HPC approves chimney removal and exterior lighting at 301 2nd/301st Avenue North with mock‑up requirement; owner asks for practical change

City preservation staff recommended approval of a certificate of appropriateness on Nov. 10 for exterior changes to a contributing warehouse at 301 2nd/301st Avenue North in the Minneapolis Warehouse Historic District, and the commission approved the project with conditions after hearing from the owner.

Erin Kaye, senior city planner in CPED’s historic preservation subsection, told the commission the 1887, five‑story brick and stone building is a contributing resource and that the application proposed three alterations: demolition of a nonfunctional chimney (contractor documentation indicated structural deficiencies), installation of up‑down façade lighting to highlight architectural features (fixture example: 4 feet long by 2½ inches by 2 inches), and catenary lights across the adjacent parking lot using 3/4‑inch eye hooks through mortar joints and up to four freestanding metal posts. Staff recommended conditions: (1) all eye hooks installed through mortar joints; (2) applicant work with preservation staff to finalize lighting design and limit visual impacts; (3) install one mock‑up light and reach consensus before continuing installation; (4) limit to a maximum of two fixtures per pilaster; and (5) chimney removal performed safely without damage to the building or creating unsafe conditions for pedestrians or vehicles.

Applicant Erin Fitzgerald said she supports the preservation process but asked the commission to alter condition 3 because purchasing and installing a single bespoke fixture as a test is impractical: fixtures are custom ordered as a set and could cost the owner a substantial amount. "From a practical and financial standpoint, it's not feasible for us to purchase and install a single fixture as a test," Fitzgerald said, adding the owner can perform a mock‑up (using a boom truck and non‑drilled mock bracket) to evaluate the lighting effect without actually drilling into mortar for a single installed fixture. Fitzgerald estimated the fixtures and related work could cost on the order of $100,000 to $200,000 and said the applicant was willing to work closely with staff on final design details.

Commissioners questioned whether Rethos holds a preservation easement on the property; Commissioner Thomas, who serves on Rethos and manages its easement program, said she would recuse from the vote and staff recommended that recusal. Commissioners discussed the value of a mock‑up; several said staff inspections of mock‑ups are a common and reasonable practice for masonry work and lighting.

Commissioner Malblum moved to approve the certificate of appropriateness with the staff conditions but amended condition 3 to require a mock‑up installation and consensus before completing the remainder of the fixtures; Commissioner Corrado seconded. The clerk called the roll and the motion passed (7 ayes). Commissioner Thomas recused herself from the vote because of the preservation easement connection.

Next steps: staff will work with the applicant on final lighting details, the chimney will be removed under the approved safety condition, and the applicant must obtain any approvals required by easement holders (Rethos) as noted in the meeting.