remains in place and appears to be unpainted.
Historic view 2. Close-up view of the southeast corner, showing 2/2 double hung sash,
which may be original.
Bergstein Shoddy Mill 1
Photos
Historic view 3. The west end of the building, with rail spur visible in the foreground-
1950s. The original wood -shingled roof has been replaced with metal, but the lack of al
ridge cap suggests that the current metal roof is newer.
Historic view 4. The east end of the warehouse.
Bergstein Shoddy Mill 2
Photos
Historic view 5. South side prior to move from the original location in 2009. The
overhead door was installed in 1983. The Masonite siding and canopy above the service
door may date from same time.
Ins
immic
Historic views 6-7. West (left) and east ends (right) of the warehouse in 2009. The
original drop siding remains exposed on the east end.
Bergstein Shoddy Mill
Photos
3
Historic view 8. The interior of the warehouse, 2009, looking east. A concrete slab has
replaced the original wood floor, and an office/restroom enclosure has been built in the
southeast corner. An original timber column in foreground has been cut off and replaced
with a makeshift truss in order create clear span for auto repair business. Walls and
ceiling are sheathed with gypsum wallboard.
Historic view 9. Looking southwest on the lower level of the warehouse, 2009. The
office is visible at left, and the overhead door is visible at center.
Bergstein Shoddy Mill 4
Photos
Historic view 10. The upper level of the warehouse, looking east, 2009. The framework
for the rope -powered wood elevator is visible at the center of the photo.
Historic view 11. Upper level, looking west. The north wall is sheathed with drywall.
Bergstein Shoddy Mill 5
Photos
Historic view 12. North side of the mill building in its original location, 2009. The
overhead and service doors are not original to the building.
Historic view 13. West side of the mill building in 2009.
Bergstein Shoddy Mill 6
Photos
Historic view 14. The south side of the mill building in 2009.
Historic view 15. The west side of the mill building, 2009. Note the window infill
(circled). The upper portion of the wall appears to have been reconstructed.
Bergstein Shoddy Mill
Photos
7
Historic view 16. Interior of the mill building, looking east. Planks have been sistered
to the original center beam to support the roof
Historic view 17. Interior of the mill building, looking west.
Bergstein Shoddy Mill 8
Photos
Aerial view 1. The mill and warehouse were moved to a new site along on the banks of
the St. Croix River, south of downtown Stillwater, in 2012.
Aerial view 2. The mill and warehouse in their new location.
Bergstein Shoddy Mill
Photos
9
Photo 1. South elevation of the warehouse building in its new location. The overhead
door and Masonite siding were added in 1983.
Photo 2. South and west elevations of the warehouse. The metal batten -seam roof with
snow catchers and a ridge cap appears to be newer than the roof shown in Historic view
3. The building was placed atop a new foundation as part of the 2012 move.
Bergstein Shoddy Mill
Photos
l0
Photo 3. West elevation.
Photo 4. North and west elevations. Exposed framing on the interior of the upper level
indicate that there were originally windows on the north elevation.
Bergstein Shoddy Mill 11
Photos
Photo 5. North elevation.
Photo 6. North and east elevations. The original drop siding remains exposed on the
east side.
Bergstein Shoddy Mill
Photos
12
Photos 7-8. Pests have chewed holes through siding on east end (left). Detail of the
eaves above the east end (right). Original skip sheathing, cornice molding and corner
boards are visible.
Photos 9-10. Details of the original drop siding on the east side. The tongue -and -groove
siding was applied over flush board sheathing.
Bergstein Shoddy Mill 13
Photos
Photo 11. Lower level of the warehouse, looking southeast. The building originally had
a wood floor. The new foundation walls were filled with sand as part of the move.
Photo 12. Lower level, looking northeast.
Bergstein Shoddy Mill
Photos
14
Photo 13. Lower level looking southwest.
Photo 14. An original timber post has been removed from the west end of the building,
and replaced with a makeshift truss to allow a clear span. Rotted studs were cut off and
reinforced with new material, and a treated lumber sill was installed to prepare the
building for the move
Bergstein Shoddy Mill
Photos
15
Photo 15. The original sliding doors remain in place on both the east and west ends of
the building.
Photos 16-17. The original sliding door hardware and tracks remain intact (left). A
faded label on the hardware identifies the maker as "Lawrence." Detail of the door
construction (right)
Bergstein Shoddy Mill 16
Photos
Photos 18-19. The upper level of the warehouse building, looking west (left). Pests have
chewed through the wall at the southwest corner (detail of circled area is at right).
Photo 20. North wall of the upper level. Framing for the original windows remains in
place, although sash have been removed and openings filled in.
Bergstein Shoddy Mill
Photos
17
Photo 21. Upper level, looking east. Framework for elevator windlass is visible at the
center of the photo.
Photos 22-23. Window opening near the southeast corner of the upper level (left).
Original double -hung sash have been removed, but original trim remains in place (right).
Bergstein Shoddy Mill 18
Photos
Photos 24-25. Two views of the elevator framework and windlass. The opening
between the floors has been covered (right).
Photo 26. The rope -powered windlass mechanism from above.
Bergstein Shoddy Mill 19
Photos
Photo 27. Detail of roof framing showing rafters, collar ties and lightweight struts.
Although the struts may add strength to the roof structure, they do not function as actual
trusses.
Photo 28. Slats and chicken wire between struts were used as a holding area for
shredded cloth.
Bergstein Shoddy Mill 20
Photos
Photo 29. Detail of ridge board and skip sheathing. The original wood shingles are
visible between sheathing boards.
Photo 30. North side of the mill building in its new location. Brick arches above the
wide opening indicate location and size of original openings. Color variations in the
mortar indicate that the walls have required repair many times in the past.
Bergstein Shoddy Mill
Photos
21
Photo 31. North and west sides of the mill building.
Photo 32. West and south sides of the mill building. A temporary membrane roof was
installed following the move.
Bergstein Shoddy Mill
Photos
22
4:- I 44.4•44.14,-4.40,t4r4v, 44$4,7 40#40•,.
Photo 33. South elevation of the mill building.
Photo 34. South and east sides of the mill building. The warehouse is visible in the
background.
Bergstein Shoddy Mill
Photos
23
Photo 35. East side of the mill building. This wall is badly cracked, and the upper
section appears to have been rebuilt. An original window opening with a brick arch has
been filled in. Mortar adjacent to the infill bears is inscribed with the date 1896 (circled
area is detailed below).
Photo 36. Detail of inscribed date on east wall of the mill.
Bergstein Shoddy Mill 24
Photos
Photo 37. Interior of the mill building, looking east. The center beam and roof sheathing
were replaced following the move. The iron angles may be original to the building. An
inscription in the window infill (circled) reads "CB 1880 Sept. 30." See detail below.
Photo 38. Close-up view of inscription in window infill on the east wall of the interior.
Bergstein Shoddy Mill 25
Photos
Photo 39. A charred lintel above the small window in the east end of the building
provides evidence of a fire.
Photo 40. Looking west inside the mill building. Remnants of timber joists set into the
walls (circled here and in Photo 42) suggest that there may have been a loft in the
building, or that the roofline was altered at some point.
Bergstein Shoddy Mill
Photos
26
Photo 41. Roof rafters are assembled from short sections of iron channel, riveted
together.
Photo 42. South wall of the interior. Pockets for timber joists are circled.
Bergstein Shoddy Mill
Photos
27
Existing Conditions
Code Analysis
Rehabilitation Recommendations
CLAYBAUGH PRESERVATION ARCHITECTURE
361 W. Government St. Taylors Falls, Minnesota 55084
Site Visit Report January 27, 2015
Bergstein Shoddy Mill Reuse Study
South Main Street, Stillwater, MN
Participants: Robert Claybaugh, CPAi
John Lauber, JLCo LLC
Gene Dwyer, LSE
Shoddy Mill
General:
o The building has been moved to a new site and set on new concrete foundation.
o The wood roof beam has been replaced.
o New plywood sheathing has been installed over the steel angle joist and a temporary
membrane roof installed.
o Some pointing of masonry was done to help stabilize the structure.
o There is no floor slab in the building.
Masonry:
o The exterior 18" rubble stone bearing walls are in tough shape. There are a lot of cracks
and open joints in the walls that will require extensive grouting and tuckpointing.
o The original mortar appears to be fairly bad with coarse aggregate of various types of
stone. There is a variety of later pointing and repairs in the mortar.
o Mortar samples should be taken and tested to determine an appropriate mortar mix.
o The recent mortar repairs were done with a tinted fine aggregate mortar that does not
match the original.
o There is evidence that the upper walls of the building and roof configuration have been
modified over the life of the building.
Openings:
o The east opening appears to be original with a segmented arch. The opening was infilled
in 1886 according to a date scratched in the mortar. There is evidence of an earlier fire on the
interior wood lintel.
o The west opening appears to be original with a segmented arch.
o The north openings are later modifications to provide a garage size door and an entry
door. There are remnants of segmented arches that would indicate possibly three original
openings of similar size as on the east and west walls. The auto repair owner told me in 2005
that they were two smaller openings before they cut in the garage door.
Roof:
o The steel angle joists appear to be repurposed truss members judging from the riveted
splices. These are probably not original to the building but to an earlier modification possibly
after the fire.
o The roof deck has been replaced with plywood and is covered by a loose laid roof
membrane without insulation. The deck overhangs the masonry by about 16 inches.
Warehouse:
• General:
1
o The building has been moved to a new site and set on new concrete foundations.
o Due to rot a new 6x6 wood sill beam was installed, rotted sections of original studs were
cut off, new temporary studs were sistered to the originals and extended to the sill in a
haphazard manner. The intent was to stabilize the structure.
o There is no floor slab in the building.
o There are no utilities connected to the building. The site relocation drawings indicate that
sewer and water service was extended to five of the warehouse.
Exterior Walls:
o The original wood drop siding has been covered with Masonite siding except on the east
wall. The drop siding appears to be in rough condition.
o The last use of the building was for auto repair and many of the modifications were for
that use.
• The large overhead door on the south wall.
• Removal of an interior wood support column.
• Addition of 2 layers of gypsum board on the north wall for fireproofing.
• Addition of gypsum board on the walls and ceiling of the ground floor.
• Addition of batt insulation in the ground floor walls.
o The second floor is entirely unfinished.
Openings:
o The large sliding wood doors on the east and west walls appear to be original. The sills
of these doors are about 8" above the sill beam. This would indicate the original wood floor
level of the building. The auto repair business installed a concrete floor on grade.
o The two double hung windows on the west wall are probably from the auto repair
remodeling. We saw evidence of larger window openings at these locations.
o The other window openings are the same size as on the second floor and have double
hung wood sash probably from the auto repair remodeling. The sash are either in poor
condition or missing.
o The south wall probably had a small window opening where the overhead door is now.
The entry door location may be original but the steel door is new.
o The second floor window openings appear to be original.
Roof:
o The existing roof is covered with metal panels over the original wood shingles. The
shingles are visible from the second floor though the spaced wood sheathing.
o The overhang soffits are in poor condition.
o There are no gutters or downspouts in the building.
Interior:
o There are no interior partitions on the first floor.
o The stair to the second floor is partially in place. It would not meet current code
o The second floor is open with no interior finishes.
o There is a 73" square opening in the floor with a 7' 10" diameter wood sheave mounted at
ceiling level. The sheave has a 2" manila rope that would have been used to raise and lower
items from the second floor. This is the most notable feature of the building.
Submitted by,
CLAYBAUGH PRESERVATION ARCHITECTURE INC
2
Robert J. Claybaugh AIA, President
File: SHM-site visit-012715
3
CLAYBAUGH PRESERVATION ARCHITECTURE
361 W. Government St. Taylors Falls, Minnesota 55084
May 6,2015
Existing Conditions
Bergstein Shoddy Mill Reuse Study
South Main Street, Stillwater, MN
Site
The two buildings are sited in the same relationship as on the original site.
The site is fairly level and was created with fill to be above the 100 year flood plain.
There are no other improvements on the site.
Shoddy Mill
• General:
o The building has been moved to a new site and set on new concrete foundation.
o The wood roof beam has been replaced.
o New plywood sheathing has been installed over the steel angle joist and a temporary
membrane roof installed.
o Some pointing of masonry was done to help stabilize the structure.
o There is no floor slab in the building. Only a sand base.
Masonry:
o The exterior 18" rubble stone bearing walls are in tough shape. There are a lot of cracks
and open joints in the walls that will require extensive grouting and tuckpointing.
o The original mortar appears to be fairly bad with coarse aggregate of various types of
stone. There is a variety of later pointing and repairs in the mortar.
o Mortar samples should be taken and tested to determine an appropriate mortar mix.
o The recent mortar repairs were done with a tinted fine aggregate mortar that does not
match the original.
o There is evidence that the upper walls of the building and roof configuration may have
been modified over the life of the building.
Openings:
o The east opening appears to be original with a segmented arch. The opening was infilled
in 1886 according to a date scratched in the mortar. There is evidence of an earlier fire on the
interior wood lintel.
o The west opening appears to be original with a segmented arch.
o The north openings are later modifications to provide a garage size door and an entry
door. There are remnants of segmented arches that would indicate possibly three original
openings of similar size as on the east and west walls. The auto repair owner told me in 2005
that they were two smaller openings before they cut in the garage door.
Roof:
o The steel angle joists appear to be repurposed truss members judging from the riveted
splices. These are probably not original to the building but to an earlier modification possibly
after the fire.
o The roof deck has been replaced with plywood and is covered by a loose laid roof
1
membrane without insulation. The deck overhangs the masonry by about 16 inches.
Warehouse
General:
o The building has been moved to a new site and set on new concrete foundations.
o Due to rot a new 6x6 wood sill beam was installed, rotted sections of original studs were
cut off; new temporary studs were sistered to the originals and extended to the sill in a
haphazard manner. The intent was to stabilize the structure.
o There is no floor slab in the building.
o There are no utilities connected to the building. The site relocation drawings indicate that
sewer and water service was extended to within five feet of the warehouse.
Exterior Walls:
o The original wood drop siding has been covered with Masonite siding except on the east
wall. The drop siding appears to be in rough condition.
o The last use of the building was for auto repair and many of the modifications were for
that use.
■ The large overhead door on the south wall.
■ Removal of an interior wood support column.
■ Addition of 2 layers of gypsum board on the north wall for fireproofing.
■ Addition of gypsum board on the walls and ceiling of the ground floor.
■ Addition of batt insulation in the ground floor walls.
o The second floor is entirely unfinished.
Roof and 2"d Floor Structure:
o Refer to LS Engineers, Inc. report dated May 5, 2015 for structural assessment of the
building.
Openings:
o The large sliding wood doors on the east and west walls appear to be original. The sills
of these doors are about 8" above the sill beam. This would indicate the original wood floor
level of the building. The auto repair business installed a concrete floor on grade.
o The two double hung windows on the west wall are probably from the auto repair
remodeling. We saw evidence of larger window openings at these locations.
o The other window openings are the same size as on the second floor and have double
hung wood sash probably from the auto repair remodeling. The sash are either in poor
condition or missing.
o The south wall probably had a small window opening where the overhead door is now.
The entry door location may be original but the steel door is new.
o The second floor window openings appear to be original.
Roof:
o The existing roof is covered with metal panels over the original wood shingles. The
shingles are visible from the second floor though the spaced wood sheathing.
o The overhang soffits are in poor condition.
o There are no gutters or downspouts in the building.
Interior:
o There are no interior partitions on the first floor.
o The stair to the second floor is partially in place. It would not meet current code
2
o The second floor is open with no interior finishes.
o There is a 73" square opening in the floor with a 7' 10" diameter wood sheave mounted at
ceiling level. The sheave has a 2" manila rope that would have been used to raise and lower
items from the second floor. This is the most notable feature of the building.
Submitted by,
CLAYBAUGH PRESERVATION ARCHITECTURE INC
Robert J. Claybaugh AIA, President
File: SHM-Existing-050615
3
CLAYBAUGH PRESERVATION ARCHITECTURE
361 W. Government St. Taylors Falls, Minnesota 55084
May 25, 2015
Shoddy Mill Reuse Study
Highway 95 North
Stillwater, Minnesota
Code Review
Historic Status: The buildings are currently listed on the National Register but are not listed on
the City of Stillwater local register.
Minnesota State Building Code: The 2007 Minnesota State Building Code amendments and
the 2006 International Building Code, and the 2015 Minnesota Accessibility Code were used for
the code review of this building.
Mill Building:
• Building gross floor area:
o 1st Floor: 578sf
o Total occupied: 578 sf
• Stories: 1 story
• Occupancy: Group M Mercantile
• Construction Type (Table 601):
o Type III B Masonry bearing wall & unprotected roof structure.
• Allowable Height and Building Area (Table 503) Type III B Construction:
o Height: 4 stories
o Area: 12,500/floor
• Floor Occupancy (Table 1004.1.1):
o 1st Floor: 30gsf/person= 20 persons
o Exits: one (table 1015.1)
Warehouse Building
• Building gross floor area:
o 1st Floor: 1,617sf
o 2"d Floor: 1,617sf
o Total occupied: 3,234sf
• Stories: 2 stories
• Occupancy:
o Group A2 Restaurant
o Group R2 Dorm/motel
o Group M Mercantile
• Construction Type (Table 601):
o Type VB-unprotected wood frame
• Allowable Height and Building Area (Table 503) Type V B Construction:
o Group A2:
Shoddy Mill 1
• Unprotected:
• Protected:
o Group R2:
• Unprotected:
• Protected:
o Group M:
• Unprotected:
• Protected:
1 story, 6.000sf/floor
2 stories, 11,500/floor (sprinklered)
2 stories, 7,000sf/floor
3 stories, 12,000sf/floor
1 story, 9,000sf
3 stories, 14,000sf/floor
• Floor Occupancy (Table 1004.1.1):
o A2: Tables and Chairs: 15 sf/person
o R2: 200 sf/person
o M: 30 sf/person
o E: Classroom: 20sf/person
• Floor Live Loads (Table 1607.1)
o Assembly/movable seating:
o Dining rooms
o Office:
o Office/class corridor above 1st floor:
o Residential:
o Hotel rooms & corridors to rooms:
o Classrooms:
• Building with one exit (Table 1019.2):
o A and E: 1 story, 49 occupants
o B and M: 2 stories, 30 occupants
o R2: 2 stories, 4 units, 50 foot travel
100psf
100psf
50psf
80psf
40psf
40psf
40psf
Automatic Sprinkler Systems (Section 903 and MN1306):
• Stillwater has adopted MN Chapter 1306 Special Fire Protection Systems:
• A2 Occupancy: Required through out
• R2 occupancy: Required throughout
• B and M Occupancy: 2,000 sf or more per floor and three or more stories.
• E Occupancy: 2,000 sf or more per floor and two or more stories.
Upper Floor Accessibility/Elevator (MN Chapter 1341):
• Generally not required if less than 30 occupants. An elevator would probably be desired for
any use of the 2n floor.
• Other requirements do apply to some occupancy classifications.
Claybaugh Preservation Architecture Inc
Robert J. Claybaugh AIA
File: SHM-Code-052515
Shoddy Mill 2
CLAYBAUGH PRESERVATION ARCHITECTURE
361 W. Government St. Taylors Falls, Minnesota 55084
May 25, 2015
Renovation/Adaptive Reuse Recommendations
Bergstein Shoddy Mill Reuse Study
South Main Street, Stillwater, MN
Site
Accessibility: Create accessible path from parking to entry of each building.
Outdoor Space: Develop space between the buildings and toward the river for outdoor events
such as farmer market, performances, etc.
Shoddy Mill
• General:
O This structure is probably best suited for seasonal use that would not require heating or
air-conditioning. There could be some electric radiant base board heat if necessary.
O Underground electric power should be connected to the structure with a panel with
circuits to handle lighting, convenience outlets and ceiling fans.
O Provide security and fire alarm system.
O A sprinkler system would not be required.
Masonry:
o Mortar samples should be taken and tested to determine an appropriate mortar mix.
o We would recommend that the stone walls be left exposed on the interior of the structure.
o All of the exterior and interior mortar joints should be repointed with the mortar mix
determined by testing.
Openings:
o Large East Window: Leave the masonry infill in place along with the date inscriptions
in the mortar.
o Small East Window: This is an odd and ill placed opening but appears to have been
there a long time. Consider leaving the opening and install an operable window for
ventilation.
o West Window: Install a new wood double hung sash in this opening.
o North Openings:
■ Alternative 1:
• The existing door openings are later modification and are to be removed.
• Using the remnants of the brick segmented arches as a guide,
reconstruction three opening on the north facade. They could all be door
openings or only the center opening could be a door with the flanking
openings as windows.
• This alternative would limit the functionality of the building for rentals
and visitor services.
• Alternative 2:
• Restore the small door opening.
1
• Retain the large opening and install a roll -up door to provide good access
for rental and visitor services.
Floor:
o Install a new 4" concrete slab over 2" rigid insulation on the existing sand base.
o Finish floor covering would be optional.
Roof:
o Remove the existing temporary roof covering.
o Install EPDM adhered roof membrane over cover board and 4" rigid insulation over
existing plywood deck.
o Install new painted wood fascia at roof edge.
Warehouse
• Utilities:
o Provide underground electrical service to the building.
o Connect building to existing water and sanitary sewer services that are stubbed on site.
o Provide gas service to the building.
Exterior Walls:
o Remove existing Masonite siding and gypsum board layers from the exterior to expose
the original wood drop siding.
o Infill the overhead door opening.
o Replace deteriorated drop siding to match the existing, prime and paint. The condition of
the siding underneath will not be apparent until the newer siding has been removed.
Replacement of 50% of the siding would be a good estimate at this time.
Roof and 2"d Floor Structure:
o Refer to LS Engineers, Inc. report dated May 5, 2015 for structural recommendations
including upgrading the 2"d floor structure to 40psf. This would only be done if the 2"d floor
is to be occupied.
o Replacement of the missing wood post would be part of the scope of work along with
replacing the other wood posts with full height posts.
Openings:
o Replace the existing 1st floor west facade windows with openings to match the 2nd floor
windows.
o Add a window opening on the 1st floor south facade in line with the 2"d floor window
above.
o Install new 2/2 thermal glazed wood double hung sash in all of the existing and new
window openings.
o Install a new wood door and frame in the south facade door opening.
o Restore the original wood sliding doors. These would not be the primary weather closure
for the openings.
o Install new wood and glass doors with sidelights in these openings.
1st Floor:
o Install a new 4" concrete slab over 2" rigid insulation on the existing sand base.
o Provide in slab hydronic heating system.
2
Roof:
o Remove existing wood and metal roof coverings.
o Replace deteriorated wood sheathing as required.
o Install new cedar shingle roof over cedar breather, plywood sheathing and 3" rigid
insulation on the existing wood sheathing.
o Install galvanized metal half round gutters and corrugated round downspouts on the north
and south roof eaves.
Interior:
o 1st Floor:
• Remove all existing wall and ceiling finishes and insulation.
• Insulate the exterior walls with full thick batt insulation.
• Insulate the 2nd floor joist space with 6" batt insulation.
• Install painted gypsum board with veneer plaster finish on all wall and ceiling
surfaces. Leave the existing wood bracing visible.
• Build out space as shown on proposed floor plans.
• Provide service access ladder to 2nd floor.
o 2nd Floor:
• The 2nd floor would remain unfinished except for closure walls around the wood
sheave and opening so it is visible from the 1st floor.
• Insulate the exterior walls with full thick batt insulation.
• If the 2nd floor were to be made usable, the following items would need to be part
of the scope of work:
• Reinforce 2nd floor structure.
• Construct one or two exit stairs depending on use.
• Construct an elevator to provide accessibility to the 2nd floor.
o HVAC:
• Provide in floor hydronic heating system in 1st floor slab.
• Provide forced air cooling and ventilating on the 1st floor with exposed round
spiral ductwork.
• No HVAC on the 2nd floor.
o Electrical:
• Provide general lighting and track lighting on the 1st floor ceiling.
• Provide general lighting in the restrooms and kitchen space.
• Provide exit and emergency lighting.
• Provide security and fire alarm system for the building.
o Fire Protection:
• Stillwater has adopted Minnesota Chapter 1306 Special Fire Protection Systems.
• An A2-Assembly occupancy would require a sprinkler system throughout.
• A B-Business or M-Mercantile occupancy would not require a sprinkler system.
Submitted by,
CLAYBAUGH PRESERVATION ARCHITECTURE INC
Robert J. Claybaugh AIA, President
File: SHM-Recommend-052515
3
Existing Conditions Drawings
+/- 80' to Asphalt Edge*
+/-' 49' to Western Bluff Toe*
Measured from Southwestern
Warehouse facade.
Approximate Distances:
+/- 11' to top of bluff*
+/- 45' to water's edge*
Measured from East corner
of Warehouse Building.
Approximate Distances:
+/- 14' to top of bluff*
+/- 65' to water's edge*
Measured from Northeast
Shoddy Mill facade
+/- 100' to Asphalt Edge*
+/-' 75' to Western Bluff Toe*
Measured from Southwestern
Shoddy Mill facade.
• fJ
oNee_.ao
a
u
0
i11wati
The Birthplace of Minnesota
Bergstein Warehouse
and Shoddy Mill
Parcel Boundaries
0N— Municipal Boundary
Water Pipes
O Water Valves
O Hydrants
80
160
320
Feet
General Site Location
6
0
28'-8"
28'-8"
LLiiLLLLLLL
7'10" diameter
wood sheave on
10" diameter shaft
2nd Floor Warehouse Plan
CO
NORTH
Original sliding door
Wd. post
Wd. beam above
Wd. post
LLLLLLLLLLLL
74" x 74" hatch above
r
Original siding door
1st Floor Warehouse Plan
1
1st Floor Area: 1,617 sf
2nd Floor Area: 1,617 sf
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
1/8" = 1'- 0"
March 2015
N
N
d. sheathing
Future floor level
Existing sand level
WAREHOUSE SECTION
1/8" = 1'- 0"
2" X 6" Wd. studs @ 24" O.C.
2" X 8" Wd. joists @ 24" O.C.
with 1 x10 wd. subfloor & 7/8"
x 5" t&g wd. floor
2" X 8" Wd. studs @ 24" O.C.
with 1x6 wd. sheathing & 3/4"
x 5 1/2" wd. drop siding
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
March 2015
15'-3" top stone to foundation
O.H. door opg.
Door opg.
New plywood roof deck with loose
membrane
Existing steel angle joists
18" stone wall
Infilled window
opening
Future floor level
Existing sand level
4—Infilled window
Window opg.
21'-0"
•
SHODDY MILL PLAN & SECTION
1/8" = 1'- 0"
Building footprint: 578 sf
Insider floor area: 441 sf
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
March 2015
Schematic Design Drawings
Ordinary High Water Mark 675'
Warehouse
FFE 695.5'
drop off lane
Highway 95
Accessible out door
event plaza
Mill
FFE 695.0'
One way drive
Bluff Line approximately 692'
Future Bike/PedestrianTrail
S1 )Site Plan
Scale: 1"=40ft
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
May 25, 2015
28'-8"
28'-8"
2 Second Floor Plan
Al Scale: 1/8" = 1'-0"
7'10" diameter
wood sheave on
10" diameter shaft
1
A2
C9
CO
Ceiling opening to
sheave
Kitchen r 1
Unisex
Flexible space
1,347 sf
Unisex
Mech.
Equip.
Storage &
attic ladder
1
First Floor Plan
Al
Scale: 1/8" = 1'-0"
NORTH
1st Floor Area: 1,617 sf
2nd Floor Area: 1,617 sf
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
May 25, 2015
Al
28'-8"
6)
2" X 6"
O.C.
Wd. rafters @ 24"
El
1 Warehouse Section
A2) Scale: 1/8" = 1'-0"
2" X 6" Wd. studs @ 24" O.C.
2" X 8" Wd. joists @ 24" O.C.
with 1 x10 wd. subfloor & 7/8"
x 5" t&g wd. floor
2" X 8" Wd. studs @ 24" O.C.
with 1x6 wd. sheathing & 3/4"
x 5 1/2" wd. drop siding
4" concrete slab over 2"
rigid insulation
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
May 25, 2015
A2
Restore window openings
3 Alternative 1 North Elevation
A3 % Scale: 1/8" = 1'-0"
Roll -up door in existing opening
Alternative 2 North Elevation
A3
Scale: 1/8" = 1'-0"
top stone to foundation
ir)
ifl
0
EPDM membrane over coverboard & 4"
rigid insulation
Existing steel angle joists
Infilled window
opening to rem
Building Section
Scale: 1/8" = 1'-0"
in
4" concrete slab over 2"
rigid insulation.
Infilled opening to remain
1
21'-0"
New window in
existing opening
NORTH
Building footprint: 578 sf
Insider floor area: 441 sf
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
361 West Government Street
Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
May 25, 2015
A3
Structural Analysis
Shoddy Mill and Warehouse Re -use Study
Stillwater, MN
Purpose
On January 27, 2015 I visited the Shoddy Mill and Warehouse in Stillwater, MN. The
purpose of my investigation was to assess the existing condition, identify apparent
distress or structural concerns, and gather sufficient infoiiiiation to comment on the upper
floor capacity of the Warehouse.
Background
• The Shoddy Mill and Warehouse were recently relocated from a previous location to
the current site.
• The Warehouse is a wood -framed structure roughly 28 feet (north -south) by 60 feet
(east -west).
• The Warehouse has an upper floor and a gabled roof with a center ridge running the
long direction.
• The Mill is a 27'-6" (east -west) by 21'-0" (north -south) stone -walled structure with a
mono -sloped roof (high end north).
• A new foundation was installed at the current site for both structures.
Observations and Recommendations
Warehouse
• There are two interior columns in the lower level, one in the center, and one at the
easterly quarterly point. There once was a column at the westerly quarter point, but it
was cut off at some point in time, and replaced with a steel rod suspension system. It
appears that an original rod failed, and was replaced with the current strapping
system. There is a significant sag in the beam suspended by steel rods. The column
at the westerly quarter point should be reinstalled on a new foundation, and the rod
system should be removed.
• When moved, rotten portions of wood studs were cut off the bottom and new partial
length studs were lapped with and nailed to the original solid stud material that
remained. The 2x6 lumber lapped with and fastened to the existing studs appears
somewhat random and not designed. I recommend that the studs be reinforced with
full height studs.
LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255
Shoddy Mill and Warehouse
Stillwater, MN
May 5,2015
Page 2
• The window openings in the upper level are not original, and the framing around
openings was not properly addressed when installed (see Photo 1). I recommend that
jamb studs and lintels be installed where required around the windows.
Photo 1
• There is rot on the roof framing and upper floor framing. In some locations roof rot
extends into wall top plate and wall studs and siding (see Photos 2 and 3). All rotten
materials should be replaced in kind.
LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255
Shoddy Mill and Warehouse
Stillwater, MN
May 5,2015
Page 3
Photo 2 — Roof and Wall Rot
Photo 3 — Rotten Roof Framing
LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255
Shoddy Mill and Warehouse
Stillwater, MN
May 5,2015
Page 4
Shoddy Mill
• The stone Mill was stabilized when relocated.
• Mortar generally appears to be sound and performing.
• The center roof beam was replaced, and it also appears to be sound and performing.
Floor Capacity of Warehouse
Once the columns and rotten framing are replaced as recommended, the floor will have a
live load capacity of about 20 pounds per square foot (psf). This capacity is satisfactory
for unoccupied attic space, but it is not suitable for occupancy. A 40 psf live load
capacity could be achieved by installing additional beams below the existing beams, and
by adding joists between existing joists at 4'-0" on center (every other joist space).
Limitations
The opinions stated in this report are based on limited visual observations of the structure
only and there is no claim, either stated or implied, that all conditions were observed. No
physical testing was performed and no calculations have been made to determine the
adequacy of the structural system or its compliance with accepted building code
requirements. This report does not warrant the original design of the building.
Certification
I hereby certify that this plan, specification, or report was prepared by me or under my
direct supervision and that I am a duly Licensed Professional Engineer under the laws of
the state of Minnesota.
Signature.
Date:
Eugene M. Dwyer, P.E.
May 5, 2015 License Number: 19951
LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255
Cost Estimates
Financial Analysis
DONJ E K
SZPublic Finance, Project Management, Policy
BERGSTEIN SHODDY MILL REUSE STUDY
Capital and Operating Funding Resources: Draft Text
May 27, 2015
Jon Commers, Principal
2288 University Avenue West
Saint Paul, MN 55114
ph) 651.645.4644
www.donjek.com
Reuse of the Bergstein Shoddy Mill will be made sustainable by a deliberate, long-term funding
strategy. Capital funding is required for rehabilitation of one or both of the structures, and for
modest repair and replacement of the buildings over time. Operating support, likely through a
combination of earned revenues, City funds and contributions from partnering organizations, will
allow for the mill to contribute to the economic and civic vitality of Stillwater.
Funding Rehabilitation
Assembling the resources required to elevate the mill buildings from their current state, into fully
functional structures for seasonal or year-round use, is likely to draw on multiple funding sources.
As the owner and lead partner of the mill buildings, the City of Stillwater is well positioned to
coordinate the raising of capital for rehabilitation. Prospective sources include the following.
• City Bonds: The City manages a bond portfolio to fund general government investments,
street improvements, redevelopment through tax increment financing, and other priorities.
The outstanding principal of bonds owed by the City has been declining over the last ten
years. The City is authorized to fund all or part of historic rehabilitation projects such as the
mill buildings, as a portion of their issuance and repayment of municipal bonds. An
advantage to this source is that the investment can be amortized over time.
• Park/Trail Dedication Fund: The City operates a fund that supports capital outlay for City
parks, using park/trail dedication fees paid by developers of parcels in Stillwater. At the end
of 2013, this account had grown to exceed $300,000, and may provide a source for historic
rehabilitation in the City's Bridge Park area.
• Philanthropy: Philanthropic partners including the St. Croix Valley Foundation and its
affiliate Stillwater Foundation, may assist the campaign to raise capital for rehabilitation,
through grant making and/or sponsorship of a capital raising initiative for the mill
structures. Foundation leaders expect growth in local philanthropy in the coming years.
• Minnesota Historical and Cultural Heritage Grants: Given the mill structures are listed on
the National Register of Historic Places, these grants funded through the Legacy program
could finance work on exterior building preservation, building accessibility, and interior
systems. While not eligible for remodeling or modernization of the structures, these grant
funds could comprise a portion of the project's capital structure.
• State Capital Project Grants -In -Aid: Local governments are eligible applicants for grants, on
a 1:1 matching basis, to finance historic preservation construction projects at publicly owned
sites.
• Private Lending: Rehabilitation may also be funded by construction debt, subsequently
consolidated into a long-term mortgage on the property.
• In -Kind Contributions: Materials, labor and expertise can be contributed by individuals,
organizations or businesses to the project, adding to the capital resource available for
rehabilitation. Building materials such as windows are examples of material often contributed
at cost or on a donated basis.
• Minnesota State Bonds: In addition to the grants-in-aid described above, the State funds
public assets deemed to have statewide significance, typically through capital investment
legislation approved every other year. The nature of the historic significance of the mill
buildings, and eligibility for designation on the National Register of Historic Places, may
strengthen a City proposal for state support.
Funding Operations and Maintenance
Ongoing operations and upkeep of the mill buildings, once reuse has commenced, is also a critical
consideration for their viability. A combination of earned revenue and partner support will need to
cover operating expenses and regular deposits to a replacement and reserve account.' Prospective
sources for these uses include:
• Earned Revenue: Revenues from concessions, bicycle storage and parking facilities, food
service or dock access can support the financial viability of the site and its offerings. Interest
by local businesses in operating these concessions can provide a valuable partnership
opportunity.
• Lodging Tax: The City established a lodging tax within the last ten years, to provide a
funding stream to support the attraction of tourism and convention business. In 2013, the
tax raised $170,000 for these purposes, a figure that has steadily increased since its initial
collection in 2008.
• Park Maintenance Fund: In addition to the park/trail dedication revenues noted above, the
City collects fees from investors in property to reflect the need for park assets nearby. In
2013 no deposits or expenditures are noted for this fund, but is balance of $144,000 could
provide for targeted investment in the mill site as a park asset of citywide interest.
###
1 An industry standard guideline of a deposit to a replacement and reserve account of 3.00% of total value, would
amount to $9,000-$15,000 per year. These funds are escrowed for repair needs to the exterior, interior, and roof
structures.
List of Interviewees
Examples of Similar Projects
PEOPLE INTERVIEWED
Intensive personal interviews with local officials, business leaders, civic leaders,
recreational and environmental advocates, members of the arts and non-profit
community, agency representatives, and ordinary citizens were a primary source of
information for the Bergstein Shoddy Mill Reuse Study. Team members conducted on -
site interviews with more than forty people during the course of the study.
Bobby, Amy, Brian Anderson
St Croix Boat & Packet
Craig Beemer
Oasis Cafe
Todd Clarkowski
MnDOT-St. Croix River Crossing Coordinator
Paul Creager
Teacher/Film and Music Festivals
Mark Desch
Downtown Revitalization Committee
Kate Dietrick
University Of Minnesota -Upper Midwest Jewish Archives
Chuck Dougherty
Discover Stillwater/Water Street Inn
Jenna Fletcher
Planning Commission
Diane Hedeen
DNR-William O'Brien State Park
Sherri Hopfe
Independent Business Association
Renee Hutter-Barnes
MnDOT Cultural Resources
Ted Kozlowski
Mayor
Brandon Lamb
Downtown Revitalization Committee
1
Bergstein Shoddy Mill
Reuse Study
Brian Larson
Heritage Preservation Commission
Tom Lynum
Discover Stillwater/B&B owner
Andy Mahn
Downtown Revitalization Committee
Tom McCarty
City Administrator
Doug Menikheim
City Council
Jonathan Moore
National Park Service
Tim Moore
Public Works/Parks
Randy Moses
Chilkoot Velo
Aimee Peltier
Independent Business Association
Brent Peterson
Washington County Historical Society
Ann Pung-Terwedo
DRC/Washington County Planning
Linda Radimecky
DNR-Brown's Creek, Gateway, and Luce Line Trails
Christie Rosckes
Discover Stillwater
Heather Rutledge
Art Reach
Cindy Shilts
Building Official
Bergstein Shoddy Mill
Reuse Study
Molly Shodeen
DNR Hydrology
Jackie Sluss
MnDOT Cultural Resources
Jennifer Sorenson
DNR Hydrology
Chris Stein
National Park Service
Jane Stevenson
St. Croix Valley Foundation
Todd Streeter
Greater Stillwater Chamber of Commerce
Roger Tomten
Downtown Revitalization Committee
Bill Turnblad
Economic Development Director
Louise Watson
Transition Stillwater
Elizabeth Welty
Heritage Preservation Commission
Abbi Wittman
Planner
Bergstein Shoddy Mill
Reuse Study
EXAMPLES of SIMILAR PROJECTS
The Depot Coffee House
Hopkins, MN
Located at the junction of several regional bike trails in Hopkins, the Depot Coffee House
is operated by a non-profit organization. The facility provides parking for automobiles,
and serves both bicyclists and pedestrians.
From the website:
The Depot is a renovated train depot in Hopkins, Minnesota that now serves as a coffee
house, youth community project, and trailhead for area bike trails. It was planned and
opened by area students and their allies in 1998 to create a chemically -free environment
for teens.
The Depot also serves as an important asset to the community by providing students all
over the west Metro an opportunity to create their own place to learn, relax, and have fun
while directing both a coffee shop and an entertainment venue.
http://www.thedepotcoffeehouse.com
Bergstein Shoddy Mill
Reuse Study
1
Freewheel Midtown Bike Center
Minneapolis, MN
Located along the Midtown Greenway in South Minneapolis, the Freewheel Midtown
Bike Center is a popular public -private partnership accessible only by bicycle.
From the website:
The Freewheel Midtown Bike Center has two large bicycle parking bays as well as bike
sales, parts, repairs and rentals. The bathrooms, chilled drinking water, and showers
serve casual and commuting bicyclists. Freewheel Bike does the nuts -and -bolts
operations and the Midtown Greenway Coalition focuses on community engagement.
With its office down the hall and overlooking the trails, the Coalition can better connect
with Greenway users and better engage the Phillips community with the Greenway.
http://midtowngreenway.org/about-the-greenway/bike-center/
�''`-mow Tom► • �-7 -`
I'' 6
imessi
Bergstein Shoddy Mill 2
Reuse Study
Urban Ag Center
(Prepared by interviewee)
Bergstein Warehouse and Shoddy Mill Reuse as
Urban Agricultural Center
Limitations:
Limited Parking for public and for loading/delivery trucks during event
Visibility, wayfinding
Opportunities:
Connections and visibility to green minded, buy local community using trails
(bike, ped...). Opportunity for locally supported, local producers to gain
synergy from a centralized downtown identity. Community access to choice
real estate for urban agriculture events .
Access to river through new public short term small craft dock,
controlled by parking meter type fee
Vision:
Event center for urban agricultural community
to promote/celebrate/share/educate community about what they do.
A visible city commitment to community driven initiatives surrounding
locally produced, environmentally more sustainable, agriculture.
Promotion of these choices to a wider audience.
A gathering place where ideas are shared about community agriculture much like
what historically happened at the town feed store/elevator or general store.
How'd it work:
PT coordinator/director, public calendar, sign up like you rent a park bldg.
Rent includes secure short term storage, publicity coordination to other
community calendars -Buy Local, Transition Stillwater, Chamber, Stillwater
Current, Local Harvest etc
Types of Events/ User Groups:
CSA (Communtiy Supported Agriculture) box distribution - different weekday
for each farm for the 20+/- summer weeks and some winter share weeks
Big River Fresh Earth Farms
Foods, Turnip Mhonpaj's Garden
Rock, Pahl's Fay Freedom Farm
Market Eener's La Finca Farm
Farm Farm Where Life is Good
Threshing Table Farm Treasured Haven Farm
Community Homestead
CSA farm sign-up event typically late winter,
CSA harvest party Aug/ Sept weekend for each farm separately or together
Community Garden Plot sign-up weekend day in March —
Community Garden member only pot -lucks, growing season weeknight
North Hill Community Garden,
South Hill Community Garden,
Meadowlark Organic Community Garden
New Shoddy Mill Community Garden
Gardening Classes
Stillwater Farm Store -seed potatoes, onion starts, cover crop seeds The
Backyard Grocer
River Market co-op
Small local growers satellite farmers market?
Blueberries of Stillwater
The Flower Farm
Renee's Flower Farm- Live Flowers
Local eggs, raised on site eggs
Local honey, harvested on site honey
Local wine/beer producers release party events, Lift
Bridge Brewery
Hop Growers Association
Maple Island Brewery
Northern Vineyards Winery
St. Croix Vineyards
Agricultural community winter coffees, seed/ideas exchange; like what maybe
historically happened at the elevator/feed store w/ local baked goods for sale
Chilicoot Cafe
L'etoile Du Nord
Cafe BreadArt
Bakery Great Harvest
Bakery
Local bedding plant sales by garden clubs - May; meeting place for club s
Perennial Garden Club of Stillwater -Trillium, Daylily, Columbine
Wild Ones Native Plants
Lilies of the Valley Garden Club
Ivy Garden Club
Pollinator Friendly Alliance,
Honey Bee Club of Stillwater
Highs school Greenhouse- Andy
Weaver 4H
Junior Master Gardeners (Stonebridge elementary)
Plant pest/disease diagnostic clinic
Washington County Master Gardeners
U of' MN horticultural/entomology departments
Ag issues -water quality, buffers: wildlife, pollinators, run-off
classes/demos Washington County Conservation District
MN Dept. of Ag
Pollinator Friendly Alliance
U of MN Center for Urban Ecology and Sustainability
4H meeting place (currently no 4H club in Stillwater; Mahtomedi and Baytown
Township have clubs) week night year round
Minnesota Extension
Valley cheese maker/dairy events, weekend Cass
Lake Creamery
Wedge and Wheel
Poultry events, informational meeting, sales of chicks and eggs
Backyard Chickens
Houle's Farm Store -- DNR ducks, grouse, pheasant fledglings
Local Wool/Alpaca producer Events?
Darn Knit Anyway
Bee events --Extracting demonstration, extracting and bottling space rental
(would need permanent equip. storage), Honey Sales, beekeeping classes?
Honey Bee Club of Stillwater (300 members in St. Croix River Valley)
Nature's Nectar
Bees Knees
Pollinate Minnesota
Maple Syrup tapping demo/cooking event
Warner Nature Center
Carpenter Nature Center
William O'brien state park
VHW/Lions etc. pancake breakfast tie-in fee event
Local Beef/ Pork/Chicken Producer grill out/roast fee event
Buffalo - Belwin Nature Center
Pasture Raised Beef- guy in Grant
Tie-in with local beer sales
Foraging, Nut gathering, Mushroom hunting class/demo fee event
MN Mycological society
45 degrees
River Market Co-op
MN Master Naturalists
Preserving, Cheese making, Pickling, Bread Making class /demo
Our Community Kitchen
Cooks of Crocus Hill fee event
Valley Outreach
Living Healthy in Washington County
stcroixriverfishing.com letsgofishingstillwater.com
Buy local catered farm style dinner location, fee event
Foodies on Foot
Fishing? Fish cleaning house? Fish fry fee event'? City/state parks
Distribution spot
Fare for All
Bountiful Baskets
Ag type permit applications for city -bee, chicken, city community garden plots,
Summer Tuesday Market vendors?, Farmers Market vendors?
Info packets; fielding requests, questions
Application processing
Program needs:
Loading dock for kegs, honey supers, CSA boxes ...
Commercial catering kitchen or better, coffee maker, dishwasher, walk-in fridge
Secured storage w/18 hr access for renting organization
Bathroom
Office for coordinator/director
Solar/Photovoltaic array?
Liquor license
Wifi, projection system, sound system inside for classes
Rolling indoor/outdoor service counters/bar
Indoor/outdoor rectangular tables, seating -- used for demos/dining/display,
Hard surface/porous pavers between bldgs for tables and barn
dance/powwow, Drive -up pick-up lane
Outdoor sound system or at least power
Grill
Potting bench/outdoor work station
Rain Barrel water collection if gutters on buildings
Community garden plots for Stillwater condo/apt
residents - shared tool storage for on site ag
Demonstration rain garden, raised bed, sq. ft. garden, cold frame etc.
Monarch/Pollinator way station
Bee hive(s) maintained by director or contracted out in solar electric
fenced apiary or hive on very accessible bear proof roof
Chicken tractor? Maintained by director or contracted out Mature Maple tree(s)
for tapping (sugar or silver preferred)
Bike racks
Contract Satellite(s) facilities for large events
Duplication to avoid:
Farmers Market at 3rd and Pine St
Small ag/gardening classes at River Market Loft (tiny space not accessible)
Cooking classes appropriate to other locations -Cooks of Crocus Hill
Here's Minnesota Grown's list of producers w/in 10 miles of 55082. Ifyou search w/in 25
miles you get 130 members. http://www.minnesotagrown.com/member-directory/Many smaller
local producers are not listed.
Axdahl's Garden Farm & Greenhouse
Blueberry Fields of Stillwater
Northern Vineyards Winery
Saint Croix Vineyards
Stillwater Farmers Market
Aamodt's Apple Farm, Inc.
Bergmann's Greenhouses & Farm Market
Costa Farm & Greenhouse
Ziertman's Pumpkin Farm
Stillwater Christmas Tree Farm
Krueger's Christmas Trees of Lake Elmo
Honey -Pine Apiary
Bayport Farmers Market
Schultz Farm Organics
Pine Tree Apple Orchard
Big River Farms
Century College - Horticulture
KDE Farms
Lake Elmo Sod Farms, LLC
Live Flowers, LLC
City of White Bear Lake Farmers Market
Afton Garlic Farm
Oakdale Farmers Market
10th Street Farm & Market LLC
Lutz Cuts
Bachman' s Floral, Home & Garden
Stillwater
Stillwater
Stillwater
Stillwater
Stillwater
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White Bear Lake
Lake Elmo Stillwater
Lake Elmo
Stillwater Bayport
Mahtomedi White
Bear Lake
Marine on St. Croix
White Bear Lake
Hugo
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White Bear Lake
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Afton
Hugo
Maplewood
Amended National Register Nomination
NPS Form 10-900
United States Department of the Interior
National Park Service
OMB No. 1024-0018
National Register of Historic Places Registration Form
This form is for use in nominating or requesting determinations for individual properties and districts. See instructions in National Register Bulletin, How to Complete
the National Register of Historic Places Registration Form. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For
functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions.
1. Name of Property
Historic name: Bergstein, Moritz, Shoddy Mill and Warehouse (documentation of move)
Other names/site number: NRIS #08000133
Name of related multiple listing:
N/A
(Enter "N/A" if property is not part of a multiple property listing)
2. Location
Street & number: 805 South Main Street
City or town: Stillwater
Not for publication:
State: MN County: Washington (code 163)
Vicinity:
3. State/Federal Agency Certification
As the designated authority under the National Historic Preservation Act, as amended,
I hereby certify that this nomination request for determination of eligibility meets the documentation
standards for registering properties in the National Register of Historic Places and meets the procedural and
professional requirements set forth in 36 CFR Part 60.
In my opinion, the property _ meets does not meet the National Register Criteria. I recommend that this
property be considered significant at the following level(s) of significance:
national statewide local
Applicable National Register Criteria:
A B C D
Signature of certifying official/Title
State or Federal agency/bureau or Tribal Government
Date
In my opinion, the property _ meets does not meet the National Register criteria.
Signature of commenting official
Title:
Date
State or Federal agency/bureau or Tribal
Government
Sections 1-6 page 1
NPS Form 10-900
OMB No. 1024-0018
4. National Park Certification
I, hereby, certify that this property is:
entered in the National Register
determined eligible for the National Register
determined not eligible for the National Register
_ removed from the National Register
other (explain:)
Signature of the Keeper Date of Action
5. Classification
Ownership of Property
(Check as many boxes as apply)
Private
Public - Local
Public - State
Public - Federal
Category of Property
(Check only one box)
Building(s)
District
Site
Structure
x
x
Number of Resources within Property
(Do not include previously listed resources in the count.)
Contributing Noncontributing
0 0
buildings
0 0 sites
0 0 structures
0 0 objects
0 0 Total
Number of contributing resources previously listed in the National Register 2
Sections 1-6 page 2
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 8 Page 1
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Narrative Description
(Describe the historic and current physical appearance and condition of the property. Describe contributing and
noncontributing resources if applicable. Begin with a summary paragraph that briefly describes the general characteristics
of the property, such as its location, type, style, method of construction, setting, size, and significant features. Indicate
whether the property has historic integrity.)
Purpose of Amendment
The Moritz Bergstein Shoddy Mill and Warehouse were added to the National Register of Historic Places (NRHP) in 2008
for their association with late nineteenth century Jewish immigration to Minnesota, the waste materials trade, and mattress
manufacturing. The property is representative of a small but important industry for some Germanic Jewish immigrants in
Minnesota in the late nineteenth and early twentieth centuries.
The purpose of this amendment to the registration form for the 2008 NRHP listing for the Moritz Bergstein Shoddy Mill and
Warehouse is to document 1) the move of the property to a new site in 2012 and 2) its continued eligibility for the NRHP in
its new location, pursuant to 36 CFR 60.14(b)(2).
Reasons for the Move
The Moritz Bergstein Shoddy Mill and Warehouse were moved to a new site approximately one mile north of their original
location in 2012 to allow for the construction of the St. Croix Crossing, a new bridge over the St. Croix River that will
connect the states of Minnesota and Wisconsin. The two buildings were moved pursuant to the Amended Section 106
Memorandum of Agreement Between the Federal Highway Administration, the U.S. Army Corps of Engineers, the Advisory
Council on Historic Preservation, and the Minnesota and Wisconsin State Historic Preservation Officers Regarding the St.
Croix River Crossing Project: Washington County, Minnesota and St. Croix County, Wisconsin, dated June 2005, and in a
manner consistent with the comments of the Advisory Council for Historic Preservation, in accordance with its procedures as
described in 36 CFR 800.
The Moritz Bergstein Shoddy Mill and Warehouse were located in the path of the approach for the new river crossing. The
absence of any prudent or feasible alternative alignments for the approach necessitated removal or relocation of the historic
property for the construction of the new bridge.
The St. Croix Crossing Project is receiving federal funding and requires federal permits; therefore, the project is required to
comply with Section 106 of the National Historic Preservation Act of 1966, as amended. As part of the efforts to consider
effects from the project on properties listed in or eligible for listing in the NRHP, it was determined that the project would
result in adverse effects to several properties that are eligible for listing in the NRHP, including the Moritz Bergstein Shoddy
Mill and Warehouse. Therefore, the Federal Highway Administration, U.S. Army Corps of Engineers, Advisory Council on
Historic Preservation, and the Minnesota and Wisconsin State Historic Preservation Offices (SHPOs) entered into the
aforementioned Memorandum of Agreement (MOA). The MOA includes a number of stipulations to minimize and/or
mitigate adverse effects to historic properties listed in or eligible for listing in the NRHP. Included in the stipulations were
requirements that the Moritz Bergstein Shoddy Mill and Warehouse be moved to a new site, and that "the new site and use
for the buildings must maintain, and not detract from the National Register character -defining features of the property and
will include an appropriate setting".' The MOA also stipulates that, upon moving the historic property to its new site, the
Minnesota Department of Transportation (MnDOT) would transfer ownership to the new owner with a legal restriction that
ensures the historic property will be maintained in accordance with the Secretary of the Interior's Standards.' The MOA
further stipulates that if the Minnesota SHPO determines that the property is still eligible for the NRHP once relocated to its
' Federal Highway Administration, Amended Section 106 Memorandum of Agreement Between the Federal Highway
Administration, the U.S. Army Corps of Engineers, the Advisory Council on Historic Preservation, and the Minnesota and
Wisconsin State Historic Preservation Officers Regarding the St. Croix River Crossing Project: Washington County,
Minnesota and St. Croix County, Wisconsin, 2005, 13.
2 Advisory Council on Historic Preservation, Amended Section 106 Memorandum of Agreement, 14.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 8
Page 2
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
new site, an NRHP nomination will be prepared and the property added to the NRHP.3 An NRHP nomination was prepared
and the property was listed in the NRHP before it was moved; therefore, this amendment is necessary to document the move
of the property to a new site in 2012 and the property's continued eligibility for the NRHP in its new location.
Procedures for the Move
All work was performed in accordance with the Secretary of the Interiors' Standards for Historic Buildings and the
procedures detailed below.4 5
Prior to the move, necessary temporary traffic detours and road closures were coordinated with MnDOT, Washington
County, and the Cities of Oak Park Heights, Bayport, and Stillwater; a traffic management plan was also submitted to the
project engineer. A temporary haul road was constructed between 626d Street North and State Highway 36, and the area
restored after the move. As needed, cable guard rails along the roadway were removed in preparation for the move, and
replaced thereafter. Any areas of road disturbed by the move were filled with six feet of Class 5 aggregate.6 In addition, no
historic sites were disturbed during the move.
In preparation for the move, all existing utility lines on the property were located and disconnected back to the main lines. In
addition, utilities along the move route were temporarily removed or relocated. The site was prepared with heavy duty silt
fence to protect water quality during construction. Trees and vegetation were removed as needed to facilitate movement of
the shoddy mill and warehouse buildings. The existing concrete slabs were removed, the perimeter of each building was
excavated, and the existing foundation stone below grade (from one to six inches) was salvaged. These stones were then
numbered, cataloged, and stored for exact reconstruction at the new site. The building excavation footprints were then filled,
graded, and compacted to match the condition of the rest of the site.8
The south and east walls of the shoddy mill had areas of loose and deteriorated mortar. These areas were repaired prior to the
building being moved.9
3 Advisory Council on Historic Preservation, Amended Section 106 Memorandum of Agreement, 18.
4 Minnesota Department of Transportation, Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings, June
2012, Sheet No. 2.
5 Thomas Krier, MnDOT, e-mail message to Renee Barns, MnDOT, December 16, 2014.
6 Minnesota Department of Transportation, Construction Plan, Sheet No. 22-23.
Minnesota Department of Transportation, Construction Plan, Sheet No. 6.
8 Minnesota Department of Transportation, Construction Plan, Sheet No. 22-24.
9 Minnesota Department of Transportation, Construction Plan, Sheet No. 26.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 8 Page 3
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Setting and General Environment of the New Site
The previous site of the Moritz Bergstein Shoddy Mill and Warehouse was a 0.74 acre parcel located at 6046 Stagecoach
Trail North.10 The parcel was oriented on a west/east axis; the warehouse faced west and the mill faced north. Historically,
the Chicago, St. Paul, Minneapolis & Omaha Railway (CStPM&O) was located directly west of the Moritz Bergstein Shoddy
Mill and Warehouse.11
The new site of the Moritz Bergstein Shoddy Mill and Warehouse is located approximately one mile north of its original
location, east of Trunk Highway (TH) 95 and situated along the western shore of the St. Croix River on a 3.08-acre parce1.12
The new site is relatively flat and is lightly wooded with deciduous trees; some trees and vegetation were removed in
preparation for placement of the shoddy mill and warehouse on the site. A dirt and gravel access road sited along the former
CStPM&O railroad corridor runs on a southeast/northwest alignment through the west edge of the parcel.
The new boundary is oriented on a slightly southwest/northeast axis, and covers an area of 0.60 acres. The shoddy mill is
centered along the warehouse's southeast elevation, and the facade of the shoddy mill faces northwest toward the facade of
the warehouse. The shoddy mill and warehouse are located 37 feet apart; in their previous location, they were located 39 feet
4 inches from each other.13 According to Sanborn Fire Insurance Maps, this physical arrangement is in keeping with the
original siting of the shoddy mill. In addition, similar to the former site, an aggregate fill is located between the buildings at
the current site, while the rest of the area is natural turf.14
A galvanized metal chain link fence surrounds the two buildings in an area that is 105 feet by 80 feet. An access gate is
located on the northwest fence line.15
Effect on Property's Historic Integrity
Pursuant to the MOA, MnDOT identified a new site approximately one mile north of the original location of the Moritz
Bergstein Shoddy Mill and Warehouse that would not detract from the character -defining features of the property, including
the original stone construction and workmanship, and its semi -industrial setting overlooking the St. Croix River. Similar to
the previous site, the new site is located within the city limits of Stillwater in a semi -industrial setting that overlooks the St.
Croix River. Therefore, the Moritz Bergstein Shoddy Mill and Warehouse retain integrity of location and setting.
All procedures related to the move of the Moritz Bergstein Shoddy Mill and Warehouse were performed in accordance with
the Secretary of the Interiors' Standards for Historic Buildings.16 This included reconstruction of the original building
foundations and minor repairs to the walls of the shoddy mill. Therefore, the Moritz Bergstein Shoddy Mill and Warehouse
retain integrity of design, materials, and workmanship.
The new site previously was occupied by several mills and plants; today, it contains vestiges of that industrial heritage,
complementing the Moritz Bergstein Shoddy Mill and Warehouse's significant association with industry. Historically, the
CStPM&O line was located immediately west of the original Moritz Bergstein Shoddy Mill and Warehouse site. In the new
location of the shoddy and warehouse, the former railroad corridor of the CStPM&O is similarly proximal to the site.
Therefore, the shoddy mill and warehouse retain integrity of feeling and association.17 Overall, the new site of the Moritz
Bergstein Shoddy Mill and Warehouse does not detract from the character -defining features of the property, and the property
1° Washington County, Minnesota, Washington County Property Viewer, accessed December 5, 2014,
http://maps.co.washington.mn.us/PropertyViewer/.
11 Sanborn Map Company, Insurance Map of Stillwater, Minnesota, April 1924, Sheet 26.
12 Washington County, Washington County Property Viewer.
13 Minnesota Department of Transportation, Construction Plan, Sheet No. 6.
14 Minnesota Department of Transportation, Construction Plan, Sheet No. 6, Sheet No. 23.
15 Minnesota Department of Transportation, Construction Plan, Sheet No. 6.
16 Minnesota Department of Transportation, Construction Plan, Sheet No. 2.
17 The 106 Group Ltd., Bergstein Property Relocation Mitigation Project, Proposed Site Assessment. (Prepared for the City
of Stillwater, January 2005), 7-10.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 8 Page 4
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
retains sufficient integrity to continue to convey its historic associations with late nineteenth century Jewish immigration to
Minnesota, the waste materials trade, and mattress manufacturing.
How the Property Meets the Special Requirements for Criteria Consideration B
The Moritz Bergstein Shoddy Mill and Warehouse were built by Moritz and Bertha Bergstein in the 1890s, who immigrated
to Stillwater from Hungary and Bohemia in 1879 and 1883, respectively. The buildings were used for collection, sorting, and
selling of waste materials, as well as the manufacturing of mattresses. The shoddy mill and warehouse, after their move,
remain the sole surviving property most importantly associated with late nineteenth century Jewish immigration to the
Stillwater area of Minnesota, and to an immigrant family's adaptation to American economic life, as well as and the waste
materials trade and mattress manufacture.18
The Effects on Archaeological and Other Historic Resources
The new location of the Moritz Bergstein Shoddy Mill and Warehouse lies adjacent to the NRHP-listed Stillwater South
Main Street Archaeological District and the previously identified Hersey & Bean Sawmill archaeological site (21WA91).
During the move, the archaeological district and sawmill site were avoided and no disturbance occurred. In addition, a buffer
was placed around the district and the site; in this buffer area, no earth -disturbing activities deeper than 24 inches were
allowed.19 In addition, the new boundary of the Moritz Bergstein Shoddy Mill and Warehouse is proposed, as described in
Section 10, so as to allow a 25-foot buffer between the new site, the Stillwater South Main Street Archaeological District, and
the Hersey & Bean Sawmill archaeological site. This 25-foot buffer is sufficient to ensure that the shoddy mill and warehouse
will not adversely affect the archaeological district or the sawmill site.20
The new site of the Moritz Bergstein Shoddy Mill and Warehouse lies within the NRHP-eligible Stillwater Cultural
Landscape District (SCLD). The SCLD is comprised of natural and built features that tell the story of Stillwater's settlement
history, including residential, commercial, and industrial buildings, as well as bluffs, ravines, and the banks of the St. Croix
River.21 As determined in this nomination, the Moritz Bergstein Shoddy Mill and Warehouse is the sole surviving property
most importantly associated with late nineteenth century Jewish immigration to the Stillwater area of Minnesota, and to an
immigrant family's adaptation to American economic life, as well as and the waste materials trade and mattress
manufacturing. In their new location, the shoddy mill and warehouse retain sufficient integrity to continue to convey those
historic associations.22 In turn, the compatibility of the property with its new site means that placement of the shoddy mill and
warehouse within the SCLD will not adversely affect any of the contributing resources within the district; rather, the areas of
significance of the shoddy mill and warehouse complement the industrial resources of the SCLD.
18 Zellie, Bergstein, Moritz, Shoddy Mill and Warehouse, 2008, 8-4.
19 Minnesota Department of Transportation, Construction Plan, Sheet No. 3.
20 Renee Hutter Barnes, Historian, MnDOT, phone conversation to author, December 11, 2014.
21 Landscape Research LLC, The Stillwater Cultural Landscape District, Stillwater, Minnesota. (Prepared for the Minnesota
Department of Transportation Office of Environmental Stewardship, 2011), 3.
22 Carole S. Zellie, National Register of Historic Places Registration Form Bergstein, Moritz, Shoddy Mill and Warehouse,
Washington County, Minnesota, National Register #08000133, 2008, 8-4.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 9 Page 1
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Bibliography (Cite the books, articles, and other sources used in preparing this form.)
The 106 Group Ltd. Proposed Site Assessment for the Bergstein Property Relocation Mitigation Project. Prepared for the
City of Stillwater, Stillwater, Minnesota, 2005.
Federal Highway Administration. Amended Section 106 Memorandum of Agreement Between the Federal Highway
Administration, the U.S. Army Corps of Engineers, the Advisory Council on Historic Preservation, and the
Minnesota and Wisconsin State Historic Preservation Officers Regarding the St. Croix River Crossing Project:
Washington County, Minnesota and St. Croix County, Wisconsin, 2005.
Landscape Research LLC. The Stillwater Cultural Landscape District, Stillwater, Minnesota. Prepared for the Minnesota
Department of Transportation Office of Environmental Stewardship, St. Paul, Minnesota, 2011.
Minnesota Department of Transportation 2012 Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings,
2012. On file at the Minnesota Department of Transportation, St. Paul, Minnesota.
Sanborn Map Company. Insurance Map of Stillwater, Minnesota. Sanborn Map Company, New York, New York, 1924.
Washington County, Minnesota. Washington County Property Viewer. Accessed December 5, 2014.
http://maps.co.washington.mn.us/PropertyViewer/.
Zellie, Carole S. National Register of Historic Places Registration Form Bergstein, Moritz, Shoddy Mill and Warehouse,
Washington County, Minnesota, National Register #08000133, 2008.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 10 Page
1
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Geographical Data
Acreage of Property
0.60
Use either the UTM system or latitude/longitude coordinates
Latitude/Longitude Coordinates
Datum if other than WGS84: n/a
(enter coordinates to 6 decimal places)
1. Latitude: 45.051246
2. Latitude: 45.051017
3. Latitude: 45.051362
4. Latitude: 45.051600
Or
UTM References
Datum (indicated on USGS map):
NAD 1927 or
1. Zone: 15N
2. Zone:
3. Zone:
4. Zone:
NAD 1983
Easting:
Easting:
Easting:
Easting:
Longitude:
Longitude:
Longitude:
Longitude:
-92.800828
-92.801373
-92.801647
-92.801177
Northing:
Northing:
Northing:
Northing:
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number 10 Page
2
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Verbal Boundary Description (describe the boundaries of the property)
The new boundary for the relocated Moritz Bergstein Shoddy Mill and Warehouse is oriented on a slightly
southwest/northeast axis. The boundaries for the site begin at a point 53 feet northwest of the northwest corner of the
warehouse. The boundary extends parallel to the northwest elevation of the warehouse in a northeasterly direction, 15 feet
from the warehouse, for 150 feet, to the St. Croix River riverbank; thence in a southeasterly direction, following the
riverbank; for 158 feet parallel to the northeast elevations of the warehouse and shoddy mill; thence in a southwesterly
direction, paralleling the southern wall of the shoddy mill, 48 feet from the mill, for 150 feet, thence in a northwesterly
direction for 84 feet; and thence in a northeasterly direction for 84 feet back to the point of the beginning. The total area of
the new site is 0.60 acres.
Boundary Justification (explain why the boundaries were selected)
The above described boundaries for the Moritz Bergstein Shoddy Mill and Warehouse were selected to replicate the original
site boundary as closely as possible.
The original site of the Moritz Bergstein Shoddy Mill and Warehouse was a pentagonal -shaped parcel that covered four 50-
foot wide lots (Lots 3-6, Block 2 of Elfelt's Addition to Oak Park), totaling 0.74 acres. The northern, eastern, and southern
boundaries of the property followed cardinal directions. The western edge of the property was slightly angled, forming a
point to the west. The point was formed by the alignment of Stagecoach Trail, which extended in a northwesterly direction in
front of the parcel, and the right-of-way for the CStPM&O railroad, which ran in a northeasterly direction in front of the
parcel. The property was 200 feet wide (north -to -south) and approximately 150 feet deep (east -to -west) along its northern and
southern boundaries. Within this parcel, the shoddy mill and warehouse were located on the northern two lots (Lots 3 and 4).
The warehouse was located on Lot 3, 15 feet due south of the northern boundary of the property and the southern wall of the
mill (located on Lot 4) was aligned along the lot line between Lots 4 and 5. The buildings were located 37 feet from each
other.
The boundaries for the new site have been slightly skewed to the southwest to be parallel with the placement of the buildings,
which were unable to be placed facing cardinal directions. The new boundary is five -sided and covers an area of 0.60 acres.
The western edge of the property is slightly angled and forms a point to the west, emulating the point that was formed on the
original property by the Stagecoach Trail and CMStPM&O railroad. The new boundary is 150 feet wide along its northwest -
to -northeast and southwest -to -southeast boundaries. The new boundary is 15 feet northwest of the warehouse; the warehouse
and shoddy mill are located 37 feet from each other.
In consultation with MnDOT, a 25-foot buffer was established around the Stillwater South Main Street Archaeological
District and the previously identified Hersey & Bean Sawmill archaeological site (21 WA91) to avoid adversely affecting the
district and site by placement of the Moritz Bergstein Shoddy Mill and Warehouse.23 Therefore, the new boundary is 50 feet
narrower (northwest -to -southeast) than the previous boundary. The overall area of the new site is thereby reduced from 0.74
acres to 0.60 acres.
23 Renee Hutter Barnes, Historian, MnDOT, phone conversation to author, December 11, 2014.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos Page
1
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photograph Log
Name of Property:
City or Vicinity:
County:
State:
Name of Photographer:
Date of Photographs:
Location of Original Digital Files:
Moritz Bergstein Shoddy Mill and Warehouse
Stillwater
Washington
MN
Gregory Mathis
April 2014
370 Selby Avenue, Suite 206, St. Paul, MN 55102
Photo #1 (MN Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0001)
North elevation and west facade, facade and west elevation; camera facing southeast.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 2
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #2 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0002)
North elevation and west facade; camera facing southeast.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 3
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #3 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0003)
West facade and south elevation, west elevation and south elevation; camera facing northeast.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 4
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #4 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0004)
North elevation; camera facing south.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 5
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #5 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0005)
East facade; camera facing southwest.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 6
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #6 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0006)
South elevations; camera facing north.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 7
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #7 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0007)
West facade, south elevation, and setting; camera facing northeast.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 8
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #8 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0008)
West facade, north elevation, and setting; camera facing south.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 9
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #9 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0009)
South and east elevations; camera facing west.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 10
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #10 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0010)
East elevation and facade; camera facing southwest.
NPS Form 10-900-a (Rev. 8/2002) OMB No. 1024-0018
United States Department of the Interior
National Park Service
National Register of Historic Places
Continuation Sheet
Section number Photos
Page 11
Moritz Bergstein Shoddy Mill and Warehouse
Name of Property
Washington County, MN
County and State
Name of multiple listing (if applicable)
Photo #11 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0011)
Facade and west elevation; camera facing southeast.
,
rst.
I
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Trailer Park
Bergstein Shoddy Mill and Warehouse
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NetionalGtogiaphieSociet0-00b"e"d,-
Source: 106 Group
Moritz Bergstein Shoddy Mill
and Warehouse
Washington County, Minnesota
0 475 Meters
11 1:24,000
0 1,100 Feet
0
te• 1O6GROUF
Map Produced by 106 Group 2/5/2015
E Site Location
Moritz Bergstein Shoddy Mill
and Warehouse
Washington County, Minnesota
QNew Site Boundary/Moritz Bergstein
Shoddy Mill and Warehouse
® South Main Archaeological District
Stillwater Cultural Landscape District
Hersey and Bean Sawmill Site
0 40 Meters
1111
0 125 Feet
1:2,400
fi/41O6GROUP
Source: 106 Group
Map Produced by 106 Group 2/5/2015