HomeMy WebLinkAbout2011-02-07 HPC Packetr
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m g r C k G to
Heritage Preservation Commission
Notice of Meeting
Monday, February 7, 2011
A workshop meeting will begin at 6 p.m., Monday, February 7, 2011 in the Council Chambers at
Stillwater City Hall, 216 North Fourth Street, Stillwater MN 55082. The purpose of the
workshop will be to review and discuss the City's demolition process.
The regular meeting will begin at 7 p.m., Monday, February 7, 2011 in the Council Chambers at
Stillwater City Hall, 216 North Fourth Street, Stillwater MN 55082.
AGENDA
1. CALL TO ORDER
2. APPROVAL OF January 3, 2011 MINUTES
3. OPEN FORUM The Open Forum is a portion of the Heritage Preservation Commission meeting to address
subjects which are not a part of the meeting agenda. The Heritage Preservation Commission may take action or
reply at the time of the statement or 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
4. PUBLIC HEARINGS
4.01 Case No. 2011 -04. A demolition request for a two -story residence located at 607 Fourth Street South in
RB, Two Family Residential District. Mark Balay Architects, representing Tim and Amy McKee, applicant.
Continued from January 3, 2011 meeting
4.02 Case No. 2011 -06. A demolition and infill design review request of a single family home located at 1411
Carnelian Street North in the RB, Two Family Residential District. James Nelson and Elizabeth Whitbeck,
applicants.
S. DESIGN REVIEWS
5.01 Case No. 2011 -07. Design review for the construction of a 15,480 square foot single story medical office
building located at 2900 Curve Crest Blvd in the CRD, Campus Research Development District. Dan Regan,
applicant.
6. NEW BUSINESS
7. OTHER BUSINESS
8. ADJOURN
City of Stillwater
Heritage Preservation Commission
Monday, January 3, 2011
but is more of a workman's house with not a lot of ornamentation inside or outside; he said the
one saving grace on the interior is some of the wood floor work. Mr. Tomten noted the house
has been divided into a duplex; he described some of the interior elements, such as 1950s tile,
popcorn ceiling. He also described the basement and addition to the rear; he noted there is
some pretty bad dry rot on the floor structure. Overall, he said there might be some question
about the moveability of the structure based on the deterioration of some of the floor joists, but
above the main level, he said the walls seem fine. He said, basically, the salvaging factor of the
structure would be its shell and said he could understand where the costs would get high to
renovate the structure. Mr. Tomten said what bothers him most is the request for a demolition to
be turned to green space, and he noted that renovation will always cost more than new
construction.
Mr. Lieberman noted that, historically, Stillwater was made up not just of fine homes, but
workers' homes and more modest structures and suggested it would be wrong if the City
attempted only to save the so- called jewels.
Mr. Pogge, who also went through the interior of the homes, agreed with Mr. Tomten that the
flooring is the most attractive feature, but even with that, there are some issues, he said. He
said the basement on the north side is beginning to cave in and there is a lot of deterioration
with the floor joist system. He said, inside, there is no historic integrity; there are several window
openings that are not original, but said there is still pretty good form of the home, with a lot of
the characteristics of homes one sees in Stillwater. Mr. Pogge noted that no home from the
1800s is unmodified, but agreed that it will take a substantial amount of work to get the structure
up to par.
Mr. Lieberman opened the public hearing. No comments were received, and the hearing was
closed. Mr. Lieberman said from the exterior, this structure appears to be a good example of a
particular style of working persons' housing and he would have difficulty seeing this demolished.
Mr. Zahren agreed with Mr. Lieberman's earlier comments about the importance of preserving
workers' homes as well as the homes of the wealthy lumber barons. Mr. Goodman said he was
not greatly impressed with the house, except for some merit in the street view; he said he wasn't
sure the structure adds anything to the historical impact of the neighborhood to leave it there,
given that it is next door to a somewhat similar house. Ms. Cook asked Mr. Balay if he had
done any historical research regarding the house; Mr. Balay said he found no significant event
or ownership associated with the house and found that it was turned into a duplex sometime in
the 1930s. In discussion it was noted this home could quality as an Heirloom Home. Ms. Cook
spoke of the need to protect as many older homes as possible.
Mr. Johnson noted this home is in the Neighborhood Conservation District and suggested that
designation speaks strongly, especially in respect to the Demolition Ordinance. He said the
intent is to maintain the historic nature of the Neighborhood and each house, grand and less
grand, have a presence in that Neighborhood. He said this house has, from the street elevation,
straight lines that indicate that the building is sound, at least in its shell. What the HPC looks at,
he said, is the exterior of the building; what has been changed or lost on the inside, he said isn't
part of the public viewshed and not part of the HPC's charge to preserve. He noted that
information had been submitted on all 9 items as required by the Demolition Ordinance, but the
Ordinance also gives the HPC the ability to deny based on several rationale, one of which is
that the house does contribute to the Conservation District is it part of. Mr. Johnson said good
economies and bad economies are the two hardest factors in historic preservation; from an
historic standpoint, he said he thought the structure was valuable to the block. In looking at the
nine steps, he said he was concerned with the future use, which he said he didn't think was
City of Stillwater
Heritage Preservation Commission
Monday, January 3, 2011
what the property owners learned is that the Commission likely would have denied the
demolition permit so they have a month to work with that new information. Ms. McKee invited
Commission members to take a look at the inside of the structure.
DESIGN REVIEWS
Case No. 2011 -01. Design review of signage located at 225 Chestnut Street East in the CBD,
Central Business District. Mary Beth Johnson, applicant.
The applicant was present. Mr. Lieberman reviewed the request for lighting of the existing sign.
The applicant said there would be three fixtures. Mr. Johnson asked about the type of bulb that
would be used, nothing there would be concern about using a white, fluorescent lighting. Mr.
Johnson moved to approve, clarifying that three fixtures will be utilized, that the type of light bulb
used be more of a warm light rather than fluorescent or hot light, and that the mounting not be
on the brick or anywhere that would damage the parapet trim. Mr. Bracht seconded the motion.
Motion passed unanimously.
Case No. 2011 -02. Design review of a signage located at 1798 Market Drive in the BP -C,
Business Park Commercial District. Crosstown Sign, applicant.
A representative of the applicant was present. Mr. Lieberman reviewed the request. The
applicant explained an issue related to replacement of an overhead door. Mr. Johnson said he
thought the sign presents itself well through the sign band space. In discussion regarding
lighting, the applicant stated the existing lighting will be utilized. There was discussion about the
condition regarding the color of the paint of the overhead door; a representative of the applicant
suggested matching the tan color of the service door. Mr. Tomten moved to approve as
conditioned, clarifying condition No. 3 that the brick will be painted to match the adjacent brick
colors and the overhead door painted to match other doors on the building. Mr. Krakowski
seconded the motion; motion passed unanimously.
Case No. 2011 -03. Design review of signage located at 1815 Greeley Street South in the BP -I,
Business Park Industrial District. Airmed Biologics, Inc., applicant.
Mr. Lieberman reviewed the request. The applicant was present, noting that there are two
distinct business areas, with two separate manufacturing areas and many deliveries are made
at the other end of the building. He said he tried to make the signage something people could
see but was unobtrusive. In discussion, it was noted there were two previous businesses at the
location, with a variance granted for two signs. Mr. Johnson moved to approve as submitted and
conditioned. Mr. Goodman seconded the motion; motion passed unanimously.
Case No. 2011 -05. Design review of signage located at 450 Main Street North in the CBD,
Central Business District. Marty Larson, applicant.
The applicant was present; she briefly explained the nature of her business as requested by Ms.
Cook. Mr. Lieberman reviewed the request. Mr. Johnson noted a sign plan was previously
considered for this building. Mr. Pogge said this sign does follow the other signage in the
building. A representative of the applicant noted there is another location for the sign, which
they would find preferable for visibility, and asked about the process for getting approval of the
alternative location. Mr. Pogge noted that technically that would not be a street location; Mr.
Johnson said he recalled the sign plan designated the band above the windows along the street
side. Mr. Krakowski moved to approve as conditioned. Mr. Goodman seconded the motion;
motion passed unanimously.
City of Stillwater
Heritage Preservation Commission
Monday, January 3, 2011
this proposed building expansion and to show in architecture how things have evolved, both
with the use as with the architectural style, but leaving the existing church in its form without
removing the steeple or altering or burying it in the architecture. A church representative pointed
out there is some deferred maintenance that needs to be done to the steeple, but the desire is
to preserve that. Pastor Poffenberg suggested that what the HPC might see in plans might be
bold, with a conversation with the past but not literal at all with what is there; he said the desire
to express transparency and openness may result in something dramatically different than what
is currently there. Mr. Johnson said he thought that would be possible as there are three
different sides to the building that are visible and different ways of approaching it architecturally;
he said he thought the Third Street side, near the Episcopal church and traditional part of the
Trinity church has the historic element, but continuing around the other elevations which don't
have the historic elements, there is more opportunity to do something dramatically different. Mr.
Tomten suggested keeping an eye on the human scale. Mr. Tomen said no matter what style or
approach is taken, the common element throughout a walkable, liveable community is the
human scale and some feeling of humanism to the building; if that element is lost, he said, the
public is lost. Mr. Pogge noted the Comprehensive Plan envisioned buildings close to the
sidewalks so pedestrians can interact. Mark Balay said he thought the most dangerous thing for
this building would be forcing it to mimic the historic elements; he noted that contemporary is
completely acceptable in a National Register historic district because it calls out the differences
between yesterday, tomorrow and today. Pastor Poffenberg asked at what point should they
come back to the HPC, noting that they will be requesting the removal of the current Post Office
building and the adjacent garages; Mr. Pogge noted that a demolition permit will be required for
the garages and suggested that anytime the church gets to the point it has a good form to the
building might be a good time to come back to the HPC. HPC members encouraged the church
to come back as frequently as desired as plans progress.
Election of chair for 2011
Mr. Lieberman said he would like the opportunity to serve as chair for another year. Mr. Johnson
said he thought it is good to change things up from time to time and give others the opportunity
to serve if anyone is interested; he said he thought it healthy to make rotations on occasion. Mr.
Johnson and Mr. Tomten both said they would not be interested in the position. Mr. Bracht,
seconded by Mr. Goodman, nominated Mr. Lieberman to serve as chair for 2011. Mr. Krakowski
and Mr. Zahren both said they would not be interested in the position. Mr. Lieberman said he
would accept the position for one more year only, agreeing that the position does need to rotate
from time to time. Mr. Johnson said he would be willing to serve as vice chair again. Mr.
Lieberman encouraged all members to feel more comfortable in participating in discussions. Mr.
Johnson spoke of the need to be mindful of the HPC's charge in enforcing design guidelines
and ordinances. Motion passed unanimously.
Demolition Ordinance Review
Mr. Pogge suggested setting up a subcommittee for this task as it will be a time consuming
effort. He asked three members to serve on the committee, noting that the committee will likely
meet several times a month in February and March. He said he would like the committee to
complete its work by April or May, with a recommendation forwarded to the full Commission and
Council. He said the recommendation could be anything from keeping the existing ordinance to
making wholesale changes. Mr. Lieberman said he thought it would be important to have input
from a long- standing member of the Commission along with someone who is relatively new to
<° 1
P i 4 _ Q 'r E N N E S 0 i A.
Heritage Preservation Commission
DATE: Deee tuber - -28 2010 Februar 4 2011
PROPERTY OWNER: Tim and Amy McKee
APPLICANT: Mark Balay
REQUEST: Demolition Permit for a residential duplex
LOCATION: 607 4th St S
CASE NO.: 11 -04
HPC PUBLIC HEARING DATE: Feb 2011
REVIEWED BY: Community Development Director
PREPARED BY: Michel Pogge, City Planned
All char es are in le 'slative format. Additions are underlined and subtractions are struck
through
BACKGROUND
Tim and Amy McKee, property
owners of 607 4th St S, are requesting
a demolition permit for the existing
residential duplex on the property.
The property is in the Neighborhood
Conservation Design District. In the
future, any new structure would
require a NCD design review
permit.
The current structure was built in
1880 according to the Washington
County Assessor's office. Currently
the McKee's own the home
immediately north of this site at 601
4th St S. The intent of the property
owner is to use the property at 607 4th St S to
expand their current yard.
607 4 St S
Demolition Permit
Page 3
(4) A description of the building or structure or portion of building or structure to be
demolished;
The entire structure is proposed to be demolished.
(5) The reason for the proposed demolition and data supporting the reason, including,
where applicable, data sufficient to establish any economic justification for demolition;
The applicant included a bid from Mark Wendt Construction to renovate the structure. The
scope of work in the quote lists a number of items to be addressed including gutting the entire
home, installing a new foundation, addition new appliances and nezv fixtures. The total cost
to complete the renovation is estimated to be $237,000. The home at 607 4th St S is 2,032
square feet of living space according to the Washington County Assessor's office.
It is difficult to evaluate the economic justification criteria for any demolition. In most cases,
a historic renovation will cost more than a demolition and nezv construction. Additionally it
is impossible to set the value a demolished structure has on the fabric of a neighborhood once
it is lost.
With that said, a similar sized home (2,109 square feet) that zvas rebuilt at 702 Churchill St
W zvas sold on December 3, 2010 for $330,000. The property at 6074th St S zvas purchased
for $82,000 by the McKee's on December 14, 2010. With repairs estimated to be $237,000
the total investment in the property would be $319,000. There zvoulc- m ay_appear to be a
market for the home with that value therefore the data supplied by the McKee's may not
support the economic justification criteria for a demolition at this time. Hozv�ort o
co m letin a 11 a raisal on the home at 702 Churchill St W which com ores the material
and nishes used on it with the material and nishes ro osed in the bid om mark Wendt it
is di cult to airy make this comparison.
In the aplicants su application m aterial they showed three options or
rehabilitating the_ existing home. In each scenario t hel believe the cost of c om 1p etinga
rehabilitation is more than what the home and property is worth.
(6) Proposed plans and schedule for reuse of the property on which the building or
structure to be demolished is located;
The applicant stated in their application that they plan to incorporate the vacant lot as green
space as part of their home at 601 4th St S.
In the a licants su lemental a lication material the shozved how a nezv home could
otentiall be develo ed on a ortion o the o ens ace and a tune otential ex ansion o the
McKee's home.
607 4 St S
Demolition Permit
Page 5
Demolition Findinas
Section 34 - Su bd 2 outlines the crit f or ap or deni of a dem olition permit.
There are two criteria the Comm ission m ust cons in either appr oving or denying a
ermit.
1. Is the building or structure historically significant?
The co defin hi storically si • icant as "an b uilding or structu o por tion
of a buildin or structure on the National Historic Register a desi ated local
landmark or a contributin structure or buildin in a desi ated national re ister
historic district." This buildin is not a historical) si ificant buildin er Ci
Code__requirements
2. The owner has made a reasonable eff to sel or preserv the stru cture and
there is no alternative to dem
In this case the owner has documented ste all nine ste s. Additional) the
have completed a review of the cultural and historical si m-dficance of the
ro er which is su ested but not re uired.
Staff believes that the applicant has made a reasonable effort in findin an
alternative to d without success
Since 1 the structure is NOT a historicall si cant buildin er Ci Code re uirements
2 that the owner has made a reasonable effort to sell or preserve the structure; and 3 there
is NO alternative to demolition staf fin ds that the a pplicant has met t he requirem of
Cha ter 34 of the Ci Code related to buildin demolitions. As such if the Commission
a rees with this findin then the Commission must no the buildin officinal in writin
that the permit may be issued.
Figure 5. Area of Potential National Register District. Shaded properties arc those which
appear to be potentially "contributing" to the significance of the district.
�p14y
45
Mark S. Balay, RA
S t 4 I I w a t e r
110 East Myrtle Street, Suite 100
Stillwater, Minnesota 55082
(651) 430 - 31/112//10
i n n e t 0 t a
City of Stillwater
Attn: Michel Pogge
216 N. Fourth St.
Stillwater, MN 55082
I n d i s n a R 0 1 i
Dear Mr. Pogge and Heritage Preservation Commission Members:
Michael E. Balay, RA
S i n d i a n a
8878 South Street
Fishers, Indiana 46038
(317) 845 -9402
Tim and Amy have asked me to respond to your request in our first meeting that they
take further steps to investigate the disposition of 607 S. Fourth and provide you with
supplemental information as you directed.
As a part of this further evaluation John Brach, Jeff Johnson, Mike Pogge were able to
tour the house on Saturday 1/22/11. We are glad to have more members of the UPC
getting a further first hand view of the conditions at the property.
Your requests for additional information were in regards to Plan Review requirement
items : 5) Economic Justification
6) Proposed Plans for reuse of property.
7) Relationship to Comprehensive Plan and zoning requirements.
8) Demolition alternatives
9) Proof of solicitation of offers for reuse.
Additional Historical Research
We shall address those items specifically in this letter, its attachments and further
illustrative materials presented to you at your next meeting.
#5 Economic Justification/ We have researched with local realtors the sale value of this
level of quality of home in the current market. We have been told that a finished product
completed would have to compete in a market where properties of this type have been
offered and are selling for $100 -125 per gross sf of house. That means that assuming a
fully restored house of 2,000 SF we would be competing with properties in the market
for a range of $200,000 to $250,000 at the highest. In the meeting, we can provide you
with a copy of a city wide real estate search for these types of sales prepared by Cheryl
Larson, an active local realtor, to back up these market value conclusions.
#6 Proposed Plans for Reuse of the Property/ We have attached an illustration of the
entire property which the Mc Kees now own, with additional preliminary design
determinations of their future development plans. They include a one or two story wing
addition in the position illustrated, and the retention of a buildable lot configuration to
the south for potential infill housing development. The design of the infill housing would
then be accomplished under the regulations of the Neighborhood Conservation District
and be fully subject to Design review and approval.
page 2
#7 Relationship to Comprehensive Plan and Zoning Requirements/ The concern was with
meeting the density range in the plan. If you look at the development plan drawing
described in the paragraph above. The proposed future property line expands the size of
the McKees current parcel and reserves a buildable lot to the south. We believe that two
sites are created that actually fall within the desired range for density.
#8 Demolition Alternatives/ You asked us to look at the demolition alternative of
relocating the existing structure to the south and establishing a separate parcel there that
added land to the current McKee house lot too. This was accomplished by further
discussing budgets with Mark Wendt and Terry Semple, house mover, both previously
included in the first estimate. A description of both revised budgets is attached, which
shows the cost of both alternatives. Neither alternative is potentially profitable.
49 Proof of solicitation of offers for reuse/ Ads in place at the time of our last meeting
were continued for this additional month without response. In addition a current local old
house renovator in the vicinity was contacted and Alternative B was discussed with him.
He had looked at the house when it was for sale and determined that the foundation
needed to be replaced. He indicated his project profit model does not include money for
that extensive a repair. This also eliminated the "move to the south" alternative from his
consideration and he declined to participate further.
ADDITIONAL HISTORICAL RESEARCH was accomplished. by Amy McKee who
carried out research at the County records office and we have a list of additional owners
which remained without merit. We were able to examine the South Hill Residential Study
done in 1996. It analyzed for national register nomination and established individual
evaluation of properties. The study categorizes 607 South Fourth St. as " potentially
"non- contributing " to the significance of the district ". We contacted the MHS
archives in regards to acquiring the Individual Evaluation Form. They indicated that the
form they have is blank. The city planning department files are also missing this and
several other property forms from this study. We will have partial copies of that 70 page
report at the meeting.
We are glad to provide additional data for your points of review and believe that we have
made extraordinary efforts to help you evaluate our careful determination that our
purpose in demolishing this house is prudent.
I request that you review these supplemental materials, and support my client's
continued investment in, and improvement of, their historic home and property at
601 S. Fourth St., by approving the demolition of 607 S. Fourth. Please do not hesitate
contacting me prior to the meeting if you have any questions.
Sin
1
ark S. Balay, A Enc.
i n a n a I c i ❑ B `A L A Y 5 t I ? w a t e M n n e s o t a
ARCHITECTS
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P�V�LOFM�Nf PLAN
I
706 Fourth St. Project A/B /C Project Budget Cost
Project A/ Renovation on existing location
Initial Purchase cost 83,000
Basic whole house renovation including new foundation 237,000
Mark Wendt Construction Proposal dated 12/17/10
Renovations to garage 4,000
Site work and landscaping 2,000
Projected Sales Costs 7% of Sale Price 24,000
House must sell for this price to make a 5% profit
Project B/ Relocation to South
Initial Purchase cost
Basic whole house renovation including new foundation
Mark Wendt Construction Proposal dated 12/17/10
Additional Moving Cost for Relocating House South
Semple House Movers Phone Add Quote 1/24/11
Demolition of existing Garage and Driveway/ Pete Miller
Utility relocations
New Two Car Garage and Asphalt Driveway
Site work and landscaping ( including old foundation fill)
$367,500
83,000
237,000
5,000
3,500
6,000
17,000
8,000
Projected Sales Costs 7% of Sale Price with 26,400
House must sell for this price to make a 5% profit $4059500
2
Project C/ Relocation to South and
New Owner Occupied
Initial Purchase cost leaving 25 Ft. to McKees for 701 83,000
- 28,000
Basic whole house renovation including new foundation 237,000
Mark Wendt Construction Proposal dated 12/17/10
(10 0 /oSweat equity factor) - 23,700
Additional Moving Cost for Relocating House South 5,000
Semple House Movers Phone Add Quote 1/24/11
Demolition of existing Garage Slab and Driveway 2,500
Utility relocations 6,000
New Two Car Garage and Asphalt Driveway 17,000
(50% Sweat Equity Factor) -8,700
Site work and landscaping ( including old foundation fill) 8,000
(20% Sweat Equity Factor) -1,600
"Urban Pioneer" Owner Occupied Cost $2969500
Heritage Preservation Commission
Demolition Request Permit
Demolition Permit No
Fee $150*
Receipt No.
Address of Project: S'� ..� Paru No.:
501401 V I Sl 0 to
L '06 10 Subdivision C� �� i����
Applicant:
Address: I /-) r- ,ft:k S;r
Owner if different than
Telephone No.: ������
Address: At" S , �7
Telephone No. 60 i& t 36 N - C ? I 1
of Structure: (pC V (�
of Structure: Condition of Structure: T
Intended Use of Site after Demolition:
Signature of Ap licant
Signature of Own r
10
i Date
Date
*After Heritage Preservation approval, there is a 10 -day appeal period. Once the 10 -day appeal period has
ended, the applicant will receive a design review permit which must be signed and submitted to the City to
obtain the required building permits. A building permit must be obtained with the City of Stillwater Building
Dep artment The fee for the building permit is based on the valuation of the demolition p roject
Office Use Only
HK Review Date: ❑ Approved ❑ Denied
City Planner /Community Development Director
Date
page 2
6) The re -use plan is to utilize the separate property as additional landscape, yard
and service space for our current home next door. As you know, we successfully
renovated the historic carriage house with your assistance and guidance, avoiding
demolition of that historic accessory structure. We plan to remove the house
before spring and fully redevelop the yard next summer.
7) Our neighborhood block is entirely residential and shall remain so with this
project. This fully supports the current comprehensive plan and zoning
requirements.
8) We examined the possibilities of re- locating this house further south on the lot to
provide more yard to our house. We also looked for any individual willing to
remove the house from our property to another lot for $150.00. Based upon
current economic conditions neither turned out to be desirable.
9) The property has been advertised on Craig's List, local Ebay, and in the
Stillwater Gazette for removal.
In addition, as your application packet suggests, we have had our architect examine and
research all historical aspects for the house to determine any architectural significance in
regards to architectural style, occupancy, or occurrence and have found very little. A
report of his research efforts are attached for your review.
We request that you review these materials, and issue our permit. Please do not hesitate
contacting us prior to your meeting if you have any questions, You are welcome to come
and observe the existing conditions of both our properties at 601 and 607 Fourth St.
South.
Sincerely,
Amy and ,tim McKee
Enc.
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page 2
Cultural Significance Analysis
There are three main ways to look for the cultural significance of this home
based upon occurrence or occupant, deed records, city directories, and
historical archives. We have examined two of the three. In the context period
of Stillwater History we were able to attach the surnames of Lohmer,
Kuhlman and Whalen to the house. In referring to historical archives we
found this houses image in one picture involving a courthouse function, but
nothing close enough to give us a confirmation of a significant resident or
occurrence , or add to our knowledge of the original architectrual detail of
this housel. This house will not qualify for the national register based upon
these contexts.
The loss of any part of the "whole ", being the entire 19` and early 20
century housing stock in Stillwater, is a point that needs to be looked at
carefully in a town like Stillwater, where it is important to maintain that
critical mass of historic housing that makes Stillwater an important
remaining icon of the 19 century in Minnesota.
In historical appraisal of this house, I can see very little to justify the
historical preservation value that would be necessary to offset the extreme
costs of an overall historical renovation of this house. There is also very
little to base restorative practices on because of little detailed historic fabric
remains of what was there.
.. �., B!A L Al
ARCHITECTS
Washington County Assessor - General Parcel Info
Washington County Assessor
G , e neral linformation
Pin: 28.030.20.43.0066
Address: 607 4TH ST S
STILLWATER MN 55082
Class: Residential
Map Area: Stillwater MFR
PART OF 045 BEG AT PT IN E
LINE OF 4TH ST IN SD
ORIGINAL TOWN OF
STILLWATER 100FT S OF NW
COR OF SD BLK 45 &
RUNNING THN E ON LINE
PAR WITH N LINE OF SD BLK
11 OFT TO PT THN N ON LINE
Legal: PAR WITH E LINE OF SD 4TH
ST 50FT TO PT THN W ON
LINE PAR WITH N LINE OF SD
BLK 11 OFT TO E LINE OF SD
4TH ST & THN S ON SD E
LINE OF SD 4TH ST 50FT TO
PLACE OF BEG
SubdivisionName STILLWATER
BLOCKS 38 -46 Block 45
SubdivisionCd 10694
Page 1 of 2
7 kr -1 ) SC �
rw Year Valais inior a1ion
Year Land Value Dwelling Value Improvement Value Total Value
2010
80,300
119,200
0
199,500
2009
81,000
131,200
0
212,200
2008
80,000
143,100
0
223,100
2007
80,000
129,300
0
209,300
2006
82,700
111,700
0
194,400
2005
80,000
108,100
0
188,100
2004
57,200
117,400
0
174,600
2003
47,300
114,100
0
161,400
2002
40,000
105,000
0
145,000
2001
35,000
96,100
0
131,100
2000
31,200
89,200
0
120,400
■
Minnesota Abstract & Title
Site Inspection Sheet
1010 Dale St. No St Pauk Mn 55117
Phone: 6514884300 Fax: 651488-0200
File No• 'SW'Z - M V Inspection Date• L) I la By:
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1880 duplex for sale TO BE MOVED from current location - $150 (stimater)
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Address:
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Copyright ® 2007 - 2010 10jij International Limited.
1 of 1 12/17/2010 9:39 AM
Mark D.
Wendt Construction
142 Boutwell Court
Stillwater, MN 55082
651 - 351 -0939
Stillwater, Minnesota Dec. 17, 2010
Tim and Amy McKee
Rage 2 of 2
22. Apply cement "parging" to above grade portions of ICF foundation.
23. Dispose of all waste materials generated by this project.
Price for above noted items: $237,000.00 Two Hundred Thirty Seven Thousand
Dollars.
Payment Schedule: 25% to start 11,
25% when framing inspection is complete
25% when drywall is in and exterior completed
Balance upon completion and Certificate of Occupancy
Permits are an extra cost, and will be billed at cost.
Mechanics Lien Notice: ANY PERSON OR COMPANY SUPPLYING LABOR OR MATERIALS
FOR THIS IMPROVEMENT TO YOUR PROPERTY MAY FILE A LIEN AGAINST YOUR
PROPERTY IF THAT PERSON OR COMPANY IS NOT PAID FOR THEIR CONTRIBUTION.
UNDER MINN LAW YOU HAVE THE RIGHT TO PAY PERSONS 7 - 1 WHO SUPPLIED LABOR OR
MATERIALS FOR THIS IMPROVEMENT DIRECTLY AND DEDUCT THIS AMOUNT FROM OUR "'': "=
CONTRACT PRICE, OR WITHHOLD THE AMOUNTS DUE THEM FROM US UNTIL 120 DAYS
AFTER COMPLETION OF THE IMPROVEMENT UNLESS WE GIVE YOU A LIEN WAIVER
SIGNED BY THOSE PERSONS WHO SUPPLIED ANY LABOR OR MATERIALS FOR THE
IMPROVEMENT AND WHO GAVE YOU TIMELY NOTICE.
INITIALS:
Submitted: z 1 1 4..e 7
Accepted:
Licensed • Bonded • Insured
Lic # BC 20195081
December 30, 2010
To the members of the Heritage Preservation Commission
As neighbors of the McKee's and next -door neighbors of 607 Fourth Street South, we fully support their
intention to demolish the run -down, vacant house at this address. For some time, this house and
property have not been ideally maintained. Further, we have observed undesirable activities involving
the renters such a property attracts. We have seen the condition of the home inside and out and do not
believe it is reasonable to restore. We would prefer to have more green space on our block. Please
approve the McKee's request for a demolition permit. Thank you.
Regards,
Ju it d Ernesto Luna
613 4' St. So.
Stillwater, MN 55082
(directly adjacent to 607 4 th St. So.)
�N 55 4 WIN
water
Heritage Preservation Commission
DATE: February 3, 2011 CASE NO.: 11 -06
APPLICANT: James Nelson and Elizabeth Whitbeck
REQUEST: Demolition Permit for a residential single family home and an Infill
Design Review Permit for a single- family home
LOCATION: 1411 Carnelian St N
HPC PUBLIC HEARING DATE: February 7, 2011
REVIEWED BY: Community Development Director
PREPARED BY: Michel Pogge, City Planned
BACKGROUND
James Nelson and Elizabeth Whitbeck, property owner of 1411 Carnelian St N, are
requesting a demolition permit for the existing single- family residential home on the
property. The property is in the Neighborhood Conservation Design District and as such
needs an infill design review permit for the new home.
1411 Carnelian St N
Demolition and NCD Permit
Page 3
(5) The reason for the proposed demolition and data supporting the reason, including,
where applicable, data sufficient to establish any economic justification for demolition;
The applicant has included a number of items in support of their request.
1. A letter from David Morris, a Licenses Professional Engineer, Was submitted listing a
number of the defects within the current structure.
2. Cates Fine Homes submitted a quote noting that it zvould cost $16,550 more to rehab the
existing home rather than demolish and build anew.
(6) Proposed plans and schedule for reuse of the property on which the building or
structure to be demolished is located;
The applicant stated in their application that they plan to build a nezv single-family home in
its place. Elevations of the home are included in the applicant's packet and will be discussed
further later in the report.
(7) Relation of demolition and future site use to the comprehensive plan and zoning
requirements;
The current comprehensive plan land use designation for the property is Single Family Small
Lot and is zoned RB, tzvo family residential. The plans as submitted would meet all zoning
requirements.
This site is in the Neighborhood Conservation Design District and since the main structure
is being removed the nezv home is subject to the infill design criteria.
(8) A description of alternatives to the demolition;
The applicant included tzvo alternatives to demolition, however, they each come at a higher
cost as opposed to demolishing and building anew.
(9) Evidence that the building or structure has been advertised for sale for restoration or
reuse and that sale for restoration or reuse is not economically feasible.
The applicant did not submit any information that they attempted to advertise the building
for sale for restoration or reuse.
Demolition Findings
Section 34 -5 Subd 2 outlines the criteria for approval or denial of a demolition permit.
There are two criteria the Commission must consider in either approving or denying a
permit.
1. Is the building or structure historically significant?
The code defines historically significant as "any building or structure or portion
of a building or structure on the National Historic Register, a designated local
landmark or a contributing structure or building in a designated national register
historic district." This building is not a historically significant building per City
Code requirements.
1411 Carnelian St N
Demolition and NCD Permit
Page 5
Building and Site
Again, due to the unique lot situation, many of the elements on site layout don't apply
to this case. The home shows good four -sided architecture in the type and style of trim,
detail and roof elements as required for these criteria.
Architectural Details
The level of detail shown on the plans overall reflects appropriate choices in trim and
detail and is appropriate for the neighborhood.
In an email to staff, the applicant indicated that they plan to use cement board lap
siding, similar to Hardie Plank, with 4" reveal. The windows will be Marvin Windows
as outline on the attached window schedule. All windows will be as close to what is
represented on the elevation drawings as possible. The lighting will match what is on
the house today, lanterns by the exterior doors except for the front door. Recessed
overhead lights on the front and back porches.
Since the type of siding, specifics on the windows, and a lighting plan were not
included in the application, conditions related to these items have been added.
Neighborhood Conservation District Design Review Findings
Overall the plans are appropriate for the site and neighborhood. The applicant should
submit additional details regarding the type of siding, specifics on the windows, and a
lighting plan prior to issuance of a full building permit.
ALTERNATIVES
The HPC has several alternatives related to these two requests:
A. Approve. If the proposed demolition and infill design review requests are found
acceptable to the HPC, they should be approved. Staff would recommend the
following minimum condition for approval.
1. All minor modifications to the plans shall be approved in advance by the
Community Development Director. All major modifications shall be
approved in advance by the HPC. Determination of the distinction between
"major' and "minor" shall rest with the City Administrator.
2. The siding shall be cement board lap siding, similar to Hardie Plank, with 4"
reveal.
3. The windows will be Marvin Windows as outline on the attached window
schedule. All windows will be as close to what is represented on the
elevation drawings as possible.
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18 January 2011
City of Stillwater
Heritage Preservation Commission
216 Fourth Street North
Stillwater, MN 55082
Dear Members of the Heritage Preservation Commission:
Through this letter and the attached application we are requesting a demolition permit for the
structure located at 1411 Carnelian St North. This house has been in our family for 90 years and
has been home to 3 generations so this is not a request that we make lightly.
The house is a balloon framed structure that Washington County records indicate was built in
1878, although the roof slopes and the now exposed skeleton indicate two different construction
events.
The attached pages contain the additional information about the house and how we have come to
make this request as follows:
Demolition request permit .................................................... ............................ . *
.. l
Description of the property and history ..................................... ..............................2
Photographs of the elevations of the house ................................ ..............................4
Description of the project and how we came to make this request ..........................6
Economic justification and thinking behind the demolition request .......................9
Description and elevation drawings of the proposed new structure ......................10
Structural engineering report on the condition of the existing structure ...............13
Construction cost estimates on the two options ........................ .............................16
Topographic survey of the property .......................................... .............................17
Note from City of Stillwater engineer about sewer depths ....... .............................18
We ask that you consider this request and grant this demolition permit in an expeditious manner
as we are anxious to move forward with this project and being able to live in our home again.
Sincerely,
James H Nelson and Elizabeth C Whitbeck
1411 N Carnelian St
Stillwater, MN 55082
Heritage Preservation Commission
Demolition Request Permit
Demolition Permit No.
Fee $150*
Receipt No.
Address of Project: 1 lvi CAQP IA-fJ ST; Parcel No.: 2 03 Zd 33, Q d S
Lot Block Subdivision C o A d J, b y
Applicant: -mil A m o s (- PJ t� L -sor3 L L r z X, eJP C: (., k
Address: t4 l l /� � Sl', Telephone No.: ( 17- ° V (o " 4 7 C) 2-1
Owner if different than Applicant:
Address: Telephone No.
Type of Structure: 5 i 1 r �A-rn 7 z nfNn e_
Age of Structure: J 32 XA� Condition of Structure: -Zi ®9 M, ( 0, - Z l < o,W - 4)4 5k �-
I:1 k*tl c c , , n fD S n, M a i g ' a ' n 1'?" M Arl y To ry"I 4 bu i L of r� r C. �
Intended Use of Site after Demolition: S3 PJ! 1t� r AA► i r- h o m e—
Signature of Ap* -ant Chjjt Date
Si nature of O er Date
*After Heritage Preservation approval, there is a 10 -day appeal period. Once the 10 -day appeal period has
ended, the applicant will receive a design review permit which must be signed and submitted to the City to
obtain the required building permits. A building permit must be obtained with the City of Stillwater Building
Department. The fee for the building permit is based on the valuation of the demolition p roject.
Office Use Only
HPC Review Date:
❑ Approved ❑ Denied
City Planner /Community Development Director
Date
0
1411 Carnelian St N.
Stillwater, MN 55082
Map showing approximate nearby property boundaries per Google Maps
Property ID: 21.030.20.33.0082
Property Description: Lots 1 -2 -3 -4 & 6 of Block 16 & S 15ft of lot 7 & pt of vacated
Sycamore St & pt of vacated Carnelian St except S 25ft of lot 6 in Cooper's addition to the City
of Stillwater.
Owners of record: James H Nelson and Elizabeth C Whitbeck
PA
Moore St W
Sycamore St w
Z
St Croix Ave W
Map showing approximate nearby property boundaries per Google Maps
Property ID: 21.030.20.33.0082
Property Description: Lots 1 -2 -3 -4 & 6 of Block 16 & S 15ft of lot 7 & pt of vacated
Sycamore St & pt of vacated Carnelian St except S 25ft of lot 6 in Cooper's addition to the City
of Stillwater.
Owners of record: James H Nelson and Elizabeth C Whitbeck
PA
Property History:
The Washington County records indicate that the house on the property was constructed
in 1878 and we have no reason to question that date except to note that the west most wing of the
house was constructed at some point after the east wing.
In the time period from 1901 to 1906 Martin Christensen acquired the property in a series
of 3 transactions consolidating the ownership under a single party after many years of portions of
the property passing through numerous parties. It is our understanding that Mr. Christensen and
his family resided on the property for some years before this, renting it from the prior owners of
the various parcels.
In 1921 Henry and Cecilia Whitbeck rented the house at 1411 Carnelian from Eliza
Christensen, the widow of Martin Christensen, and moved there from Bayport. In 1929 the
Whitbecks purchased the property from Eliza Christensen and raised their sons William and
Philip there.
In 1959 Henry and Cecilia sold one and a half of the lots to Vernal and Jo Ann Johnson
so they could build the house currently at 1404 William Street where Jo Ann still resides.
The Whitbecks continued to reside on the property through Henry's death in 1969 and
Cecile's death in 1982. At that time ownership of the property was transferred to their son
William Whitbeck.
From 1983 to 1996 the property was rented to a series of tenants.
In 1996 ownership of the property was transferred to William Whitbeck's daughter
Elizabeth and her husband James Nelson. Betsey and Jim moved into the property in 1997 and
have continued to reside there since.
1411 Carnelian St N.
Stillwater, MN 55082
East Elevation
South Elevation
q
1411 Carnelian St N.
Stillwater, MN 55082
West Elevation
North Elevation
.5�
Project Description
Goals:
In the fall of 2009 we started working with an architect to renovate the property and
accomplish a number of goals:
• Raise the elevation of the structure by approximately 3 feet
The structure currently sits in a bowl formed by the existing topography (see the attached
topographic survey for details). The result of this is that there have been increasing
incidences of water infiltration into the house over the last 40 years and significant
damage has been done to the structure of the house. After reviewing the issue with a civil
engineer and several building contractors it was determined that the course of action that
would cause the least disturbance to the surrounding property would be to raise the
house. Since the lifting of the house would need to be done to achieve the goal of putting
a foundation under the entire structure raising the elevation of the structure would be
easily done at that point.
• Put a foundation with frost protection under the entire structure
The current structure has a foundation under approximately half of it. A foundation
exists under the kitchen, the stairway area and about half of the dining room area. The
living room has a shallow limestone foundation, the other half of the dining room appears
to be resting on shallow piers of piled stones and the den has a slab foundation without
any frost footings. In the 1940's the current foundation was dug to underpin the kitchen
and stairway as the western most section of the house was in the process of sinking as the
house hinged at the junction of two different additions. At that point the western wall of
the structure was almost 5 inches lower than the eastern wall. The portion of that
addition that was not underpinned has continued to sink until now the southwest corner of
the structure has sunk several more inches and is in direct contact with the ground (see
attached report from structural engineer). After discussions with several building
contractors it was determined that the most effective way of putting a foundation under
the house was to raise the structure and have the foundation dug and constructed all at
one time.
• Modernize the plumbing
The house currently is attached to the city water supply but also has a septic tank and
drain field that was installed in the 1950's. The house has a single full bath and a
separate small room with only a stool off the kitchen and we want to have a full bathroom
on the first floor of the house. We also would like to install a dishwasher in the kitchen.
The existing plumbing in the house was done with galvanized pipe that has rusted to the
point where water pressure is a significant issue so there is also a goal of replacing this
with more modern plumbing. Although the septic tank and drain field are still in good
repair, they have a limited life expectancy and would not support having additional
bathrooms installed in the house plus any increase in water usage from other appliances.
Y
The City of Stillwater will not allow new septic tanks to be installed with the city limits
and is requiring that we connect to the city sewer.
Connecting to the sewer system creates another challenge that also fed into the first two
goals (raising the structure and installing a complete foundation). The current elevation
of the structure and surrounding topography does not provide enough of a downhill run to
reach either of the two connection points with a normal 4 inch drain pipe and still have
that pipe remain 48 inches below ground at all points of the almost 300 foot run (see the
attached topographic survey and city engineers note about sewer main depths). This
would require either raising the elevation of the structure and some of the surrounding
topography or obtaining a variance to connect using a larger diameter pipe and installing
that pipe at a significantly higher cost.
• Install a staircase that meets building code requirements
The existing staircase can best be described as a slightly inclined ladder. The rise verses
the run is significantly greater than any standard staircase and there is only 5 feet of
clearance as it transitions between the first and second floors. As we get older these
stairs will become increasingly difficult to climb and the low clearance will make it
difficult for anyone providing emergency services to reach the second floor. We would
like to have a staircase with a normal incline and that provides the 6ft -8in of clearance
that is required by code.
• Add a first floor family room, first floor bathroom and master bedroom suite
The house is currently just over 1200 square feet in size. After living in the house for
over 13 years we would like to add the additional space to make the house more livable
for us and to add the first floor bathroom so that we can continue to live in the house as
we get older and can no longer navigate the stairs.
Progress To Date:
By November 2010 the construction plans were finalized, a structural engineer had been
engaged to ensure that the old structure would support all of the changes, a contract was signed
with Cates Fine Homes to do the construction and a building permit was applied for with the
City of Stillwater.
In December 2010 Cates began the interior demolition on the structure that was called for
in the plans under a permit obtained from the city earlier in the year. By mid - December they had
largely finished that demolition. About that time they were also notified by the City of Stillwater
that the building permit had been approved and was available to be picked up.
IN
Current Status:
After the demolition was completed the structural engineer, David Morse, visited the site
to look at the existing structure now that it was exposed. At that point he saw several issues with
the existing structure being able to support itself through the process of being raised, much less
supporting the planned modifications. He requested that the floor boards be removed from the
first floor of the structure so that he could see the condition of the joists and sills since he saw
issues in the structure above that made him question their viability. The floor boards were
removed a few days later and the exposed areas showed that his concerns were justified.
Photographs of the exposed areas were sent to the engineer for review.
The final report from the structural engineer (see attached copy) indicated that the
existing structure was not sound enough to support the planned modifications and that effectively
a new building would need to be constructed inside the shell of the existing structure if we
wanted to continue in the way we had planned.
8
Demolition Justification:
After reviewing the report from the structural engineer (see the attached copy of the
report) which indicated that extensive work would be needed to strengthen the existing structure,
work which was not included in the original construction contract, we asked Cates Fine Homes
to put together an estimate of three different options.
• Option #1 — Perform the work outlined by the structural engineer to strengthen the
existing structure.
• Option #2 — Remove the second floor of the house, strengthen the first floor per the
structural engineer and build the second floor and roof as new construction.
• Option #3 — Tear down the existing structure and construct a new house
Part way through the estimating process it became clear that Option #1 and Option #2 were
essentially the same thing and would require the same amount of materials and labor so Option
#2 was disregarded.
The resulting estimates (see attached estimate from Cates Fine Homes) showed that it
would be significantly more expensive ($17,000) to strengthen the existing structure than to
demolish the existing structure and start from scratch. Note that these estimates reflect cost
increases to the project as it was originally conceived and not total dollar amounts for the project.
A number of other economic factors also come into this decision:
• We have already spent in excess of $20,000 in designing and labor to save the
original structure
• Additional money would need to be spent having the structural engineer and architect
specify and draw out exactly what would need to be done to the structure to
strengthen it correctly
• We have already scaled back our original plans substantially in order to bring this
project in within an affordable budget
• Even the least expensive of these options adds almost $25,000 to the planned
construction costs
The only option that we believe makes sense is to tear down the existing structure and build a
very similar home on the same site.
9
Plans for A New Structure:
In reviewing the existing building plans there were only a few changes that we wanted to
make that would be visible on the exterior if the entire structure was going to be built from the
ground up:
Change the pitch of all the roof sections to be 12/12 so that they would match the steepest
slope of the existing house and be more in line with the 1870's heritage of the original
house.
Raise the ceiling heights of the entire second floor so that there could be flat 8ft ceilings
without any knee walls or rafters cutting through. This would increase the height of the
building by about 2 feet.
Add a second story above the den to add some additional space to the second floor and
allow the guest bedroom to be larger and the floorplan to be less cluttered.
The footprint of the house will remain the same as the footprint on the plans that have already
been approved by the city, so no additional changes are needed to the drainage plans. The
structure will be slightly taller than the original plans but is well within the height permitted by
the zoning regulations. The new house will also retain much the same look and feel as the old
house.
The architect has developed some elevations of what the new structure would look like that are
on the following pages.
E
EAST
01 1/8" = 1' -0"
2 SOUTH
01 1/8" = 1' -0"
Proposed Elevati - Front and Main Side
Whitbeck Nelson House
1411 North Carnelian Street
Stillwater, MN 55082
Date 01/02/11 O
Scale 1/8" = 1' -0"
3 NORTH
02
02 1/8" = 1' -0"
118" = 1' -0"
4 WEST
Proposed Elevations - Back and Hidden Side
Whitbeck Nelson House
1411 North Carnelian Street
Stillwater, MN 55082
Date 01/02/11
Scale 1/8" = 1' -0"
02
-L-L
JANUARY 10. 20 1 1
MEL.A.NJE A.. KuHN, RA, LE.ED AF
700 WASHINGTON AVENUE, #613
MINNEAPOLIS TIN 5401
DAVtO S. MORRIE1, P*A
6;940 TICONDEROGA TRAIL
EDEN PRAfRIC, M'S S$3 46-2102
PHONE
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Ass REQUESTED, f AM SUMMARIZING HERE MY OBSERVATIONS ANTS QPtNIONS
RE453ARDINS THE CONDITION OF THE EXISTING SUI�-DING STRLICT"R —1 HE
INTENTION LINDER-LYIN13 THE REPORT 19 TO DESCRIBE CURRECTIV9 WOt
I-4EUESSAVY ik MY rlPtNBON TO MAKE 7*4E BUILDINO COMPLIANT WITH THE
STRUCTURALL-Y PRD'VtWONS OF THE MINNESOTA STATE
Corcm, THIS t$ 8ASC0 ON VISUAL INSPECTION! MAOP- ON 8-27-1 0 AND ON
1 0, AT WI- TIME PHOTO$ WERE TAKEN. IT IS ALSO BASeO ON A
TO ME THAT WERE TAKEN AvTc�R THE REMOVA�- OF
VvIEW L. PHOTOS R EST
PORTIONS OF THE FIRST FLOOR SHCATRING.- WHICH ALLOWED AN INSPECTION- OF
THE Flk!51 FLOOR PRAWN O AT THE 8UtLDtNG peRaMCT ER. THE DEMOLITION PLAN5
ISSUED By YOU ON 1 1 < 20-1 0 APE USCO, FOR REFERENCE TO Cif VARIOUS
AREAS TAI SCOSEEO-
Roth FRAMING At-40 SECONDSTORY WAt,t
ROOF FRAMING TYPICALLY caNSISTS OF ZX4 RAFTERS AT 24 OX., rXaCPT AT
THE CAST * *JING WHERE THEY ARE AT 36 O C. C04-LAR TIES TYPICALLY TIE THE
RAFTERS TOGETHER AT THE CEILING HEIGHT- ROOF SHEATHtt'40' IS 5PACCO I x
60ARDS, WITH Cie:OAR SHAKES SHOWING IN THE MAPS 8ET WEEN THE: BOARDS. IT
IS NOT KNOWN IF THERE ARE ANY OT14MR LAYERS OF MATERIAL 13ETWCACN THE
CEDAR SHAI49 AND THE METAL REjoF. ROOF f AT 71-4E ENTRY PORCH AND
AT THE WEST PORCH fS NOT VI S I OLS, qtI,4cv THE PORCH CEILtNJ3 IS STILL IN
pLAUg SO THAT THIS FRAMING iS UNKNOWN. SCCONO STORY WALLS ARE
TYPICALLY 2X.4 AT I S" O.C. WALLS ARE BALLOON-FRAMED, MZANj.NG THAT
ST UOS ARE CONTINUOUS FROM THE TOP OF THF WALL AT ROOF RAFTER SEARtnF5
ELEVATION DOWN TO THE FOUNDATIOtq, WItqonw opEw:r4rs IN THE SER. ONO
'STORY WALLS 00 NOT HAVE ANY READERS. WALL SHEATHING CONSISTS OF
4-40RAZONTAL I X BOARD SHEATHING,
IN -4Y OPINION, THE: FOLLOWINU CORRE=TWE WORK WILL BE
REM12VE METAL RMOF AND CIEOAR SHAKES AND ROOF EReATI-41NG BOARDS AND
PF-PLACK WITH PLYWOOD ROOF SHEATHINO�
* ADD ADDITIONAL RAFTER SETS WITH COLLAR TIES AT THE EAST WING TO
REDUCE THE 0AFTEP SPACINM FROM 36" 70 1 8"- UPP ER ROOF -S, ACID rqF-W ZX4
1 AT BOTH THE CENTER WING ANO THE WEST WING
DIAGONAL mE S TO TI-4E RAFTER/COLLAR TIE BETS TO CONVERT THESE TO
THE EQUIVALENT OF SCISSORS TRU C:S, WITH REPAIRS AL 50 4A:A09 TO EXISTING
INADEQUATE CONNECTIONS eETWEEN COLLAR TIES AND RAFTERS.
1 3
. . . . . . . . . . . . .
1 3
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ATTHe JUNCTURE BETWEEN Ttle: CENTER AND WEST WINGS, ADD A NEW RCTOF
89-AM AND POSTS TO FROYMION FOR THE PRESENT LACK OF SUPPORT ALONG
THIS LINE.
' INSTALL NEW )4EADERS AT ALL WALL, OPENINGS THAT PRESENTLY HAVE No
HEADER,
'- ADD NEW WALL STUDS UN:OVR 1 AND AS REQUIRED TO HAVE WALL.
STUDS AT 1 6" M.C.
5. 1
SECOND FLOOR JOISTS ARE TYPICALLY OPIENTED NIfIRTH/SOUTH AT THE CENTER
AND WEST WINGS. THEY ARE ATTACHED TO THE BALLOO"IrRAMED EXTERIOR
WALLS WITH BEARING ON A LF-T-IN I x4 LEDGER AN StOr NAILS INTO THE WALL
STUDS, THE SOTYOMS OF THE JOISTS ARE NOTCHED WHERE THEY PLIN OVER , r HE
I x4 LEDGER, THE BOTTOM NOTCHES ALSO OCCUR WHERE THE dDIST5 SEAR ON
INTERIOR 2x4 STUO WALLS. JOISTS ARE SEVERELY DAMAG90 IN A NUMBER OF
LOCATIONS WHERE THEY HAVE 91-F-EN CUT AROUND OaSTRUCTIONS SUCH AS THE
CHIMNEY OR FOR PLUmBIN13 RUN'q
!N My OPINION THE FOLLOWING CaRRECTIVE WORK WILL SIE REPUIRED.
SISTER NEW jOjS ONTO ALL DAMA13ED JOrSTS.
REINFaRCE CONNECTIONS AT THE SA.4„LOON- FRAMED WALt'S.
INSTALL NEW FLYW000 FLOOR SHEATHING AFTER REMOVING ALL EXt5TINra I X
5OAQ`D -t-
x INSTALL NEW HEAVE S AND WALL STUDS AT ALL rIRST STORY WALL OPENINGS'
AND AS REQUIRED UNDER HEAOER SCARINM AND TO PROVIDE FOR WALL STUDS
AT 1 6 11 T c,
F'IRST FLOOR JOISTS --PAN NORTH/SOUTR Al-40 BEAR ON TfMWEP SILL BEA MS AT
THE BUILDING PERImET,%R THE JOISTS ARE EITHIEO Sr,2TTOM NOTCHED FuR
BEARING ON A 2X4 LEDGER THAT IS IN TURN ATTACHED TO YH TIMBER BILL
VACAM OR THE JOISTS; BEAR ON NOTCHES CUT INTO THE GILL SEAMS. AT THE
iNTCRIOR FOUNDATiON WALL AT THE SOUT" SIDE OF THE 13ASEMENT THE JOISTS
ARE CONTINUOUS OVER THE FOUNDATION WALL ANN SFMPLY SEAR ON IT WHERE
THEY mErT. THE JOISTS ARE GENERALLY IN GOOD CONDtTEON AT THE INTERIOR,
OF THE BUILDING AND AT THE PERIMETER OF THE BASEMENT BUT SHOW SIC3NS
OF ROT AT ALL OTHER PERIMETER CT NOITfUNS WHERE THE SILL BEAMS: BEAR ON
SHALLOW STONE: FOUNDATfON WALLS OR HAVE UOM44 IN CONTACT WITH EARTH,
THE -Sil-l- eEA-49 AT THE SHALLOW 5T0r4F- FOUNOAT104-4 WALLS ALL HAVF- ROT OR
ARE SUSPECTED - 70 HAVE ROT. THE SHALLOW ST THE FOUNDATION WALLS APE
NOT A 0000 TYPE Or FOLINDATtor-k IN THAT THEY ARE GENERALLY NOT, ir-ITACT,
ARE NOT WATERTIGHT, PRO ABLY DO NOT EXTEND TO THE REqumEo DEPTH F
FROST PROTECTION, AND an NOT PROVIDE A GOOD CONNECTION TO THE WOOD
SUPERSTRUCTURE. THE ORIGINAL f WALLS AT THE !BASEMENT
PERIMETER HAVE AT SOME PC34NT BEEN REINf'ORCE0 WITH AN INNER 4ACKCT OF
EtTRER CONCRETE BLOCK OR POURED CONCRETE. THESE NEWER FOUNDATION
WALLS APPEAR TO 6f, PEPFO14 MIN G WELL. IT 15 OBVIOUS THAT, THE FIRST FL13OR
FRAMING HAS EITHER EXPERIENCED UNEVEN SETTLING OR THAT THE FLOORS
WERE INSTALLED AT DIFFERENT ELEVATIONS AS THE W3NGS WERE BUILT ONTO
THE ORIGINAL 8"ft-OiNG, OR A LITTLE OF BOTH OCCURRED. BUT iN ANY CASE THE
FLOOR IS NOT LEVEL ACROSS 114C SUIL•NNS.
IN My OPINION THE P - OLLOWfNG CORRECTIVE WORK WILL BE REQUIREDY
PE MOVE AND REPLACE ALL ROTTED TIMBER SILL BEAMS WITH, NEW PPESSURE
TREATZO SILL BEAMS,
* CUT ROTTED ENDS Of-'.JOISTS AND SISTER ON NEW JOISTS AS REQUtRE0.
H
'Alnuary 10, 20) 1
Page 3
.r REMOVE AND REPLACE ALL PERIMETER 5HALaLOW STONE FOUNDATIONS WITH
NEW CODE FOUNDATION WALLS AND FEIOTINGS.
-�' AD(> JOIST HANGERS AT ENDS OF JOISTS WHERE THEY BEAR ON TIMBER SILL
REAMS AT THE BASEMENT PERIMETER.
* RAISE THE UNEVEN PIfIRTIONS OF THE: FIRST 1 f AND RESET ON
EXISTING OR NEW r WALLfA AFTER TREATED PLATES OR SIr--L SEAMS
HAVE SEEN INSTALLED BETWEEN THE WC300 rRAMINM AND THE FOUNDATION
V.'ALLS.
OTHE Ts
A MEN
AT THE CAST WING A NEWER SHELL WAS 1&OOZ0 INSIDE T'*AF- FXISTfNO WALLS AND
ROOF FRAMING IN AN ATTEMPT TO SQUARE UP AND LEVEL THIS WANOi. E
ADVISED THAT THE ORIMINAL SHELL IS NOT SOUARC. S#NMCTHERE IS A S'LA.5 ON
GRADE HERE, THERL WAS P40 OPPORTUNITY TO INSPECT THE FOUNDATION WALLS
AND THEY SHOULD BE CONSIDERED SUSPECT WITH REGARD TO THEIR FROST
PROTECTION DEPTH AND THEIR GENERAL CONOtTION.
ROOV V FLOOR FRAMING AND FOUNDATIONS AT BOTH �01404 ARE NOT
OBSERVABLE: AND NO COMMENT CAN BE MADE AT THIS TIME, REGARDING EITHER
T"Vtk CONDITION OR THEIR NEED FOR CORRECTIVE WORK.
IT IS HOPED THAT THIS REPORT WILL BE U5EFU6 FOR OOTH PLANNING THE
DES113N OF THE BUILDING AND rOk DEVELOPING COST ESTIMATES FOR
CORRECTIVE WORK. PLEASE CALL IF THERE ARE ANY f,UESTEONG OR IF I CAN
A5515TFURTHER.
SINCERELY,
DAVID E9, Tyr ORR&B P.E%
I
CATES FINE HOMES
2000 Industrial Blvd
Stillwater, MN 55082
James Nelson & Betsey Whitbeck
1411 N Carnelian St
Stillwater, MN 55082
January 13, 2011
COST COMPARISONS:
New house:
Material $13,900.00
Material & install of 8 windows $ 3,600.00
Labor — carpentry $ 9,600.00
Dumpsters and labor (tear down) $ 3,800.00
House lifting ($6,000.00)
Total $24,900.00
Fix of existing whole home:
Material
$11,900.00
Material and install of 3 windows
$ 1,350.00
Labor
$24,600.00
Dumpsters
$ 600.00
House lifting
$ 3,000.00
Total
$41,450.00
Please note:
In the 40 plus years of remodeling in the Stillwater area we have worked with many old
homes and saved the core structure, i.e 1420 North 4 th Street, 1224 South Second
Street. While we'd like to try to work with and utilize the structure 1411 N Carnelian we
feel it's a detriment and more wasteful to save the structure than demolition completely.
P ,
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1 7
From: Torry Kraftson (tkraftson @ci.stillwater.mn.us)
To: jim_nelson @att.net;
Date: Thu, June 10, 2010 12:00:27 PM
Cc: cshilts @ci.stillwater.mn.us; bwhitbeck @att.net;
Subject: RE: Contact info
Jim,
I got the bench mark from Dan (monument at William/Moore 948.72). I went out with one of our technicians and
shot the sewer. Here are the elevations:
Sewer manhole at William /Moore
Rim: 949.29 Inv: 935.54
Sewer manhole at William/Sycamore
Rim: 943.58 Inv: 929.89
The sewer flows south on William from Moore to Sycamore at 1.8% grade. Your driveway is about 100 feet
south of Moore Street, so the sewer invert in William Street where your driveway comes out is approximately
933.74. It is much deeper than the sewer at Carnelian. Hopefully that will get you going.
Sincerely,
Torry Kraftson Assistant City
Engineer City of Stillwater 216 North
4th Street Stillwater, MN 55082
Phone: 651- 430 -8831 Fax:
651- 430 -8810 Email:
tkraftsongci. stillwater.mn.us
f
Heritage Preservation Commission
DATE:
APPLICANT:
REQUEST:
LOCATION:
ZONING:
HPC DATE:
REVIEWED BY:
PREPARED BY:
BACKGROUND
February 2, 2011
Daniel Regan
Design Review for the construction of a 15,480 sq ft building in the
Campus Research & Development Zoning Distinct
2900 Curve Crest Boulevard
CRD, Campus Research & Development
February 14, 2011
Bill Turnblad, Community Development Director
Torry Kraftson, Asst. City Engineer
Michel Pogge, City Planner/UlTe
CASE NO.: 11 -07
Dan Regan of Airlake Development is proposing to construct a 15,800 square foot single
story multiple tenant office building at 2900 Curve Crest Boulevard. It is designed to
be a medical office building, to be known as The Curve Crest Health Center. The
Airlake Development lot has two building sites. The medical office building will
occupy one site and the second will remain vacant for now.
The subject property is one of four lots in the Bradshaw Addition. The lot to the west is
home to the Associated Eye Care facility. The lot immediately to the east has two
building sites: one for an existing multiple tenant office building, the other is vacant.
And, the fourth lot is the site of the Bradshaw Funeral Home.
With professional office buildings on both sides of Airlake Development's lot, the
proposed Curve Crest Health Center represents a compatible land use. Moreover,
development of the four lot plat has already incorporated all of the infrastructure
improvements necessary to accommodate the new building.
Airlake Development Design Review
Page 3 of 4
Exterior Lighting
Building - All building lights, including security lights, must be downlit. Light sources
will need to be shielded from direct view of the public. Cut sheets of the fixtures shall
be provided to the Community Development Department and found satisfactory prior
to issuance of a building permit.
Parking Lot - As noted on sheet E1.1, the lighting at the southern edge of the residential
properties to the north are calculated to be 0.0. Cut sheets of the fixtures are included in
the HPC packet.
Signage
Enclosed with the design review permit is the overall sign placement and style
proposed for this site. The location of the low profile monument sign and the building
signs seem acceptable. A design review permit and sign permit will both be needed
prior to installing any of these signs.
ALTERNATIVES
The Heritage Preservation Commission has the following options:
1. Approve the Design Review Permit with the following conditions:
a. All changes to the approved plans shall be reviewed and approved by the
Community Development Director. Any major changes will also need to
go to the Planning Commission and/or Heritage Preservation
Commission for review and approval prior to issuance of any building
permits.
b. All utilities and ground or roof top mounted mechanical equipment must
be screened from public view.
c. A sign permit is required for any monument or building signage.
d. Any outside trash receptacles must be completely screened with the same
building materials as the main building.
e. All gutters, downspouts, flashings, etc. must match the color of the
adjacent surface.
f. The street address of the building shall be displayed in a location
conspicuous from the public street.
g. The site drainage shall be revised to be consistent with the approved
drainage plan for Bradshaw Addition.
h. There are two locations on the plan where gutters discharge across paved
surfaces (Plan Sheet C3.1). This could result in icy conditions during
freeze thaw cycles. Additional catch basins should be considered to avoid
this pedestrian hazard.
i. Plan sheets C1.1 through L1.1 must be signed prior to issuance of a
building permit.
DESIGN REVIEW APPLICATION FORM
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER, MN 55082
Case No: ®lZ CSI 7
Date Filed: I ?-1 D I/
Receipt No.:
Fee: $25.00
The applicant is responsible for the completeness and accuracy of all forms and
supporting material submitted in connection with any application. All supporting
material (i.e. photos, sketches, etc.) submitted with application becomes the
property of the City of Stillwater. Photos, sketches and a letter ofintent is
required.
Fourteen (14) copies of all supporting materials are required.
All following information is required
PROPERTY IDENTIFICATION
Address of Project �q°d (44rye Cres4 Bl
Assessor's Parcel No. )' 0 30 - 24 Oa
(Required
Zoning District Description of Project in details�G 1�2v -eu,
7
14XP
C d n�S {� �! c 7 a�
� ` �.
r,5" �8� Sl• 4 r-e )CA0 7
C.�C
7 hereby state the foregoing statements and all data, information and evidence
submitted herewith in all respects, to the best of my know /edge and belief, to be
true and correct. I further certify I wi // comply with the permit if it is granted and
used"
If representative is not property owner, then property owner's signature is required
Property Owne e U4 Representative A a Gt
Mailing Address GJ4;fP Mailing Address a86 4Ji 4 8eai- /}v--
City State Zip If wood MN �S /off
Telephone No.
Signature
(Required)
City State Zip _do % wood . ,W /t/ 53 - o?
Telephone No.
Signature
(Re uired)
H: \mcnamara \sheila \2005 \design review permit.wpd
July 13, 2005
Jk,aGTnfl30H90 WDICHK X& LVMTIIJS/1VdJMllnS iM /mIdO'SWOVINMUaIR aM(VTdIV
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FEATURES & SPECIFICATIONS
INTENDED USE — Ideal for car lots, street lighting or parking areas.
CONSTRUCTION — Rugged, .063" thick, aluminum rectilinear housing. Formed for weather -tight seal and
integrity. Naturally anodized, extruded aluminum door frame with mitered corners, is retained with two
.188" diameter hinge pins and secured with one quarter -turn, quick - release fastener. Weatherproof seal
between housing and door frame is accomplished with an integrally designed, extruded silicone gasket
that snaps into the door frame, and another gasket applied to the housing.
Finish: Standard finish is dark bronze (DDB), polyester powder finish with other architectural colors available.
OPTICS — Reflectors are anodized and segmented for superior uniformity and control. Reflectors attach
with tool -less fasteners and are rotatable and interchangeable. Five cutoff distributions available: Type II
(roadway), Type III (asymmetric), Type IV (forward throw, sharp cutoff), Type IV (wide, forward throw), Type
V (square). Lens is.125" thick impact- resistant tempered glass with thermally applied silk- screened shield.
ELECTRICAL — Ballast: Constant wattage autotransformer for 250 -400W. Super CWA pulse -start ballast
required for 320W and 35OW (S(WA option). Super CWA (pulse start ballast), 88% efficient and EISA
legislation compliant, is required for 250 -40OW (SCWA option) for U.S. shipments only. CSA or INTL required
for probe -start shipments ouside the U.S.
Ballasts are 100% factory-tested.
Socket is porcelain, horizontally mounted medium base socket with copper alloy, nickel- plated screw shell and
center contact UL listed 1500W-6OOV.
INSTALLATION — Extruded aluminum arm for pole or wall mounting is shipped in fixture carton. Optional
mountings available.
LISTING — UL listed (standard). CSA Certified (see Options). NOM Certified (see Options). UL listed for 25 °C
ambient temperature and wet locations. IP65 rated.
Note: Specifications subject to change without notice.
Catalog
Number
Notes
10
Area Lighting
KSF2
METAL HALIDE: 250 -40OW
HIGH PRESSURE SODIUM: 200 -40OW
Specifications
15'to 25' Mounting
EPA: 2.0 ft' (.28 m')
1 These wattages the REGC1 option to be for shipmen
(includes arm)
ta rim
2Oco 480into
Glibmb faTitle 20 mmpranm.250M RK,(16 mtaibNe in 34N aV.
10 Must specify voltage. Not available with TB.
Length: 24 -19/32 (62.5)
11 Maximum allowable wattage lamp included.
D
Width: 17-25/32 (62.5)
Arm 4 L
Voltage
Depth: 8-5/16 (21.1)
Mounting
6 Must specify CWl for use inCanada.
Arm: 4(10.2)
Mounting option
Drilling template
*Weight: 52 lbs (23.6 kg)
Metal halide
R2
Type II roadway
SPxx, RPxx, DAl2P
5
*Weight as configured in example below.
WBxx DAl2WB
6
All dimensions are inches (centimeters) unless
250MI 350Mz
T pe III asymmetr'
otherwise specified.
WWxx
7
For shortest lead times, configure product using bolded options. Example: KSF2 400M R3 TB SCWA SPO4 LPI
KSF2
drilling pattern.
1 These wattages the REGC1 option to be for shipmen
ta rim
2Oco 480into
Glibmb faTitle 20 mmpranm.250M RK,(16 mtaibNe in 34N aV.
10 Must specify voltage. Not available with TB.
Accessories: Tenon Mounting Slipfitter
11 Maximum allowable wattage lamp included.
Series
Wattage
Distribution
Voltage
Ballast
Mounting
6 Must specify CWl for use inCanada.
Tenon O.D.
One
Two @180°
KSF2
Metal halide
R2
Type II roadway
120 347
(blank) Magnetic
I=
Arm length
Shipped separately
2- 7/8 "(7.3)
250MI 350Mz
T pe III asymmetr'
208 480
CWI Contant wattage
SP_ Square pole
04 4" arm
DAl2P Degree arm, pole
T35 -280
3201111 400M
R4SC
Type IV forward
2406 TB'
isolated
RP— Round pole
06 6" arm
DAl2WB Degree arm, wall
High pressure
throw, sharp cutoff
277 23050HZ°
277
�. >••,..- •.- .....
.. O
WB_ Wall bracket
09 9" arm
KMA Mast arm adapter
sodium s
R4W
Type IVwide,
forward throw
SCWA Super CWA pulse-
WW_ Wood pole
P
12
12"
KTMB Twin mounting bar
2005 4005
start ballast
wall bracket
arm
RS
Type VSquare
2505
NOTE: For shipments to U.S. territories,
SCWA must be specified to comply
with EISA.
Options
Finish
Lamp
Shipped installed in fixture
EC Emergency circuit"
Shipped separately
(blank) Dark bronze
CR
Corrosion
LPI Lamp
PER
NEMA twist-lock receptacle
CSA CSA Certified
PEI NEMAtwist -lock PE(120,208,24OV)
DWH White
resistantfinish
included
only (no photocontrol)
NOM NOM Certified'
PE3 NEMA twist -lock PE (347V)
DBL Black
CRT
Non -stick
ULP Less lamp
SF
Singlefuse (120, 277,347V)
INTL Available forMH robe -start
PE4 NEMA twist-lock PE 480V
( )
DMB Medium
protective
coating
OF
n /aTB
Double fuse (208, 240, 48OV)
shipping outside the U.S.
9
KW1 KiloWatch®120V control relay
PE7 NEMA twist-lock PE (277V)
bronze
DNA Natural
n /aTB10
SC Shorting cap for PER option
r
QRS
Quartz restrike system"
KW4 KiloWatch ®277V control relaylZ
1475
HS House side shield (R2, R3) 14,11
aluminum
NIGHTT
°11
REGC1 California Title 20 effective
VG Vandal guard"
I
rY
QRSTD
QRS time delay
1/1/2010
o..tisrP,
n,xi.
Notes
drilling pattern.
1 These wattages the REGC1 option to be for shipmen
ta rim
2Oco 480into
Glibmb faTitle 20 mmpranm.250M RK,(16 mtaibNe in 34N aV.
10 Must specify voltage. Not available with TB.
Accessories: Tenon Mounting Slipfitter
11 Maximum allowable wattage lamp included.
3 Must be ordered with SCWA.
12 KiloWatch' controlsareavailableonlywith250Sor400S.
4 These wattages do not comply with California Title 20 regulations.
13 May be ordered as an accessory.
Number offixtures.
14 Prefix with KSF2 when ordering as anaccessory.
6 Must specify CWl for use inCanada.
Tenon O.D.
One
Two @180°
Two @90 ° Three @120°
Three @90 °"
Four @90 °
2- 3/8 "(6)
T20 -190
T20 -280
T20 -290 T20 -320
T20 -390
T20 -490
2- 7/8 "(7.3)
T25 -190
T25 -280
T25 -290 T25 -320
T25 -390
T25 -490
4 "(10.2)
T35 -190
T35 -280
T35 -290 T35 -320
T35 -390
T35 -490
Notes
drilling pattern.
1 These wattages the REGC1 option to be for shipmen
ta rim
2Oco 480into
Glibmb faTitle 20 mmpranm.250M RK,(16 mtaibNe in 34N aV.
10 Must specify voltage. Not available with TB.
2 Use reduced jacketed lamp.
11 Maximum allowable wattage lamp included.
3 Must be ordered with SCWA.
12 KiloWatch' controlsareavailableonlywith250Sor400S.
4 These wattages do not comply with California Title 20 regulations.
13 May be ordered as an accessory.
5 Not ava i lable with SCWA.
14 Prefix with KSF2 when ordering as anaccessory.
6 Must specify CWl for use inCanada.
15 Available with R2 and R3 distributions only.
7 Optional multi -tap ballast (120, 208, 240, 277V); (120, 277,
16 Seewww.Ixhonb.an/ar)colorsfaadd tkwIcobroptiars.
347V in Canada).
17 Black finish only.
8 Consult factory for available wattages.
18 Must be specified.
9 Use 9" arm when two or more luminaires are oriented on a 90°
19 Must use RP09 or RP12.
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Memo
Community Development Department
To: Heritage Preservation Commission
From: Michel Pogge, City Planne
Date: Friday, February 04, 2011
Re: 2011 -2012 CLG Grant to create a local designation district
Message:
As I have discussed with the Commission, it is my intent to apply for a CLG Grant this
year to create the City's first local designation district. I have spent some time
discussing this year's application with Mike Koop from the SHPO office. I originally
was hoping to indentify three possible areas in the grant application then as part of the
work with the consultant to select one of the three areas to create a local district. Mike
expressed some concern with this method and recommended that the HPC select just
one district for the grant application.
To that end, enclosed is an excerpt from Don Empson's July 2006 report Designating
Historic Homes and Historic District. In it he recommended three areas for the City to
consider making local designation districts. (See Map A).
Properties on Heirloom Home or Landmark Sites Program
The City is now in the third year of its Heirloom Home and Landmark sites program.
Throughout the City, there are currently 137 property owners who have voluntarily
agreed to be part of the program. As we wrap up the year it is likely the number will
go up to around 150 to 160 properties in total. Map B shows which properties have
already signed up for the program.
From the desk of...
Michel Pogge, AICP • City Planner • City of Stillwater • 216 N. 4th Street • Stillwater, MN 55082
651.430 -8822 • Fax: 651.430 -8810 • email: mpogge@ci.stillwater.mn.us
The following table shows the total number of properties in each potential local
designation district, the number of properties in the heirloom home or landmark sites
program, and a ratio of the total number of properties in the area to the number of
properties in the heirloom home or landmark sites program.
Map B: Overview of properties on Heirloom Home or Landmark Sites Program
Area
Total number of
Properties
Number of Properties
in the Heirloom Home
or Landmark Sites
Program
Percentage of total to
number on Heirloom
Home or Landmark
Sites Program
1
213
22
10.3%
2
316
31
9.8%
3
126
19
15.1%
Potential district 1 and 2 each have roughly the same participation rate around 10%
while district 3 have a slightly higher rate of 15.1 %.
Neighborhood Architectural Survey Areas
Over the years, the Commission has completed 10 Neighborhood Architectural
Surveys. As we move to create a local designation district these surveys will be an
important resource for any consultant completing the work. The northern half of
potential district #1 was surveyed as part of the East Half of the Churchill, Nelson,
Slaughter Addition survey while the southern half remain unsurveyed. Potential
district #2 is divided between two surveys, Greeley Addition and South Hill. Finally,
potential district #3 was surveyed as part of the North Hill survey.
Potential Heirloom Home or Landmark Sites
As part of Don Empson s Designating Historic Homes and Historic District he identified
potential heirloom home and landmark sites for the entire eastern portion of the City.
The following table shows the total number of properties in each potential local
designation districts, the number of potential heirloom home or landmark sites in each
district, and a ratio of the total number of properties to the number of properties in the
heirloom home or landmark sites program.
Map D: Overview of potential Heirloom
Home or Landmark Sites
Area
Total number of
Properties
Number of potential
Heirloom Home or
Landmark Sites
Percentage of total to
number of potential
Heirloom Home or
Landmark Sites
1
213
114
53.5%
2
316
155
49.1%
3
126
41
32.5%
From the desk of...
Michel Pogge, AICP • City Planner • City of Stillwater • 216 N. 4th Street • Stillwater, MN 55082
651.430 -8822 • Fax: 651.430 -8810 • email: mpogge@ci.stillwater.mn.us
Recommendation
Staff recommends that the HPC pursue developing a local designation district for the
North Hill for the following reasons:
1. It is the smallest area and since this is the first designation district for the City it
will allow us to work with a smaller group of property owners as we develop the
district.
2. It has a slightly higher percentage of property owners that have elected to
voluntarily participate in the heirloom home or landmark sites program which
may show they have some level of support for historic preservation.
3. The entire area has been previously surveyed.
Action
Discuss and direct staff on which potential district to pursues a CLG Grant in order to
establish it as a local designation district.
From the desk of...
Michel Pogge, AICP • City Planner • City of Stillwater • 216 N. 4th Street • Stillwater, MN 55082
651.430 -8822 • Fax: 651.430 -8810 • email: mpogge@ci.stillwater.mn.us
EXCERPT FROM:
Designating Historic Homes and Historic Districts.
Report to the Stillwater Heritage Preservation Commission
by Donald Empson, Consultant
July 2006
Historic Districts
With a view to determining the potential historic districts in
Stillwater, I viewed every house in the old part of Stillwater (Conservation
District) and indicated whether it was 1.) a house built since 1920; 2.) a pre -
1920 house that no longer had a significant portion of its original integrity;
3.) a pre -1920 house that did have a significant portion of its original
integrity; 4.) potentially a Landmark House.
The accompanying map shows the results. With this map, the
members of the H.P.C. have pretty much the same basis I do in determining
an Historic District, so my recommendations are pretty much just my
opinion. Besides the concentration of houses shown in my map, there are
other administrative and political considerations that the H.P.C. and city
staff must reckon as well.
Based on the accompanying map, and my knowledge, I would
recommend establishing the following three historic districts.
1.) Beginning at S. Fourth Street and W. Willard Street; south along S.
Fourth Street to W. Orleans Street; east on Orleans Street to S. First Street;
north along S. First Street to E. Willard Street; west on Willard Street to S.
Fourth Street.
2.) Beginning at S. Broadway and E. Willard Street; northwest on Willard
Street to E. Pine Street; southwest on Pine Street to S. Third Street;
northwest on S. Third Street to E. Mulberry Street; west on Mulberry Street
to N. Everett Street; south on N. Everett Street to W. Myrtle Street; east on
Myrtle Street to N. Harriet Street; south on a line with N. Harriet Street to
W. Oak Street; east on W. Oak Street to S. Holcombe Street; south on S.
Holcombe Street to W. Willard Street; east on Willard Street to S. Broadway.
3.) Beginning at N. Fifth Street and W. Mulberry Street; northwest on N.
Fifth Street to W. Laurel Street; northeast on W. Laurel Street to N. Second
Street; southeast on N. Second Street to E. Mulberry Street; southwest on a
line with Mulberry Street to N. Fifth Street.
4.) In 1881, the Stillwater City Council voted to give the Seymour Sabin &
Co. Company $100,000 to be financed by city bonds. In return, the company
agreed to build 100 houses within the city. A series of these houses, ranging
in value between $400 and $650 were built in Block 2 of Sabin's Addition, on
Lots 1 -7, and Lots 12 -22. Today these houses have the addresses 501 to 717
on the south side of West Maple Street. Within three years, most of the
homes had been sold to private owners, but it is conceivable that these two
blocks of nearly identical houses could be considered as a "mill workers
historic district." There are serious issues of integrity, and the fact most of
the houses remain fairly small bodes badly for their continued integrity.
More research should be done, and the home owners contacted to see what
their sentiment might be.
In order to implement these historic districts it will be necessary, I
believe, to spend a good deal of time in the neighborhoods talking to people,
being available to answer questions, having neighborhood meetings. A
brochure or pamphlet could be created to distribute within the limits of the
potential district.
MapA:
PotentialHistoric
Districts
CHERRYSTREET
STREET
MULBERRY
STREET
µ
2000200400Feet
NORTHSTREET
2030CityLimit
Right-of-Way
OpenWater
WESTRICEST
Don'sHistoricDistricts
Id
1
2
3
E.HUDSO
EAST
EAST
MARSH
WEST
STREET
STREETEAST
MARSH
Feb4,2011
MapB:
PotentialHistoric
Districtsshowing
propertieson
CHERRYSTREET
HeirloomHomeor
LandmarkSite
STREET
Program
MULBERRY
STREET
µ
2000200400Feet
NORTHSTREET
2030CityLimit
Right-of-Way
WESTRICEST OpenWater
OnHeriloomorLandmarkSitesProgram
Don'sHistoricDistricts
Id
1
2
3
E.HUDSO
EAST
EAST
MARSH
WEST
STREET
STREETEAST
MARSH
Feb4,2011
C
MapC:
PotentialHistoric
Districtsshowing
Completed
CHERRYSTREET
Neighborhood
D
Architectural
STREET
SurveyAreas
MULBERRY
STREET
µ
2000200400Feet
NORTHSTREET
2030CityLimit
Right-of-Way
OpenWater
WESTRICEST
Don'sHistoricDistricts
E
Id
1
2
3
CompletedSurveys
A.DutchtownAddition
B.CarliandSchulenburgAddition
C.StaplesandMaysAddition
D.NorthHill(OriginalTown)
E.GreeleyAddition
F
F.SouthHill
G.HolcombesAddition
H.WestHalfoftheChurchill,
Nelson,SlaughterAddition
I.EastHalfoftheChurchill,
Nelson,SlaughterAddition
J.HerseyStaplesAddition
I
E.HUDSO
G
H
EAST
J
EAST
MARSH
WEST
STREET
STREETEAST
MARSH
Feb4,2011
MapD:
PotentialHistoric
Districtsshowing
CHERRYSTREET
DesignatedHistric
HomesInventory
STREET
byDonEmpson
MULBERRY
STREET
µ
2000200400Feet
NORTHSTREET
2030CityLimit
Right-of-Way
WESTRICEST OpenWater
Don'sHistoricDistricts
Id
1
2
3
DesignatedHistricHomesbyEmpson
NewerHome,builtafter1920
PotentialHerloomHome
PotentialLandmarkHome
CommercialBuilding
Pre-1920homedrasticallyaltered.
E.HUDSO
EAST
EAST
MARSH
WEST
STREET
STREETEAST
MARSH
Feb4,2011