4.a Shmitt Variance Meeting Date: 1/5/2010
Agenda Item: /),,," /7/
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Planning Commission/City Council
Agenda Report
City of Scandia
14727 209th St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: Hold a public hearing on the application of Wayne Schmitt for
variances to allow for an addition and remodeling for an office use in
the existing structure at 21084 Olinda Trail North.
Deadline/ Timeline: 60-day review period (extended) expires March 1, 2010.
Background: The planner will present the attached report and recommendations at
the meeting on January 5, 2010.
Recommendation: The planner has recommended approval of the variances with findings
and conditions which have been incorporated into a draft resolution
for use by the Planning Commission and City Council.
Attachments/ • Draft Resolution 01-05-10-02 Approving Certificate of
Materials provided: Compliance and Variance Request
• TKDA Memorandum dated December 29, 2009
• Application Materials
• Plan Sheets Al, A2 & A3 dated December 8, 2009
• Memo re: Facade Renovation dated December 21, 2009 from
Susan Rodsjo, Planning Commissioner and Chair, Design
Guidelines Committee
Contact(s): Wayne Schmitt, 433-3536
Prepared by: Anne Hurlburt, Administrator
(Schmitt Variance)
Page 1 of 1
1 2/29/09
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 01-05=10-02
APPROVING CERTIFICATE OF COMPLIANCE
AND VARIANCES FOR 2108 4,0 LINDA TRAIL
WHEREAS, Wayne Schmitt has made application for\a!\tirtificate of compliance for
office use, and for variances from lot size, frontage, sign setback, ltitti‘setback, and
landscaping requirements, for renovation of* existing building- . aniconstruction of an addition
to that building, located at 21084 Olinda Traif'Citybf Scandia;
WHEREAS, tbe'prope4,,' legally described as follows:
The North Twenty-eight of Lot T in Block One(1) of Scandia, according
to the survey and p 9A llher46tfile'andkrf record in the office of the Register of Deeds
of Was ington County, Minnesota, subject to an easement for access reserved to the
owner of the SouthTwenty-two (22) feet of said Lot Two (2), to run with the land, over
the South Ten (1 feet of the7-„Est-Seventy
-five(75) feet of the tract hereby conveyed,
ittybject to an easement for
,a sewer drain presently existing over the northeast corner
of t hereby conveyed, said easement being reserved to the owner of Lot Eighteen
(18) of' ‘sivty Auditor's Plat No. 6, as surveyed and platted, to run with the land; and
WHEREAS the Commission reviewed the request at a duly noticed Public
Hearing on January 5, 2010. and has recommended approval; and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should
and hereby does approve the certificate of compliance for office use, and variances to allow lot
size of.08 acre, frontage of 22 feet, sign setback of 2 feet from the right of way, lighting setback
of 2 feet from the front lot line and side lot line, and no ground cover planting strip, to allow
ow
renovation of the existing building and construction of an addition of 14 square feet for office
use, based on the following findings:
Resolution No. 01-05-10-02
Page 2 of 3
1. A hardship exists because the requested use, office, is allowed with a certificate of
compliance in the Retail Business District, and the property cannot be put to this
reasonable use without the variances. The lot is too small to allow for signage, lighting,
and landscaping that conform to all Ordinance requirements.
2. The variances requested are the minimum needed to alleviate the hardship.
3. The size and dimensions of the lot and existing structure were not created by the property
owner.
4. The proposed building and use are consistent with/the essential character of the
surrounding village center.
5. The request is in harmony with the Comprehensive Planlsgoals and policies for the
village center.
FURTHER BE IT RESOLVED, that the followingconditions of approval shall be met:
'141N4
1. The addition shall be built in substantial compliance with thefibor plans titled General
Layout, dated October 7, 2009. The facade improvements, lighting, fencing, landscaping
and signage shall be in substantial conformatte441-Ieets Al, A2, and A3 dated
December 8, 200994;:,‘, . ,p.,
2. The approved d&of the property is office\. bIo change in use or improvements to the
building shall be made tha
wouldincrease"ter and sewer demand over an average use
of 100 gallons per
3. Onke$rinI'2n1-ro!xcAe ,.2%2squarefaiir size, is allowed. The applicant shall submit a
final design fa,,tti!Op anZo?taida sign permit. The final design must be in substantial
conformance witti,$heets and A3 dated December 8, 2009.
4. A4arking lot shall n Tbe constructed on the subject property. An easement shall be
rercaoilirktensuring that parking spaces for use by the office located at 21084 Olinda
Trail will
provided at the Schmitt Mall parking lot. The easement shall be prepared by
the City Attorney, at applicant's expense.
5. Outdoor lighting Shall be turned off within one hour of business closing, except for
dated
drity lighting. Lighting shall be in substantial compliance with Sheets A2 and A3
te
December 8, 2009. The luminaire shall be cut off at an angle of 90 degrees or less,
and the lighting shall conform to all other lighting requirements of the Development
Code.
6. Solid waste and recycling containers shall be kept in the fenced area between the building
and the adjacent mall.
Resolution No.0 I-05-I 0-02
Page 3 of 3
7. Two narrow coniferous shrubs shall be installed in front of the fence located between the
building and the adjacent mall. The rear of the lot shall remain vegetated.
8. The applicant shall hook up to the wastewater system at his own expense. The applicant
shall install a meter that is a type approved by the City, and shall pay all applicable sewer
user charges.
9. The building design and material specifications must substantially conform to the
memorandum reviewing the project per the Scandia Design Guidelines, and Sheets A2
and A3 dated December 8, 2009, except that window, panel and door molding material
shall be wood, Hardie Board, or other similar, durable material.
10. All fees shall be paid.
Adopted by the Scandia City Council this 5th day of January, 2010.
I)ennis D. Seefeldt, Mayor
ATTEST:
\
Administrator/Clerk ‘1'
1
TKDA444 Cedar Street,Suite 1500
Saint Paul,MN 55101
ENGINEERING•ARCHITECTURE•PLANNING
(651)292-4400
The right time.The right people.The right eceapargi
(651)292-0083 Fax
www.tkda.corn
MEMORANDUM
To: City Council and Reference: Schmitt Variance Request
Planning Commission
Copies To: Anne Hurlburt, City Administrator
Wayne Schmitt
Proj. No.: 14305.005
From: Sherri Buss, Berry Farrington Routing:
Date: December 29, 2009
SUBJECT: Schmitt Variance Request
MEETING DATE: January 5, 2010
LOCATION: 21084 Olinda Trail
Scandia, Minnesota
APPLICANT: Wayne Schmitt
ZONING: Retail Business District
60-DAY PERIOD: March 1, 2010
ITEMS REVIEWED: Application and sketch plans, aerial photo, Sheets Al, A2, and A3 dated
December 8, 2009, Floor plans (General Layout) dated October 7, 2009, Memorandum from Susan Rodsjo to
Planning Commission and City Council regarding facade renovation, Memorandum from City Staff to City
Council regarding Uptown sewer system.
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant requests lot size, frontage, sign setback, lighting setback, and landscaping variances to allow
renovation of an existing building and construction of an addition at the rear of the building. The subject
property is .08 acres located at 21084 Olinda Trail, in Scandia's village center. The property is located in the
Retail Business District.
The applicant proposes to use the building for office space. The existing building is approximately 22 feet by
32 feet (704 square feet) and the addition is approximately 18 feet by 8 feet (144 square feet). The applicant
has also applied for a Certificate of Compliance, the required permit in the Retail Business District for office
use in an existing building.
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
Schmitt Variance Request Page 2 December 29, 2009
Scandia, Minnesota
BACKGROUND:
The subject property is an existing, nonconforming lot, as it does not meet the minimum dimensional
standards of the zoning ordinance. Chapter 1, Section 12.4 of the Scandia Development Code addresses
nonconforming lots. In the case of a nonconforming lot, variances from dimensional standards may be
requested so that the property may be used for the legal use for which the property is zoned.
Chapter 1, Section 6.4 of the Scandia Development Code describes the criteria for granting variances. It
states that variances are permitted when they are in harmony with the general purpose and intent of the
Development Code, in cases where there are particular hardships, and when consistent with the
Comprehensive Plan.
"Hardship" as used in connection with variances, means that the property cannot be put to a reasonable use if
used under the conditions allowed by the Official Controls; that the plight of the landowner is due to
circumstances unique to the property, not created by the landowner; and that the variance would not alter the
essential character of the locality.
OVERVIEW OF FINDINGS AND RECOMMENDATION:
The planner finds that an office use is a reasonable use for the subject property. Office use is allowed in the
zoning district with a certificate of compliance. The lot is too small to conform to all Ordinance
requirements; variances from these requirements are requested. Without the variances, the property could not
be put to the reasonable, office use and therefore a hardship exists. The variances requested are the minimum
needed to alleviate the hardship. The planner recommends that the requested variances and the certificate of
compliance be granted, with the conditions listed at the end of this report.
DETAILED EVALUATION OF THE REQUEST:
Comprehensive Plan
The Comprehensive Plan provides land use and economic development goals and policies for the village
center. These include: reinforce the village center as the social and economic focal point of the community;
encourage commercial, office, [and other uses] that complement existing uses and patterns; provide for easy
pedestrian movement; create an enhanced and economically healthy village center; and encourage small
businesses and entrepreneurs in and around the village center.
Lot Size and Frontage
The Retail Business District's minimum lot size is 2.5 acres. The existing lot is .08 acres. A variance is
requested to allow for the existing lot size of.08 acres.
The minimum lot frontage on a public road is 160 feet in the Retail Business District. The existing lot is
approximately 22 feet wide at Olinda Trail. A variance is requested to allow for the existing frontage of 22
feet.
Structure Setbacks
The request is to expand and alter a nonconforming structure. The existing structure does not conform to
minor arterial setback and side yard setback requirements.
Schmitt Variance Request Page 3 December 29, 2009
Scandia, Minnesota
The Retail Business District setback requirements, the proposed setbacks of the building addition, and the
existing setbacks are summarized below:
Setback Development Code Proposed Existing Structure
Addition
Front yard/ 150 feet from centerline, or 75 feet from N/A (the addition 2 feet from the right of
Minor Arterial the right of way is at the rear of way
(Olinda Trail) the building)
Side yard 20 feet 3 feet 0 feet
Rear yard 50 feet 102 feet 110 feet
The Scandia Development Code, Chapter 1 Section 12.3 addresses nonconforming structures. A
nonconforming structure may be expanded without a variance as long as the expansion itself does not violate
any other provision of the development code, other than those that made the structure nonconforming in the
first place. The proposed addition does not increase the encroachment into the side yard and right of way
structure setbacks, or create a new violation of the structure setback requirements. No setback variances are
needed in order to build the addition to the rear of the existing structure as proposed.
Sign age
Chapter 2, Section 9.13 of the Development Code addresses signs. One business sign attached to the building
is allowed. The total square footage of the sign may not exceed one square foot for each lineal foot of
building front—therefore the sign may not exceed 22 square feet in size. The sign appears to be
approximately 20 square feet. The sign is proposed to be constructed of wood, painted and lit externally. The
proposed plan for the facade (Sheets A2 and A3) includes a design for a sign attached to the building that
meets the requirements of the City's ordinance and design standards. The applicant must submit a final
design for the sign and obtain a sign permit. The final design must be in substantial conformance with the
design shown in Sheets A2 and A3.
A setback of at least 10 feet from the property line is required for any sign over 6 square feet. A variance
from the sign setback requirement is proposed, because the front of the existing building is 2 feet from the
front property line. The Ordinance states that in no case shall any part of a sign be closer than 2 feet to a
vertical line drawn at the property line. The request confolins to this standard.
Parking
Chapter 2, Section 9.10 of the Development Code regulates parking. For an office use, the Zoning Ordinance
requires one parking space per 200 square feet of gross floor area. Four parking spaces are required for the
building of 848 square feet. There is currently no onsite parking on the property. There is an existing access
easement on the adjacent property to the north, which provides access to the rear of the subject property. The
applicant has proposed parking to the rear of the building.
There is not adequate space on the property to build a parking lot that conforms to the Ordinance's
dimensional standards for parking areas, such as access drive width, parking stall dimensions, and setbacks.
It is physically impossible to build a conforming parking lot on the subject property. In addition, pedestrian
safety at the proposed access point on Olinda Trail would be of concern because of sight limitations. The
Schmitt Variance Request Page 4 December 29, 2009
Scandia, Minnesota
narrow width of the driveway coupled with the proximity of the existing structures to the street would make
it difficult for drivers to see approaching pedestrians.
The planner recommends that the City not approve the on-site parking lot as shown on the sketch plan, but
that instead the applicant is allowed to establish a shared parking arrangement at the Schmitt Mall. Section
9.10 (3)(F) addresses shared parking. It states, When required accessory off-street parking facilities are
provided elsewhere than on the lot in which the principal use served is located, they shall be in the same
ownership or control, either by deed or long-telin lease, as the property occupied by such principal use, and
the owner of the principal use shall file a recordable document with Washington County requiring the owner
and his or her heirs and assigns to maintain the required number of off-street parking spaces during the
existence of said principal use.
The subject property and the Schmitt Mall property are under the same ownership, and with a recorded
parking agreement, shared parking will meet the Ordinance requirements. As a condition of approval, the
City Attorney would prepare a parking easement to be recorded against both properties. The easement would
provide four parking spaces located at the Schmitt Mall for use by the office located at 21084 Olinda Trail.
Lot Coverage
The maximum allowable lot coverage is 65% in the Retail Business District. The subject property is 3,485
square feet. The lot coverage would be approximately 60%, if parking were included on the site per the
applicant's sketch. Without onsite parking, the lot coverage is approximately 25%. With or without onsite
parking, the request conforms to the lot coverage requirement.
Lighting
Lighting is proposed on the front of the building. Sheets A2 and A3 identify proposed lighting locations and
fixture specifications.
The Development Code, Chapter 2, Section 9.8 addresses lighting standards. The luminaire must cut light off
at an angle of 90 degrees or less. A light attached to a building may not exceed the height of the building.
The proposed lighting meets the cut off standard and height standard.
The Ordinance requires that lights be setback a minimum of 10 feet from the right of way and 5 feet from the
side and rear lot lines. A variance is requested to allow a lighting of approximately 2 feet from the right of
way and from the side lot line.
The lighting for the building must be in substantial compliance with Sheets A2 and A3. Outdoor lighting
must be turned off within one hour of business closing, except for security lighting. Lighting must meet the
Ordinance standards, including that luminaires shall have a cut off of 90 degrees or less.
Landscaping and Screening
Scandia Development Code, Chapter 2, Section 9.12 states that a landscaping plan is required when a
commercial building is modified or expanded.
All open areas of the lot must be landscaped. In this case, the rear yard is the open area, and is vegetated.
•
•
Schmitt Variance Request Page 5 December 29, 2009
Scandia, Minnesota
The ordinance requires a minimum 5 foot strip from building edges facing the right of way must be treated
with decorative ground cover. There is not space for the required 5 foot planting strip between Olinda Trail
and the existing building. A variance from the 5 foot planting strip standard is requested.
The planner recommends that two narrow coniferous shrubs be installed in front of the proposed fence
between the building and the adjacent mall, to offset the lack of a planting strip. Examples of recommended
shrubs include junipers with a narrow form and green foliage, such as Taylor Juniper(Juniperus virginiana
`Taylor'). Taylor Juniper has a width of 30 inches, so there would be adequate space between the corner of
the building and the fence's gate for the plantings. Green foliage is recommended rather than blue foliage to
harmonize with the colors selected for the building and with the historic nature of the downtown area.
The applicant has indicated that the side yard between the structure and adjacent mall will be used to store
solid waste/recycling containers. Sheet Al, A2, and A3 show that a fence will be installed between the
structure and the mall building. The proposed fence conforms to Ordinance requirements. The fence must be
constructed in substantial compliance with Sheet Al, A2, and A3, and solid waste/recycling containers must
be kept behind the fence.
Wastewater Treatment
The property is proposed to be served by the Uptown wastewater treatment facility. The office is proposed to
have two employees. A single bathroom with a toilet and sink, and a coffee sink are proposed.
A memorandum from City staff to the Council regarding the capacity of the Uptown sewer system discusses
the capacity of the system and the applicant's request to connect to the system. The memo states that the
proposed use is expected to demand a small amount of the system's treatment capacity, estimated at 100
gallons per day, less than an average residence. The memo states that the city could allow for the Schmitt
project to connect to the system, so long the variance restricts the building to uses and tenants with very low
water and sewer demand.
As a condition of the variance, the use of the property should be limited to office use and no improvements
made that would increase water and sewer demand over an average use of 100 gallons per day. The owner
must hook up to the system at his own expense, must have a meter installed that is a type approved by the
City, and must pay all applicable sewer user charges.
Design Guidelines
The request has been reviewed under Scandia's Architectural Design Guidelines, and is addressed in a
separate memorandum. The attached memo discusses the application of the Design Guidelines at this site.
The proposed building renovations and addition appear to meet the design guidelines.
Sheet A2 (Exterior Siding and Finish Notes) states that the dentil and crown molding material is to be
Spectris. The design review memo includes a recommendation that a material more durable than Spectris be
used for the window, door, and bulkhead areas.
The planner proposes that as a condition of the variance, the building design and material specifications must
substantially conform to the memorandum reviewing the project per the Scandia Design Guidelines, and
Schmitt Variance Request Page 6 December 29, 2009
Scandia, Minnesota
Sheets A2 and Al, except that window, panel and door molding material shall be wood, Hardie Board, or
other similar, durable material.
ACTION REQUESTED:
The Planning Commission can recommend/City Council can act to:
1. Approve the request.
2. Approve the request with conditions.
3. Deny the request with findings.
4. Table the request.
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends approval of the Certificate of Compliance for office use, and approval of
variances to allow lot size of.08 acre, frontage of 22 feet, sign setback of 2 feet from the right of way,
lighting setback of 2 feet from the front and side lot lines, and no groundcover planting strip, to allow
for remodel of the existing building and construction of an addition of 144 square feet for office use,
located at 21084 Olinda Trail, Scandia.
The Planner's recommendation is based on the following fmdings:
1. A hardship exists because the requested use, office, is allowed with a certificate of compliance in the
Retail Business District, and the property cannot be put to this reasonable use without the variances.
The lot is too small to allow for signage, lighting, and landscaping that conform to all Ordinance
requirements.
2. The variances requested are the minimum needed to alleviate the hardship.
3. The size and dimensions of the lot and existing structure were not created by the property owner.
4. The proposed building and use are consistent with the essential character of the surrounding village
center.
5. The request is in harmony with the Comprehensive Plan's goals and policies for the village center.
The Planner recommends the following conditions of approval:
1. The addition shall be built in substantial compliance with the floor plans titled General Layout, dated
October 7, 2009. The facade improvements, lighting, fencing, landscaping and signage shall be in
substantial conformance with Sheets Al, A2, and A3 dated December 8, 2009.
2. The approved use of the property is office. No change in use or improvements to the building shall be
made that would increase water and sewer demand over an average use of 100 gallons per day.
Schmitt Variance Request Page 7 December 29, 2009
Scandia, Minnesota
3. One sign, not to exceed 22 square feet in size, is allowed. The applicant shall submit a final design
for the sign and obtain a sign permit. The final design must be in substantial conformance with
Sheets A2 and A3 dated December 8, 2009.
4. A parking lot shall not be constructed on the subject property. An easement shall be recorded,
ensuring that four parking spaces for use by the office located at 21084 Olinda Trail will be provided
at the Schmitt Mall parking lot. The easement shall be prepared by the City Attorney, at the
applicant's expense.
5. Outdoor lighting shall be turned off within one hour of business closing, except for security lighting.
Lighting shall be in substantial compliance with Sheets A2 and A3 dated December 8, 2009. The
luminaire shall be cut off at an angle of 90 degrees or less, and the lighting shall conform to all other
lighting requirements of the Development Code.
6. Solid waste and recycling containers shall be kept in the fenced area between the building and the
adjacent mall.
7. Two narrow coniferous shrubs shall be installed in front of the fence located between the building
and the adjacent mall. The rear of the lot shall remain vegetated.
8. The applicant shall hook up to the wastewater system at his own expense. The applicant shall install a
meter that is a type approved by the City, and shall pay all applicable sewer user charges.
9. The building design and material specifications must substantially conform to the memorandum
reviewing the project per the Scandia Design Guidelines, and Sheets A2 and A3 dated December 8,
2009, except that window, panel and door molding material shall be wood, Hardie Board, or other
similar, durable material.
10. All fees shall be paid.
File No. OC) () C / �
APPLICATION FOR PLANNING AND ZONING REQUEST
City of Scandia, Minnesota
14727 209th Street North, Po Box 128. Scandia. MN 55073
Phone 651/433-2274 Fax 651/433-5112 Web http://vsss.ci scandia.mn.us
Please read before completing: The City will not begin processing an application that is incomplete. Detailed submission
requirements may be found in the Scandia Development Code, available at the City office and website(www.ci.scandia.mn ns)and in
the checklist forms for the particular type ofapplication. Application fees are due at the time of application and are not refundable,
1. Property Location: (street uciclress, ifa/pfplicable) —_ I
2. Washington County Parcel ID:
R 1 y, 0 32 _ ,z0, j , 0(.7L
3. Complete Legal Description: (attach if necessary)
j crre-,.t , '4,-- - D 0.2 e,-e ie - G'6 ( /- r-i / /Y ? ,3'Fr- 7{(. /2-e if
4. Owner(s): Phone:
._-C-� --, ut 61(2,4 ,.a.-t-c.,zi C. 1'L -7-.�/ (h) ✓/-
) _ - W.c ��► i' 3 .t-1u�� /
Street Address: ;. 0.((,, % /\ .v vsc. ti - G114-4-'%!t' E-Mail: 1ti/..5 :/7t77/ i' )71 y W ci 0
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City/ State: � «! , � Zip: j J v, j
5. Applicant/Contact Person: Phone:
,f (h) CoJ/ 't37 33 36
J ( C ,--y - ( 5'/ - 5 Y'T- 6O
Street Address (Mailing): , ./.) 16I /f ..jai-c-.. i (ft of-- -N �E-Mail: 'v�/_ c, /1/nt 1CV 171yµ'(rc)
City/ State: {t✓z,; ,i ;. 2 Lip: .5 J d.„:<:
6.yRequested Action(s): (check all that apply)
_ �\ ision
Variance Minor Suhdivision
Conditional Use Permit
Planned Unit Development
Interim Use Permit Preliminan Plat'` :Major Subdivision
Certificate of Compliance(Residential) Preliminary Plat/Open Space Conservation Subdivision
Certificate of Compliance(Commercial) Final Plat
1 _ Map Amendment (Zoning or Comprehensive Plan) Permit Extension
1/5/2007
7. Brief Description of Request: (attach .veparate sheet if nece,ssca:0
44'
/&.1 -xt_v_4_()
- —
8. Project Name:
rita-e I hereby apply for consideration of the above described request and declare that the information and materials submitted
with this application are complete and accurate. I understand that applicants are required to reimburse the city for all
out-of-pocket costs incurred for processing, reviewing and hearing the application. These costs shall include, but are not
limited to: publication and mailing of notices; review by the city-s engineering, planning and other consultants: legal
costs, and recording fees. An escrow deposit to cover these costs will be collected by the city at the time of application.
Any balance remaining after review is complete will be refunded to the applicant. No interest is paid on escrow deposits.
PLEASE NOTE: If the fee owner is not the applicant, the applicant must provide written authorization by the fee
owner in order for this application to he considered complete.
Property Fee Owner Signature(s)
Date:
)7/1(1 iiieet-1 L-1- S eiti /7 2
Applicant Signature(s)
Date:
For City Use Only
Application Fees: / 5 0 , 0 0 PAID
NOV - 2 7009
Parcel Search Fee: - 3 , 0 o
CITY OF SCANDIA
,R .Escrokk Deposit: 0 00
4/- 3 0 to -
-
I/5/2007
. •
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STILLWATER, MINNESOTA
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To: Scandia Planning Commission and City Council
From: Susan Rodsjo, Planning Commissioner
Chair, Design Guidelines Committee
Date: December 21, 20O9
Subject: Fa�ade renovation proposed by Wayne Schmitt
Kudos to Wayne Schmitt!As a member of Scandia's Design Guidelines Committee and a local building
owner, he is taking on a new building project in Scandia with an enthusiasm for Scandia's goal to
enhance community character.Wayne has worked very closely with the city and local architect Peter
Curtis throughout the building design process and is proposing a renovation that returns the building to
a historic-style storefront and follows the dty's new design guidelines.
I would like to outline the ways in which Wayne's fa�ade renovation follows the design guidelines. But
first, let's look at the original building—a millinery--that stood in the location of what is currently a metal
garage.
MIT
Wayne's planned renovation returns the building to a historic design that mirrors the simple design
elements of this original building: white lap siding and trim, drip caps over the windows, and an upper
Scandia Design Guidelines
Wayne's proposed redesign follows the design guidelines in the following respects. (Text from the
guidelines is in quotes.)
Storefront Design
"Historic buildings in Scandia's commercial districts are primarily Mainstreet storefront facades, such as
the old Mercantile building(Scandia Store). ... To enhance Scandia's community character, consider
incorporating historic design elements appropriate to the style of the new building."
Wayne is proposing a historic-style storefront facade. It draws upon historic design elements used in buildings
original to Scandia and Marine on St. Croix.
"The use of red brick to echo the design of historic buildings in the Village Center is encouraged. Red
brick is a particularly relevant material because it was manufactured in Scandia. Other historic storefronts
in Scandia used lap siding in a narrow reveal."
Wayne is proposing to mix red brick with lap siding in a narrow reveal, two common elements in Scandia historic
design.
"Mainstreet storefronts tend to have a flat or slightly sloped roof behind an articulated parapet."
Wayne's redesign adds a parapet wall(false front) in front of a sloped roof
"A typical storefront is composed primarily of glass on the main level, with large picture windows at eye
level and transom windows above. Overall, the main level has a very transparent feel, allowing the
pedestrian to catch a glimpse of what's inside."
Although Wayne is not using display windows, the design has a large amount of glass with a bank of three windows,
a glass door, and a transom window above the door. For non-display windows, the guidelines suggest using double-
hung windows, which were common in historic design. Wayne's redesign proposes using double-hung windows.
"A bulkhead (kickplate) is used below each display window."
Wayne's proposed design includes bulkhead design.
"The lower façade is typically separated from the upper façade by a cornice (ornamental trim element to
crown the storefront, sometimes called the lower or storefront cornice)or by a storefront sign in simple,
bold lettering."
The design calls for trim to separate the upper and lower facade.
A sign will hang over the windows.
"An upper cornice defines the top of the building."
Wayne's proposed design includes an upper cornice (dentil molding).
Encouraged Design Elements included in Wayne's proposal
• Windows with kickplates
• Transom windows
• Parapet walls
• Cornices
• Red brick to match historic structures
• Defined window lintels and sills
2
^
Encouraged Construction Materials included inVVavnm'sproposal
~ Standard size clay brick in colors used in Snandia's historic architecture
* Fiber cement lap siding (e.g.. James Hardie, CertoinToed)
* Other materials appropriate to the building's architecture may boconsidered by the city
Color
"Colors should be compatible—and not compete with-- hocolors and tones of nearby buildings. ... In the
viUage, use ofbrick reds and tans from existing masonry are encouraged. Accent colors should
complement the colors of natural materials used in the building and its immediate surroundings. Subdued
colors are encouraged, such as forest green, brick red, dark brown, black, off white, and gold,"
Wayno'x colors umfom,/green, brick red, and white.
"The paint scheme for commercial buildings should typically consist of no more than three colors -one
major color for the body and two accent colors for the primary and secondary trim."
Rayve';proposal includes three colors: brick red,forest green, and white skding/trim.
Lighting storefront signs
"if lighting is desirable, spotlights mounted on the building surface or on the ground and aimed at the sign
are appropriate."
The sign will bo/kfinmabove,
Utility Areas and Mechanical Equipment Screening
"It is important to provide attractive, well-maintained screening for utility areas and mechanical equipment.
The visual impact of utility areas and mechanical equipment should be minimized to the best extent
possible."
A fence b included in the site plan m hide the garbage can.
"Exterior lighting on buildings should be architecturally integrated with the building style, maherim|, and
colors. Lights may be flush with or may project from the building wall but should be shielded so that no
light io emitted above the horizontal plane of the bulb shielded (full outoff).^
All lights u,e/u8cv/off and Yfo style compatible with the building character.
Fences
"Fencing should be constructed of natural materials, such as wood or stone. Other materials that mimic
natural materials may beconoiderad.^
P,0nvxod/encris painted wood.
8[63as to Improve Site Plan
Landscaping
"Vegetation, both natural and p|anb*d, plays a key role in maintaining the rural character ofSnandia.
Native plants contribute to the natural setting that Scandia residents have come to love. ... ^
"Planned landscape areas should be used to provide visual interest and to screen less attractive parts of
sites, Locate plantings along fences, wm|ko, fnundehona, porch odges, and around monument signs.
3
^
Buildings should be designed to allow landscaping around the foundation to help break up areas of
pavement on the sbe.^
Landscaping bdiffiowltox this site.
Storefront signs
"Signs should be made of natural materials such as wood or metal. Painted signs on wood are
encouraged as they are consistent with historic design, Newer materials that simulate natural wood may
be acceptable."
The color and mvurnb//6,the sign will need/o6,verified ovv final plan.
Construction YNmtmrim|m
VVayne's current plan no/|ofortrim and molding materials by8pecdm. which is a lightweight polyurethane
material. I recommend that he consider something more durable for the trim around the door and
windows and for the bulkhead design below the windows. The Spectis materials are easily dented, which
may be problematic in high-traffic areas such as along the sidewalk where a snow-blower may be used.
4