Heritage Preservation Historic Use Variances (HPUV) allow for uses on structures listed on the National Register of Historic Places that would otherwise be prohibited due to the current zoning classification, in an effort to preserve and promote the city’s historic resources. HPUV's provide an incentive to National Register designations that could possibly help provide revenue streams needed to further preserve and maintain this historic resources.

This type of permit process is not uncommon in historic communities within the state. In a survey of other Minnesota communities designated as Certified Local Governments, Mankato, Minneapolis, New Ulm, Pipestone and St. Paul all responded as having similar ordinance provisions in their respective City Codes. Additionally, Duluth has provisions similar to this HPUVs which allow for ‘flexibility in land use’ when a preservation plan is in place. Communities that do allow for similar use variances, do so with a primary goal to help further the preservation of property.

The City will consider the age, appearance, and structural integrity of the structure; the
historical significance and previous use of the structure since its construction, and the desirability of maintaining its existence; the likelihood that the structure could be preserved and used in a manner conforming with the underlying zoning classification without the issuance of the use variance; the nature and extent of any rehabilitation planned for such structure and the likelihood that the same will enhance or diminish the historical significance of the structure; the likely impact of the proposed use on the health, safety, and comfort of the surrounding properties; and the number and nature of variances required for the proposed use.

Findings necessary for the granting of a HPUV include:
 The structure has been accepted for registration on the national or state register of historic
places.
 The use variance is in harmony with the general policies and purposes of the HPC.
 The use variance is consistent with the Comp Plan objectives as they relate to preservation
of historic properties.
 The proposed use is reasonable and compatible with the current or historic use of the
property, or is equal to or less intense than the current of historic use.
 The use variance, if granted, will not alter the essential character of the neighborhood or
detrimentally impact the surrounding neighborhood.

It is strongly recommended that you speak with Planning Staff before applying for an HPUV. We can be reached at 651-430-8820. 

Heritage Preservation Historic Use  Variance Application 

Planning applications can be submitted via mail or emailed to the Planning Department. To pay the application fee, you can submit a check payable to the City of Stillwater or pay via credit card over the phone, 651-430-8820.

Planning Department
216 4th St N
Stillwater MN 55082