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HomeMy WebLinkAboutHistoric Property Reuse Study of Bergstein Shoddy Mill 2015-05-27A Historic Property Meuse Study of the Bergstein Shoddy Mill Stillwater, MN na ved Cummurfty Development CePe""fd' A Historic Property Reuse Study of the Bergstei n Shoddy Mill Stillwater, MN CONTENTS Background The Project Team Approach Issues Analysis Disposition Alternatives Use Alternatives Recommendations Next Steps Bibliography History and Interpretation MnDOT Move Photos Existing Conditions Photos Existing Conditions, Code Analysis, and Rehabilitation Recommendations Existing Conditions Drawings Schematic Design Drawings Structural Analysis Cost Estimates Financial Analysis List of Interviewees Examples of Similar Projects Urban Ag Center Amended National Register Nomination Prepared for the City of Stillwater by John Lauber and Company LLC Claybaugh Preservation Architecture Inc 2015 Recelved MAY 2 7 2015 Community Development Department ACKNOWLEDGEMENTS This program is financed in part with federal funds from the National Park Service, U.S. Department of the Interior. However, the contents and opinions do not necessarily reflect the views or policies of the Department of the Interior, nor does the mention of trade names or commercial products constitute endorsement or recommendation by the Department of the Interior. This program receives federal financial assistance for identification and protection of historic properties. Under Title VI of the Civil Rights Act of 1964, Section 504 of the Rehabilitation Act of 1973, and the Age Discrimination Act of 1975, as amended, the U.S. Department of the Interior prohibits discrimination on the basis of race, color, national origin, disability, or age in its federally assisted programs. If you believe you have been discriminated against in any program, activity, or facility as described above, or if you desire further information, please write to: Office for Equal Opportunity National Park Service 849 C Street, NW Washington, DC 20240. PROJECT BACKGROUND The Moritz Bergstein Shoddy Mill and Warehouse are the remaining structures from what was originally a complex of six buildings located above the St. Croix River in Oak Park, Minnesota. The structures were listed on the National Register of Historic Places in 2008 under Criterion A as an intact example of a property providing insight into the daily living patterns of Germanic -Jewish immigrants to community of Stillwater. Minnesota, and their efforts to sustain themselves in a new land. The mill and warehouse building were moved to their current location on the St. Croix River in 2012 in keeping with a Section 106 mitigation agreement completed as part of planning for the new St. Croix River Bridge. The buildings are now owned by the City of Stillwater, and the new site will be a focal point within Bridgeview Park, a new city park which will eventually be connected to the planned Loop bicycle and pedestrian trail, and may also eventually be provided with transient docking facilities for boaters on the St. Croix. The park will serve as a gateway that will help introduce visitors to the resource -rich historic Recognizing that the Bergstein property could play an important role in the community's efforts to foster historic preservation and heritage tourism in the area, the City of Stillwater and the Stillwater Heritage Preservation Commission issued a request for proposals in 2014, seeking a team of preservation professionals to conduct a historic property reuse study for the Mill and Warehouse. In response to that solicitation, preservation consultants and experienced reuse study leaders John Lauber and Bob Claybaugh made a scoping visit to the property on 5 November 2014, meeting with city planner Abbi Jo Wittman, touring and photographing the buildings, and discussing aspirations and expectations for the reuse study project. Prior to that visit, both consultants had reviewed a number of documents tracing the history, significance and preservation of the Mill and Warehouse. Bob Claybaugh had first become familiar with the Bergstein complex as part of a Relocation Feasibility Study he had completed for the Minnesota Department of Transportation in 2005. The co -principal investigators for the Bergstein Shoddy Mill project exceed the Secretary of the Interior's Professional Qualification Standards for history, architectural history, and historical architecture. All work on the project was completed in accordance with guidelines established in A Primer for Historic Properties Reuse Teams in Minnesota. The results of our investigation are presented in the pages that follow. THE PROJECT TEAM John Lauber Architectural Historian/Preservation Planner John Lauber served as co -principal Investigator for the Bergstein Shoddy Mill reuse study and his firm, John Lauber and Company LLC, served as prime contractor. John exceeds the Secretary of the Interior's Professional Qualification Standards for both History and Architectural History. Robert Claybaugh, AIA Historical Architect Robert Claybaugh served as co -principal Investigator for the Bergstein Shoddy Mill reuse study. Bob exceeds the Secretary of the Interior's Professional Qualification Standards for Historic Architecture. Bob is a licensed architect in the states of Minnesota, Wisconsin, and Missouri. Daniel Hoisington Historian and Interpretive Specialist Dan Hoisington served as the interpretive specialist for the Bergstein Shoddy Mill Reuse Study. Dan is principal of Hoisington Preservation Consultants --a cultural resource management firm headquartered in Roseville, Minnesota. He exceeds the Secretary of the Interior's Professional Qualification Standards for History and Architectural History. Jon Commers 111 Planner/Development Specialist Jon Commers served as financial analyst for the Bergstein Shoddy Mill is Reuse Study. Jon is principal of Donjek, a public finance, project management, and public policy consulting firm based in St. Paul. Gene Dwyer Structural Engineer Gene Dwyer, PE, of LS Engineers in Le Sueur served as structural consultant for the Shoddy Mill study. Gene has previously collaborated with the co -principal investigators on historic structure reports and reuse studies for a variety of historic properties throughout Minnesota. PPMProfessional Project Management ,.�._ Cost Estimators Cost estimates for proposed work on the Shoddy Mill property were prepared by Professional Project Management, a Twin Cities -based construction management firm. Bergstein Shoddy Mill 2 Reuse Study APPROACH In its proposal, the project team outlined the following goals for the Bergstein Shoddy Mill Reuse Study: -Engaging and leading citizens of Stillwater through a systematic and inclusive study process, gathering and providing the facts they will need to make an informed decision about the future of this historically significant property. -Evaluating the historical integrity, defining characteristics, current condition, and adaptability of the buildings and site. -Examining the realities of the local political, social, recreational, business and economic environment and outlining a range of practical and achievable alternatives for rehabilitating and utilizing the buildings and site. -Understanding that preservation and reuse of any historic buildings is inherently an exercise in sustainability, evaluate additional opportunities for integrating sustainable practices into any reuse scenario for the buildings and site. -Identifying potential tenants, concessionaires, developers, and other partners who may contribute to a viable reuse of the building and site. -Identifying life safety, building code and accessibility requirements that must be addressed as part of a reuse plan. -Describing alterations that may be required to accommodate new uses of the property. -Identifying opportunities for interpreting the history and significance of the buildings. -Outlining an orderly plan for completing rehabilitation work. Quantifying costs and phasing of proposed work. -Providing information about grants and other sources of revenue for reuse scenarios. Specific steps in the study process included: Pre Contract Site Visit On 5 November 2014, John Lauber and Bob Claybaugh traveled to Stillwater to meet with planner Abbi Wittman and tour and photograph he Shoddy Mill site and buildings. Information gathered during this visit was used to assemble the project team and develop a proposal specifically tailored to the requirements of the Bergstein project. Background Research The Bergstein Shoddy Mill has been the subject of an extensive series of studies completed over the past 20 years. These include historic properties surveys, determinations of National Register Eligibility, environmental impact statements, relocation studies, and park/trail plans. The reuse study team began its work on the reuse study project by reviewing these documents. Site Visits Much of the information for the reuse study was gathered through field inspections of the buildings and site. The fieldwork phase of the project began on 29 December 2014, when John Lauber and Bob Claybaugh participated in a project startup meeting with Abbi Wittman to discuss the reuse study process, schedule, and expectations. Following the meeting, the team leaders completed a preliminary inspection of the buildings, completing baseline documentation. Team leaders returned to the site on 9 January 2015 Bergstein Shoddy Mill Reuse Study for an intensive evaluation of the physical integrity, salient features and existing conditions of both structures, taking measurements, photographs and field notes. On 27 January 2015, the leaders returned to the site with structural engineer Gene Dwyer, to complete supplemental documentation and participate in a structural analysis of both buildings. On 2 February 2015, the team leaders and project historian Dan Hoisington attended a meeting of the Stillwater Heritage Preservation Commission to discuss the reuse study process and present preliminary findings from the field assessments. Interviews and Public Meeting Team members John Lauber, Bob Claybaugh, and Dan Hoisington were in Stillwater from 24-26 March for intensive interviews with more than forty public officials, agency representatives, local business and tourism leaders, members of the arts and non-profit community, and other stakeholders. Team members John Lauber, Bob Claybaugh, Dan Hoisington, and Jon Commers returned to Stillwater on 30 March for additional interviews and a public meeting attended by approximately two -dozen local citizens. In meeting, the team presented a visual tour of the site and buildings, discussed the physical condition and adaptability of the structures, summarized findings from the interviews, and solicited opinions from attendees regarding opportunities, obstacles, and objections for potential reuse. A shoddy "devil, " used to shred fabric scraps for reuse. ergstein Shoddy Men 4 Reuse Study ISSUES ANALYSIS Drawing on information gathered during three days of focused interviews and a public meeting, the reuse team compiled a listing of issues that should be considered as the community ponders the future of the Shoddy Mill property. Historic Preservation Issues The citizens of Stillwater have demonstrated their appreciation for history and historic preservation for many years. The city brands itself as "The Birthplace of Minnesota." The iconic Stillwater Lift Bridge, Commercial Historic District, Territorial Prison Site and a host of other landmarks have helped make the city a destination for tourists, and tourism plays an important role in the local economy. The community has an active Heritage Preservation Commission, and is home to the Washington County Historical Society. Despite their long history, the Shoddy Mill and Warehouse are new to Stillwater. The buildings were originally part of a larger complex located in nearby Oak Park Heights, and were moved to their present location in 2012 as part of mitigation for the new St. Croix River Bridge. The buildings were listed on the National Register of Historic Places in their original location and, as part of a Memorandum of Agreement between the Minnesota Department of Transportation, the Minnesota State Historic Preservation Office and others, will retain their National Register status despite the move. An amendment to the original nomination has been prepared and is ready for submittal to the MnSHPO. The property's National Register status and subsequent mitigation efforts have provided a great deal of historical information about the activities that took place in the buildings. MnDOT, the city of Stillwater, the MnSHPO and others have invested significant time and money to document and move the buildings, and have a stake in ensuring their preservation. The site selected for relocation of the Bergstein buildings is adjacent to the archaeological ruins of the Hersey and Bean Lumber and Planing Mills, which closely reflect the industrial history of Stillwater. By contrast, the Shoddy Mill and Warehouse are most significant as an example of an industry practiced the St. Croix River Valley's small population of Jewish immigrants. Because the buildings were not originally part of Stillwater's built environment, and because they reflect a little known aspect of the area's history, the mill and warehouse are unfamiliar to most residents of the community. The buildings are physically nondescript, and timeworn, and are therefore not visually obvious landmarks. The buildings are extraordinarily simple in construction, which will make restoration work relatively inexpensive. Interior spaces retain very little historic fabric, making them virtually blank slate for adaptive reuse. Restoration will make buildings more visually appealing. Bergstein Shoddy MITI Reuse Study Design Issues The Shoddy Mill and Warehouse are extremely simple buildings. The Warehouse is a simple wood -frame building combining traditional timber framed structural elements with conventional balloon framing. The Mill building is crudely constructed of local stone, with a roof supported on salvaged iron rafters, reflecting the history of the site as an early recycling center. Despite a number of alterations to the exterior of the warehouse, including installation of an overhead garage door, wide Masonite lap siding and alterations to a number of the original window openings, a substantial amount of original exterior fabric remains in place. Original materials include wood drop siding, the large sliding doors on the east and west ends, some original window trim, cornice moldings and beadboard soffits. Exposed timber framing and the windlass and hopper on the upper level are virtually the only original features remaining on the interior of the Warehouse. The Mill building is essentially a stone shell, with no original interior features. Both buildings were placed on new foundations as part of the move in 2012. Utility connections were run to the site at that time, and the lack of floor slabs and simple construction, especially of the warehouse building, would make connections relatively easy. Because of the buildings' simplicity and relative lack of character -defining original interior features, no extraordinary measures or artisanal skills will be required to return them to functional condition. The Warehouse is in need of some structural repair, including replacement of a missing column near the west end and reinforcement of temporary repairs to the lower portions of studs. Substantial reinforcement of the upper level floor system in the Warehouse would be required to return that portion of the building to active use. At this point it seems unlikely that the either structure will used in the winter. However, it would be easy to insulate the Warehouse building and install a radiant heating system in a new concrete floor slab to prepare the structure for eventual year around use. The large original sliding doors at each end could be opened in the summer to provide fresh air and a visual connection to the riverfront. Bergstein Shoddy Mill 6 Reuse Study Site/Shoreline Issues The Bergstein buildings were relocated to a city -owned property on the banks of the St. Croix River, south of the downtown commercial district and the new St. Croix River Bridge. The narrow parcel is adjacent to busy Highway 95 and the buildings are partially concealed from the roadway by trees and other vegetation. Abandoned train tracks and a gravel road flank the property on the west. There is very limited parking on the gravel road, and additional parking along the shoulders of Highway 95. The property lies within the boundaries of the St. Croix National Scenic Riverway, a unit of the National Park Service. Visitors to the parcel look out over the River toward a relatively undeveloped natural shoreline on the Wisconsin side. One interviewee observed that the Shoddy Mill site offers "the best view of the Stillwater lift bridge in town." The site's riverfront location, scenic vistas, and the courtyard -like space between the mill and warehouse buildings would seem to make this an ideal location for outdoor activities. The advent of bike/pedestrian trails and potential transient docking facilities for boaters will provide ways for visitors to reach the site without using automobiles. Because of its location within the Scenic Riverway and within a floodplain along a major navigable river, the property is subject to a variety of regulatory authorities, including the Park Service, the US Army Corps of Engineers, and the Minnesota DNR. Relocation of the buildings required raising the elevation of the site to one foot above the 100 -year flood level, obtaining variances for setbacks from both the shoreline and bluffs on the west side of the land, and installation of riprap to stabilize the river bank. Regulatory agencies have strongly emphasized a need to minimize high-intensity uses for the site, to protect the riverbank and to maintain the natural character of the area through careful landscape design. Some concerns were expressed about plans to develop transient docking facilities at the site. Safety and Security Issues The relocated Mill and Warehouse buildings occupy a relatively isolated sot between the St. Croix Boat and Packet Company and the Sunnyside Marina. Although a chain link fence has been installed around the property and the buildings have been secured with plywood panels and padlocks, neighboring businesses report that they regularly see intruders inside the fence and around the buildings. Despite efforts to secure the buildings, they are susceptible to intrusion and vandalism. The Warehouse is a wood - frame structure that is that could easily be damaged by fire. Although the staircase to the upper level has been removed, it would still be possible for intruders to reach the upper room by climbing on exposed bracing in the east wall. This presents a potential falling hazard and exposes the city to liability. Bergstein Shoddy Mill 7 Reuse Study Recreation and Tourism Issues There has been a flurry of bike/pedestrian trail development in and around Stillwater in recent years, much of which has resulted from planning for the new St. Croix River Bridge. The recently completed Brown's Creek Trail provides a new connection between Stillwater and Minneapolis/St. Paul via the Gateway Trail. The iconic lift bridge will soon be converted from a vehicle bridge into a bike/pedestrian crossing. A new six -mile long Loop Trail will take cyclists and pedestrians through downtown Stillwater, along the Riverfront directly past the Shoddy Mill site, and across the river into Wisconsin via the lift bridge and the St. Croix River Crossing. Current redevelopment at the St. Croix Boomsite, planned acquisition of the Aiple property north of town for incorporation into the park system, and an anticipated increase in visits to city -owned Kolliner Park on the Wisconsin side of the river following conversion of the historic lift bridge to a bike/pedestrian trail all add to the critical mass of recreational opportunities in and around Stillwater. In anticipation of these new routes, the city has recently constructed public restrooms along the downtown riverfront. A trailhead with parking and composting toilets will be developed near the Sunnyside Marina to the south of the Shoddy Mill site. The conceptual master plan for Bridgeview Park includes schematic design for developing transient docking for watercraft at the Bergstein site. Stillwater and the Shoddy Mill property lie within the boundaries of the St. Croix National Scenic Riverway, administered by the National Park Service. For several years NPS maintained an office in Stillwater, but it moved its operations to the Arcola Mill historic site north of town a few years ago. From the point of view of the Park Service, that arrangement has been unsatisfactory. Noting that Stillwater is essentially the southern boundary of the Riverway, that the Park is relatively unknown, and that there is not even a sign identifying the area as a National Park, NPS officials have expressed an interest in establishing a dedicated contact station in or near Stillwater as a means of introducing visitors to the resource. Officials have also stated that a visitor contact station should be explicitly dedicated to park -related activities, and should not be expected to double as a general-purpose travel information center for the city. A number of interviewees pointed out that motorboat traffic is relatively heavy on the in this part of the river, and that there is no convenient access for human -powered watercraft such as kayaks, canoes, or paddleboats. There was a general consensus that recreational activity at the Bergstein property should focus on bicycle traffic. The St Croix Boat and Packet Company is located near the Shoddy Mill property on the north, and operates a popular and successful program of excursions and charter tours. This activity draws a significant crowd to the area, and will help to create awareness of the Bergstein property as a destination. Noting that the new bike/pedestrian trail passes through the Packet Company property, some individuals have expressed concern about potential congestion as cyclists and pedestrians mix with excursion boat passengers. Bergstein Shoddy Mill Reuse Study Traffic and Parking Issues Parking at the Shoddy Mill site is extremely limited and in high demand. Motorists can presently park along Highway 95, and a few spaces are available on the gravel frontage road between the Bergstein buildings and the Packet Company. Many noted the lack of parking for patrons of the Packet Company located just north of the Shoddy Mill site. A majority of reuse study interviewees identified parking as a major local issue, and one that must be considered in developing plans for the Shoddy Mill site. Although the city has a large municipal ramp downtown, and is developing additional parking along the riverfront in the commercial core, there seems to be a general consensus that many visitors are unaware of these opportunities for parking. Although many trail users will reach the Shoddy Mill site by bike or on foot, there is likely to be a large contingent who will load their bicycles on bike racks and drive to the site to begin the rides. The new parking lots downtown will serve some of these individuals, and a trailhead/vehicle parking area for the Loop Trail is being developed as part of the Bridgeview Park project. There is nearly uniform agreement that no additional vehicle parking should be included in any development of the Shoddy Mill site. The lack of parking could limit some potential uses, such as proposals that the buildings be used as a visitor information center for out-of-town visitors, or as a contact station for the National Park Service. Plans for Bridgeview Park include the possibility that transient docking facilities for boaters may eventually be developed at the Shoddy Mill site. This would bring an additional group of visitors to Stillwater. It is anticipated that completion of the new St. Croix River crossing will significantly change traffic patterns through downtown Stillwater, eliminating a bottleneck from vehicles waiting to cross the historic lift bridge, and diverting commuter traffic away from downtown. Bergstein Shoddy Mill 9 Reuse Study Downtown Issues Foi decades, many of the business in Stillwater's historic downtown commercial district have relied heavily on tourism. Bars/restaurants, hotels, bookstores, galleries, and boutiques, and other specialized retail outlets abound. There is presently some uncertainty and concern about how the diversion of traffic away from the historic commercial core resulting from completion of the St. Croix River Bridge may affect downtown businesses. In an effort main the vitality of the business district in the face of change, a coalition of local business owners recently formed the Downtown Revitalization Committee. In addition to the DRC, business -oriented organizations include the Stillwater Convention and Visitors Bureau and the Greater Stillwater Chamber of Commerce. These organizations are funded by membership fees, and in the case of the CVB, by a local tax on lodging. These entities help with coop advertising, marketing, and some event planning. They have attempted to maximize promotion dollars by minimizing expenditures for physical facilities and staff and maximizing the use of social media. One member of the DRC described the Shoddy Mill site as "an important piece of real- estate." Representatives from the Chamber of Commerce, DRC, Convention and Visitors Bureau, and other business and civic leaders all suggested that the buildings could function in part as a gateway for visitors to Stillwater, providing information about local hospitality and other businesses, parking, and events. There was a general consensus that restrooms and a picnic area should be included as part of any redevelopment and that vehicle parking should be limited. There was considerable enthusiasm for proposed development of transient docking facilities at the Bergstein property. Several interviews expressed the view that any commercial enterprise housed in the Bergstein buildings (coffee kiosk, bike rental, or repair facility) should not compete with existing local businesses. Bergstein Shoddy Mill 10 Reuse Study Compatibility Issues The Shoddy Mill and Marehouse are, and are likely to remain, city -owned buildings, which limits certain types of uses, including intensive commercial endeavors. There is a general consensus that the properties should serve some sort of public good, enhance tourism, create new recreational activities and programming opportunities, and provide basic services to trail users. The city of Stillwater already offers or is developing facilities and programs that could directly or indirectly duplicate activities being discussed for the Bergstein property. Teddy Bear Park serves as an inexpensive and well-appointed venue for birthdays, wedding receptions, family reunions, and other gatherings. New restrooms and parking areas being developed in the Lowell Park will provide amenities for trail users passing through downtown. There has been some conversation about the city acquiring the vacant Armory building for use as an events center. A number of local organizations already offer activities and programs that could take place elsewhere in town and that could be affected by duplication of effort at the Shoddy Mill site. One example is the existing Farmers' Market that takes place near the Washington County Courthouse. Bergstein Shoddy Mill 11 Reuse Study Programming Issues A number of interviewees, including the National Park Service, the Minnesota Department of Natural Resources, local arts and non-profit organizations and others identified a wealth of programming opportunities for the site, and expressed an interest in using the Shoddy Mill and Warehouse for activities. Specific programming ideas included: -Historical exhibits -Arts and music events -Environmental programs -Pontoon boat tours -Interpretive bike tours -Urban agriculture center -Children's museum The Jewish Historical Society of the Upper Midwest has recently developed an exhibit on the scrap industry that could help to interpret the site's history as a shoddy mill. An active schedule of programming appealing to a broad cross section of interests would help to define the Bergstein property as a destination for trail users and local residents. Programming activities are more likely to be funded than pure bricks -and -mortar projects and could help ensure the long-term viability of the property. Partnership Issues Although the city of Stillwater is likely to bear the initial expense of rehabilitating the Bergstein buildings, it may be able to reduce the costs of long-term operations and maintenance, provide programming and staff, and leverage other sources of grant funding by forging strategic partnerships with outside organizations and agencies. A number of agencies and non-profit organizations expressed an interest in establishing partnership arrangements with the city to use the Shoddy Mill property. These include, but are not limited to: -The National Park Service (visitor contact center, staffing, programming) -The Minnesota Department of Natural Resources (programming, exhibits) -The Jewish Historical Society of the Upper Midwest (exhibits, programming) -ArtReach St. Croix (programming) -The Washington County Historical Society (exhibit development) -Transition Stillwater (youth environmentalist organization) Partnerships with private concessionaires to provide visitor amenities such as snacks or equipment rentals could also help offset operating and maintenance costs, help with staffing, scheduling and securing the site, and provide a modest revenue stream. The city already employs a public-private partnership model to operate the municipal parking ramp and the community recreation center. Bergstein Shoddy Mill 12 Reuse study Financial Issues As part of the planning for the new St. Croix River Bridge, the Minnesota Department of Transportation was required to consider the project's potential to have adverse effects on National Register -eligible properties in the construction zone, including the Bergstein Shoddy Mill and Warehouse. To comply with this requirement, MnDOT forged a Memorandum of Agreement with a host of state and local agencies, outlining steps that would mitigate the new bridge's impact on the mill and warehouse. Mitigation efforts included extensive documentation, planning studies, engineering work, construction of new foundations above the flood plain, and moving the buildings from their original location in Oak Park Heights to their present location. These efforts required a significant investment of time and money. The city of Stillwater provided a site for the new buildings, agreed to take ownership from MnDOT once the move was accomplished, and accepted responsibility for their preservation and reuse. The site has been integrated into the community's park system, making it unlikely that the buildings will be transferred into private ownership. As public buildings, the mill and warehouse have limited potential to generate sufficient revenue to offset the costs of rehabilitation and ongoing operation. If the buildings are to be rehabilitated, the city will probably have to fund the work. Officials and residents generally seemed willing to support some public investment in the property, but there was also agreement that the rehabilitation should be accomplished as cost effectively as possible, and that an effort should be made to generate some sort of revenue stream or barter arrangement that would reduce ongoing operating and maintenance expenses. 13ergstein Shoddy Mill 13 Reuse Study DISPOSITION ALTERNATIVES The Bergstein Shoddy Mill and Warehouse buildings were moved from their original location in Oak Park Heights to a new site provided by the City of Stillwater in 2012 in order to facilitate construction of a new highway bridge across the St. Croix River. The move was completed in accordance with a Memorandum of Agreement between the Federal Highway Administration, the U.S. Army Corps of Engineers, the Advisory Council on Historic Preservation, and both the Minnesota and Wisconsin State Historic Preservation Offices. In preparation for the move, an existing barge terminal building was demolished, the site elevation was raised to a level one foot above the 100 -year floodplain, the shoreline was stabilized, new foundations were constructed for both structures, utility lines were stubbed in to the perimeter of the warehouse building, temporary structural repairs were made to the walls of the Warehouse, and a temporary roof was installed on the Mill building. The buildings have been secured with plywood sheeting and a security fence encloses the site. Both buildings have stood vacant since the move. Disposition alternatives for the Mill and Warehouse may include: Demolition Under this scenario the Mill and Warehouse buildings and their new foundations would be completely demolished and the site would be restored as a green space. The city would incur the costs of demolition and site restoration. The dollars that were already invested to move the buildings and construct the new foundations would essentially be wasted. Demolition would clearly violate the intent and terms of the Memorandum of Agreement that led to the move in 2012, and could require further negotiation/mitigation with SHPO as well as potential involvement of the Advisory Council on Historic Preservation. As one interviewee observed, the city has "a moral obligation, but not necessarily a legal obligation" to use the buildings, Nonetheless, when the city took ownership of the Mill and Warehouse, provided the site, negotiated variances for shoreline and bluff setbacks, and integrated the site and structures into planning for Bridgeview Park, it made a substantial commitment to restore and maintain the buildings. Demolition would constitute a default on that commitment. Failure to creatively integrate the structures into the park and trail system could be a lost opportunity. The site is located on banks of the St. Croix River and is within the boundaries of the St. Croix National Scenic Riverway, and some individuals might consider demolition as a means of restoring the natural character of the shoreline. Do Nothing Under this scenario, the buildings and site would remain secured but unoccupied, with no maintenance. Both the Mill and the Warehouse would continue to deteriorate due to weather, pests, and ordinary wear and tear on building materials. With no tenants to monitor the site, the buildings would be subject to intrusion and vandalism, which would further diminish the physical integrity of the structures, present safety hazards, and Bergstein Shoddy Mill 14 Reuse Study expose the city to liability for injuries. Prolonged neglect or deferred maintenance would result in the eventual loss of historic resources and forfeiture of considerable effort and funding that has already been invested to foster preservation of the property. This option would require virtually no funding beyond the costs of site maintenance (mowing, snow removal), insurance, etc. The city could utilize the structures for equipment storage or other low-end uses. Utilities would remain disconnected, and there would be no costs for stabilization or new construction. The buildings would remain available for eventual restoration or adaptive reuse, but the costs of completing the work would increase due to continuing deterioration. The Mill and Warehouse would be visually unappealing and are likely to be considered eyesores rather than historic resources. Stabilization/Mothballing Under this scenario, the city would take temporary, simple, and inexpensive steps designed to protect the buildings from the elements, pests and vandals. Stabilization would help prevent or slow down the pace of deterioration, and would buy additional time for planners to explore ways to reuse and integrate the structures into the park and trail system. The city could use the structures for equipment storage or other low-end uses. Utilities would remain disconnected. With no tenants to monitor the site, the buildings would be subject to intrusion and vandalism, which would present safety hazards and potentially expose the city to liability for injuries. The buildings would remain available for eventual restoration or adaptive reuse. The Mill and Warehouse would remain visually unappealing and are likely to be considered eyesores rather than historic resources. Exterior -Only Rehabilitation Under this scenario, the exterior envelopes of both buildings would be restored to their historic appearance. This would protect the buildings from further deterioration, and would make them more visually appealing. However, it would be considerably more expensive than stabilization and would not return the structures to active use. Partial Rehabilitation Under this scenario, the city would complete a partial restoration of both buildings, based on projected uses. The Warehouse building seems to offer the most opportunities for reuse, with ample space for restrooms, simple kitchen facilities and flexible programming space on the main level. The upper level has structural and accessibility issues that would make restoration unlikely. The building's lack of historic interior features, simple wood frame construction, unfinished floor system, and proximity to utility connections would make installation of electrical, plumbing, and mechanical systems relatively simple and inexpensive. The stone Mill building is extremely simple, and is resistant to rot and other damage that typically afflicts wood frame buildings. It has been greatly altered, and despite clues to the original configuration of door and window openings, there is no known Bergstein Shoddy Mill 15 Reuse Study documentation to serve as a guide for full restoration. The building's small scale and existing garage door opening could make it a good location for bike rental/repair, a coffee/snack bar, or other uses that would require minimal buildout. Under this scenario, the Warehouse would be restored to its historic appearance on the exterior and would be adapted on the interior to accommodate multiple uses. Roof framing and sheathing would be repaired as needed and a wood shingle roof would be installed to replicate the historic roof. Original siding would be repaired and repainted, Original openings would be restored and replica doors and windows would be installed. Interior work would be limited to the lower level. The missing support column near the west end would be restored, electrical, mechanical and plumbing systems would be installed, and a new floor slab with piping for a radiant heating system would be poured. Walls and ceilings would be insulated. Accessible restrooms and a kitchen counter would be built along the north wall. The lower level would be made accessible. An opening would be left in the ceiling to expose the original windlass, and the opening would be enclosed on the upper level to minimize heat loss. Work on the Mill building would essentially confined to restoration of the exterior envelope. A permanent roof would be installed, and stonework would be repointed using mortar that matches the original composition. Electric service would be provided to the building, and a new concrete floor slab would be poured. There are two possible approaches to rehabilitation of the principal (north) fagade. -The existing garage door and service door openings could be left as they are, with a roll up door installed in the garage opening and a period -appropriate replica door installed in the service door opening. This would make it easy to use the building as a bike rental facility or repair shop, would reduce overall cost of the rehabilitation, and would make it possible to restore the exterior to its historic appearance at a future date. -The north fagade could be fully restored to its historic appearance based on architectural evidence (brick arch lintels) and additional documentary research. A period -appropriate door and replica windows would be installed in the recreated openings. This approach would restore the historic integrity of the exterior, but would cost more than the first option, and would make the building less useful for recreation -related activities, such as bike rental, that require storage. Full Rehabilitation Under this scenario both the Mill and Warehouse would be fully rehabilitated on both the interior and exterior. The exterior of the Warehouse would be restored to its original appearance. Both the upper and lower levels would be rehabilitated for multiple year -around uses. This would require structural reinforcement of the upper level floor structure to support intensive use, installation of a stairway to provide access, and accessibility improvements that could Bergstein Shoddy Mill 16 Reuse Study include an elevator. The building would be fully insulated and new mechanical systems, including plumbing, electrical, and HVAC equipment would be installed to allow year around use. The lower level would contain accessible restrooms and a catering kitchen. The exterior of the Mill building would also be restored to its original configuration, with original door and window openings reconstructed. This approach would significantly increase the cost of the rehabilitation work with a modest gain in utility and an uncertain return on the additional investment. Bergstein Shoddy Mill 17 Reuse Study USE ALTERNATIVES The reuse team solicited information and ideas about potential uses of the Bergstein Shoddy Mill and Warehouse through more than forty individual interviews and a public meeting. Residents offered ideas ranging from storage for public works/park equipment to full rehabilitation as a youth hostel. There was nearly unanimous agreement that any reuse should take advantage of the riverfront location and proximity to the proposed bike/pedestrian trail system; that any use should focus on recreational/non-motorized activities, and that any commercial activities should provide only basic amenities for trail users and not compete with existing businesses. The most common limitation that was identified during the interview process was the lack of parking at the site, and there was a clearly expressed sentiment that parking should remain limited under any reuse scenario. Specific ideas for the property included: -Storage for park or public works equipment. -Restrooms, picnic facilities, and other amenities for users of the pending Loop Trail, the St. Croix River, and Bridgeview Park. -Gateway/Tourist Information Center for visitors to Stillwater. -National Park Service Contact Station for the St. Croix National Scenic Riverway. -Space for interpretation of the Bergstein family and the shoddy industry; the local lumber milling industry embodied in the adjacent Hersey and Bean archaeological site; and the natural and environmental resources of the St. Croix River. -Rental space for weddings, family reunions, and other celebratory events. -An urban agriculture/sustainability center. -A venue for arts and music events. -A youth center -A hostel for trail users. -A concessionaire operated coffee ship, bike rental, and repair facility for trail users Bergstein Shoddy Mill 18 Reuse Study CONCLUSIONS AND RECOMMENDATIONS Summary of findings -The Mill and Warehouse occupy a highly desirable site along a burgeoning trail system and on the banks of the St. Croix River. -The buildings are extraordinarily simple in construction and detailing, which suggests that the costs of rehabilitation are likely to be relatively low. -The city of Stillwater is likely to bear full responsibility for rehabilitation of the Shoddy Mill and Warehouse Buildings. There is a strong interest in minimizing the costs of rehabilitation and offsetting the costs of ongoing operations and maintenance. -The site's National Register status and city ownership make the property eligible for a variety of financial incentives that could significantly reduce the out-of-pocket costs of rehabilitation. -A number of public entities have demonstrated their interest in preservation of the properties and have already invested substantial financial resources to document and move the buildings. This track record of interest increases the likelihood that the city can be successful in its quest for additional grant funding in the future. -The properties are unlikely to generate sufficient revenue to fully offset the full costs of rehabilitation and operations. -There is near -universal agreement that the buildings should be used for a public purpose, focused on non -motorized recreational activities. -There is a plethora of agencies and non-profit organizations willing and eager to provide programming at the site. Fundraising efforts tied to programming are more likely to be successful than efforts to obtain funding for bricks -and mortar projects. -There appears to be strong potential for a public/private partnership that could provide basic services to trail users and other visitors. Services could include a beverage/snack bar and bike or other recreational equipment rental/repair facilities. These activities could enable a concessionaire to generate modest revenue in exchange for staffing and day-to-day maintenance. The city has already employed this partnership model for operation of the municipal parking ramp and the community recreation center. Recommendations The City of Stillwater should undertake a partial rehabilitation of the Bergstein Shoddy Mill property, rehabilitating the exterior of the Mill building and the lower level of the Warehouse for use as a multi -use interpretive/event/trail amenity center. The main level of the Warehouse would provide basic services to trail users (restrooms, possibly bike rentals, snacks or other services). The space would be designed for maximum programming flexibility, and would make maximum use of the riverfront location. A coalition of non -profits (Jewish Historical Society, Washington County Historical Society, DNR, NPS would develop a variety of exhibits interpreting the history of the Bergstein operation, the archaeological history of the site, and environmental features of the site and Riverway. The exterior of the Mill building would be rehabilitated to serve as a rental facility for bikes or other recreational equipment. Current openings on the north side would remain Bergstein Shoddy Mill 19 Reuse Study intact with a new roll -up overhead door and a period appropriate service door installed to provide access and accommodate rental equipment. The site would be operated as a partnership between the city of Stillwater, other government and non-profit entities, and a private concessionaire. The city would incur the cost of the initial rehabilitation and ongoing major maintenance and repair. The National Park Service would utilize a portion of the Warehouse as a visitor contact station for the St. Croix National Scenic Riverway in exchange for seasonal programming and oversight of the property. Additional programming would be provided by the Minnesota Department of National Resources, local non -profits (environmental, historical, arts, performance, sustainability). Amenities and day-to-day maintenance would be provided through a low-cost or no -cost lease agreement between the city and a private concessionaire. The concessionaire would take care of day-to-day maintenance and security and would take the lead in scheduling events. Next steps Using the Historic Property Reuse Study as a guide, the city should establish a steering committee of potential partners to develop a detailed redevelopment/business plan for the Shoddy Mill and Warehouse. The committee should include city staff and officials, representatives of agencies and non-profit groups identified in this report and potential concessionaires. Each member of the steering committee should be prepared to describe specific types of programming it is willing/able to offer, list facilities it would need in order to provide programming, and both quantify and commit to its role in staffing, operating, and funding ongoing redevelopment and use of the property. Once the redevelopmentibusiness plan is in place, the steering committee should meet with architects to develop a detailed rehabilitation program for the buildings and site. The rehabilitation plan should include well-developed design drawings, outline finishes and equipment, and provide detailed cost projections. Using the redevelopmentibusiness plan and detailed rehabilitation plan as a basis, partners should embark on an active fundraising effort, assembling the funding that will be necessary to rehabilitate and reuse the Shoddy Mill and Warehouse. Once the funding is in place, rehabilitation and reuse of the Bergstein Shoddy Mill and Warehouses can begin. Bergstein Shoddy Mill 20 Reuse Study Bibliography "Bergstein Property Relocation Mitigation Project: Proposed Site Assessment." The 106 Group Ltd., and SRF Consulting Group, prepared for the city of Stillwater, 2005. "Bridgeview Park: Master Plan Update." SRF Consulting Group, prepared for the City of Stillwater, 2015. "Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings." State Minnesota Department of Transportation Project 8214-114Q. Architectural drawings of Shoddy Mill and Warehouse Buildings, new riverfront site, and foundations (28 sheets). 2010. "Hersey & Bean Planing Mill: Wall Stabilization Report." Collaborative Design Group, prepared for the City of Stillwater, 2011. Long, Barbara Beving. "Phase III Historical Documentation Study: The Moritz & Bertha Bergstein House, Shoddy Mill & Waste Materials Yard. Prepared for the Minnesota Department of Transportation, 1997. Mathis, Gregory. "Moritz Bergstein Shoddy Mill and Warehouse (documentation of move)." Amended National Register of Historic Places Registration Form, 2014. "Moritz Bergstein Shoddy Mill and Warehouse: Minnesota Historic Property Record, Property Inventory No. WA -OHC -001." Collaborative Design Group, prepared for the Minnesota Department of Transportation, 2010. "Relocation Feasibility Report: Bersgstein Shoddy Mill and Warehouse, 6041 Stagecoach Trail North. Oak Park Heights, Minnesota." Claybaugh Preservation Architecture Inc, prepared for the Minnesota Department of Transportation. 2005. Terrell, Michelle M. "Stillwater South Main Street Archaeological District." National Register of Historic Places Registration Form, 2007. Zellie, Carole S. "Moritz Bergstein Shoddy Mill and Warehouse." Draft National Register of Historic Places Registration Form, 2008. Bergstein Shoddy Mill 21 Reuse Study HISTORY and INTERPRETATION Stillwater, Minnesota, is a city filled with history. In 1837 the United States entered into a treaty with several bands of Ojibwe and Dakota Indians. Under the terms, the Indians ceded the northern third of present-day Wisconsin and more than three million acres of land between the St. Croix and Mississippi rivers. Soon after, Joseph R. Brown, a colorful Indian trader and promoter, opened a small warehouse at the head of Lake St. Croix to supply his upriver fur trading operations. A new mill opened just south of Brown's warehouse, and it soon became the preferred location for new arrivals looking for work. John Allen and his family were the first to settle in the new village of Stillwater. By 1846 the town had around ten families and twenty single men. After Wisconsin became a state in 1848, with its western boundary set at the St. Croix River, it left residents of the triangular delta between the Mississippi and St. Croix rivers uncertain about their government. A convention met in Stillwater in August 1848 and elected Henry Hastings Sibley to take a petition to Congress to create a new territory, an action that earned Stillwater its title as the birthplace of Minnesota. Sibley was successful, and Minnesota became a territory on March 3, 1849. In 1851 Stillwater was awarded a political plum when it was chosen as the site of the territorial prison. The town was platted in 1848 with 600 residents "of whom nearly all of the men were lumbermen," as one historian wrote. It was lumber that drove Stillwater's economy in the nineteenth century taking advantage of the river that carried timber from the pine forests to the north down to a log -holding boom just upriver from Stillwater. Steam mills sprang up on the St. Croix in the 1850s, and wood -finishing industries followed. Products included shingles, windows, doors, fizrniture and flooring. Excellent transportation helped the city prosper. The river carried goods between Stillwater and river ports to the south, and early stage roads connected the city to St. Paul and Point Douglas. Railroads arrived in the early 1870s, expanding markets for timber and manufactured goods. By the late nineteenth century, Stillwater had entered a golden age that produced one of the largest opera houses west of Chicago, the elegant mansions of the lumber barons, and many brick commercial buildings on Main Street. The first electric street railway in Minnesota began operation in Stillwater in June 1889. By 1900 the lumber was giving out and the mills closed. The last lumber raft leaving Lake St. Croix took place in 1914, the same year that the state prison moved to South Stillwater. As the jobs left, Stillwater's population declined from a high of more than 13,000 in the 1880s to a low of around 7,000 in 1940. As the lumber industry came to a close, the city adjusted to a new economy. A community-based group built the Lowell Inn, a hotel that evoked colonial era architecture. It was promoted as the attraction that would bolster Stillwater's stagnant economy. When it opened in 1927, the Stillwater Daily Gazette optimistically predicted, "The scar left by the closing of the sawmills and the extinction of logging has gradually healed, and Stillwater has entered upon a new era, an era that promises to produce lasting resources Bergstein Shoddy Mill 22 Reuse Study which shall place Stillwater in the front ranks of Northwest cities." Preservation in Stillwater Those "lasting resources" were already in place — Stillwater's superb historic homes and commercial buildings set within the scenic beauty of the St. Croix Valley. Local history found a strong advocate in 1934, with the organization of the Washington County Historical Society, a private, non-profit educational institution. In 1941, the Society purchased the Warden's House Museum in Stillwater from the state. It is one of Minnesota's oldest buildings as well as its second oldest continuously operating house museum. After World War II, when good roads and automobiles put residents in commuting range of the Twin Cities, Stillwater began to reinvent itself as a tourist destination, highlighting its outstanding historic buildings and natural landscape. In 1945 Tom Curtis, a local businessman, purchased the old Joseph Wolf Brewery, to house a car dealership. Curtis, though, had an idea that the caves could be turned into a tourist attraction. To liven it up, he added indoor and outdoor trout ponds and then opened it to the public for a small fee. Thousands of visitors went through the caves from the late 1950s until Curtis sold them in 1971. Amidst a growing national interest in historic preservation in the 1960s and 1970s, Stillwater residents grew increasingly concerned about threatened local treasures. Three challenges energized local preservation. The first battle was over the future of the Washington County Courthouse. The The oldest courthouse in Minnesota, it was designed in the Italianate style by Augustus Knight of St. Paul. When it opened in 1870, the county was doing a booming business in the lumber industry, and the imposing columned edifice reflected the county's wealth as it overlooked the city from atop Zion's Hill. By 1962, though, the county had outgrown the building, and serious consideration was given to razing the structure to make way for a parking lot. A 1962 bond issue to construct a new courthouse failed at the polls, allowing time for preservationists to make their case. In 1971, the building was placed in the National Register of Historic Places. In 1975 the county moved to a new government center one mile south of the original courthouse and made plans for an adaptive re -use of the old building. It reopened in 1982 as a community facility providing office space for nonprofit groups, offering interpretative historical exhibits and tours, and serving as a venue for private and public gatherings. In 1997, the county designated the facility as a Washington County park. Today, the courthouse is preserved as a historic landmark with tours and exhibits. It provides a rental venue for private and public gatherings. A second battle took place in the mid-1970s. Nelson School, located at 1018 South First St., opened in September 1897. Called "a model structure of its kind" by the Stillwater Gazette, the building was designed by the architectural firm of Orff and Joralemon of Minneapolis. It was named after Socrates Nelson, the real estate speculator whose name is included in the district. The public school system stopped using this as a school building in the 1950s, although it continued to hold District 834 administrative offices through 1977. Bergstein Shoddy Mill 23 Reuse Study When the district sought to sell the property, with demolition likely, a new preservation organization, Rivertown Restoration stepped forward and filed a taxpayer suit against the city. In December, 1978, District Court Judge Esther Tomljanovich, later a Minnesota State Supreme Court Justice, ruled that the school was a "historical resource" and issued a temporary injunction stopping the transfer of the property. It was later purchased by a group of investors known as the Nelson School Partners in 1980. They renovated the school into apartments, now converted to condominiums. Finally, there was a decade-long debate about the future of the Lift Bridge. On July 1, 1931, 15,000 people lined the shores when Governor Floyd Olson dedicated the bridge. At the time, most movable bridges were of the swing -span variety, pivoting on an axis to allow water traffic to move back and forth. Instead, Stillwater would have a counterweighted, cable -and -tower design — in other words, a lift bridge. Only six vertical -lift highway bridges were built in Minnesota and Wisconsin prior to World War II, and Stillwater's is one of only three that still survives. At the time of the bridge's completion, the St. Croix River was only lightly used as a navigable waterway, as the Minnesota Department of Highways noted in a 1938 letter stating: "For several years not a single request for its opening was received." But after World War II, recreational river use grew, as did highway traffic between Wisconsin and Minnesota. With a new bridge under construction to the south of Stillwater, the old lift bridge, will be saved as a pedestrian and bike trail. As a direct result of the government's evaluation of the impact of the new bridge, local, county, and federal agencies studied the historical resources within the area of impact. This led to the creation of the South Stillwater Archaeological District, encompassing the site of the Hersey -Bean Sawmill. Seeking to place the bridge within a larger context, more than 250 properties have been determined to be contributing to the significance of the Stillwater Cultural Landscape District, including dwellings, commercial and industrial buildings, public stairways, and an archaeological site. Finally, the Bergstein Shoddy Mill and Warehouse, located in the path of the new bridge, were deemed historically significant. Based on a Memorandum of Agreement, the two buildings were moved to the present site. Inspired by this public debate generated by these controversies, and armed with new tools such as Certified Local Government laws, the city embraced preservation as a means to improve the community's quality of life and as a way to attract tourism to the city. The Heritage Preservation Commission (HPC) began a multiyear study of the city's resources. In 1993 the HPC directed Robert Vogel, historian, to prepare a study that initiated a comprehensive historic preservation planning process. Over the next decade, the commission prepared surveys of local neighborhoods, documenting their resources and making recommendations for further action. The HPC's outreach programs, including an heirloom home program, with its own website, and video walking tours, gained national recognition. Stillwater became the first commission in Minnesota to win a Commission Excellence Award from National Alliance of Preservation Commissions (NAPC). It won in the category of "Best Practices: Public Outreach." In 1992 the Stillwater Commercial Historic District (containing 82 resources) was listed in the National Register of Historic Places. Other local landmarks in the National Register include: Bergstein Shoddy Mill 24 Reuse Study • Stillwater Lift Bridge over the St. Croix River • Chicago, Milwaukee & St. Paul Depot and Freight House, 305 S. Water Street • Roscoe Hersey House, 416 S. Fourth Street • Austin Jenks House, 504 S. Fourth Street • Ivory McKusick House, 504 N. Second Street • St. Croix Lumber Mills/ Stillwater Manufacturing Company, 318 N. Main Street • William Sauntry House, 626 N. Fourth Street • William Sauntry Recreation Hall, 625 N. Fourth Street • Territorial State Prison Warden's House, 602 N. Main Street • Washington County Courthouse, 101 W. Pine Street • Mortimer Webster House, 435 S. Broadway The Stillwater Heritage Preservation Commission also locally designated some of these properties. In addition, the city created a residential conservation district, empowering the HPC to review changes within its boundaries. Now, prominent landmarks such as the Washington County Courthouse, the Warden's House, and Staples Mill provide historic tourism destinations. Old mansions received new life as bed and breakfasts. Restaurants opened in the caves and the freight house, shops in old utility buildings, and a hotel in the Lumberman's Exchange. In its third century, Stillwater is a bustling community boasting a variety of industry and business. Bergsteln Shoddy Mill 25 Reuse Study MnDOT Move Photos 01 / 0/2012 X�j . off 05/10/2012 Bergstein Shoddy Mill Moving Photos Alp ? ;fir; ? �1 ""T5r r . rw I Bergstein Shoddy Mill 3 Moving Photos Bergstein Shoddy Mill Moving Photos Bergstein Shoddy Mill Moving Photos 0 -do, ti #Olil( evil it409/11/2012 A I *-- 21/09/2012 =OEM y. Now bcL.,-% 19/09/2012 I T t 11 A!"I J Bergstein Shoddy Mill 10 Moving Photos Existing Conditions Photos Historic view 1. The south side of the warehouse building as it appeared in the 1950s. The original drop siding remains in place and appears to be unpainted. Historic view 2. Close-up view of the southeast corner, showing 2/2 double hung sash, which may be original. Bergstein Shoddy Mill 1 Photos Historic view 3. The west end of the building, with rail spur visible in the foreground - 1950s. The original wood -shingled roof has been replaced with metal, but the lack of al ridge cap suggests that the current metal roof is newer. Historic view 4. The east end of the warehouse. Bergstein Shoddy Mill 2 Photos • i LAMM"�- V, 1 ti P�. ! l ~ w ! Historic view 8. The interior of the warehouse, 2009, looking east. A concrete slab has replaced the original wood floor, and an office/restroom enclosure has been built in the southeast corner. An original timber column in foreground has been cut off and replaced with a makeshift truss in order create clear span for auto repair business. Walls and ceiling are sheathed with gypsum wallboard. Historic view 9. Looking southwest on the lower level of the warehouse, 2009. The office is visible at left, and the overhead door is visible at center. Bergstein Shoddy Mill 4 Photos Historic view 10. The upper level of the warehouse, looking east, 2009. The framework for the rope -powered wood elevator is visible at the center of the photo. Historic view 11. Upper level, looking west. The north wall is sheathed with drywall. Bergstein Shoddy Mill Photos a ps Historic view 12. North side of the mill building in its original location, 2009. The overhead and service doors are not original to the building. Historic view 13. West side of the mill building in 2009. Bergstein Shoddy Mill Photos C Historic view 14. The south side of the mill building in 2009. Historic view 15. The west side of the mill building, 2009. Note the window infill (circled). The upper portion of the wall appears to have been reconstructed. Bergstein Shoddy Mill 7 Photos Historic view 16. Interior of the mill building, looking east. Planks have been sistered to the original center beam to support the roof. Historic view 17. Interior of the mill building, looking west. Bergstein Shoddy Mill 8 Photos Aerial view 1. The mill and warehouse were moved to a new site along on the banks of the St. Croix River, south of downtown Stillwater, in 2012. Aerial view 2. The mill and warehouse in their new location. Bergstein Shoddy Mill 9 Photos AdML OP`ND Photo 1. South elevation of the warehouse building in its new location. The overhead door and Masonite siding were added in 1983. Photo 2. South and west elevations of the warehouse. The metal batten -seam roof with snow catchers and a ridge cap appears to be newer than the roof shown in Historic view 3. The building was placed atop a new foundation as part of the 2012 move. Bergstein Shoddy Mill 10 Photos 707 Photo 3. West elevation. Photo 4. North and west elevations. Exposed framing on the interior of the upper level indicate that there were originally windows on the north elevation. Bergstein Shoddy Mill 11 Photos Photo 5. North elevation. Photo 6. North and east elevations. The original drop siding remains exposed on the east side. Bergstein Shoddy Mill 12 Photos f`sr i ----------------------------------- Photo 6. North and east elevations. The original drop siding remains exposed on the east side. Bergstein Shoddy Mill 12 Photos Photos 7-8. Pests have chewed holes through siding on east end (left). Detail of the eaves above the east end (right). Original skip sheathing, cornice molding and corner boards are visible. s I Id jrhotos 9-iu. i)etails of the onginal prop suing on the east siae. ine tongue-ana-groove siding was applied over flush board sheathing. Bergstein Shoddy Mill 13 Photos Photo 11. Lower level of the warehouse, looking southeast. The building originally had a wood floor. The new foundation walls were filled with sand as part of the move. Photo 12. Lower level, looking northeast. Bergstein Shoddy Mill 14 Photos Photo 13. Lower level looking southwest. Photo 14. An original timber post has been removed from the west end of the building, and replaced with a makeshift truss to allow a clear span. Rotted studs were cut off and reinforced with new material, and a treated lumber sill was installed to prepare the building for the move Bergstein Shoddy Mill 15 Photos Photo 15. The original sliding doors remain in place on both the east and west ends of the building. Photos 16-17. The original sliding door hardware and tracks remain intact (left). A faded label on the hardware identifies the maker as "Lawrence." Detail of the door construction (right) Bergstein Shoddy Mill 16 Photos Photos 18-19. The upper level of the warehouse building, looking west (left). Pests have chewed through the wall at the southwest corner (detail of circled area is at right). Photo 20. North wall of the upper level. Framing for the original windows remains in place, although sash have been removed and openings filled in. Bergstein Shoddy Mill 17 Photos Photo 21. Upper level, looking east. Framework for elevator windlass is visible at the center of the photo. Photos 22-23. Window opening near the southeast corner of the upper level (left). Original double -hung sash have been removed, but original trim remains in place (right). Bergstein Shoddy Mill 18 Photos J i .,,`"'fit - - _ _ •� , _ � ` 1 _ � Photo 27. Detail of roof framing showing rafters, collar ties and lightweight struts. Although the struts may add strength to the roof structure, they do not function as actual trusses. Photo 28. Slats and chicken wire between struts were used as a holding area for shredded cloth. Bergstein Shoddy Mill 20 Photos Photo 29. Detail of ridge board and skip sheathing. The original wood shingles are visible between sheathing boards. Photo 30. North side of the mill building in its new location. Brick arches above the wide opening indicate location and size of original openings. Color variations in the mortar indicate that the walls have required repair many times in the past. Bergstein Shoddy Mill 21 Photos Photo 31. North and west sides of the mill building. Photo 32. West and south sides of the mill building. A temporary membrane roof was installed following the move. Bergstein Shoddy Mill 22 Photos Photo 33. South elevation of the mill building. Photo 34. South and east sides of the mill building. The warehouse is visible in the background. Bergstein Shoddy Mill 23 Photos Photo 35. East side of the mill building. This wall is badly cracked, and the upper section appears to have been rebuilt. An original window opening with a brick arch has been filled in. Mortar adjacent to the infill bears is inscribed with the date 1896 (circled area is detailed below). Photo 36. Detail of inscribed date on east wall of the mill. Bergstein Shoddy Mill 24 Photos Photo 37. Interior of the mill building, looking east. The center beam and roof sheathing were replaced following the move. The iron angles may be original to the building. An inscription in the window infill (circled) reads "CB 1880 Sept. 30." See detail below. Photo 38. Close-up view of inscription in window infill on the east wall of the interior. Bergstein Shoddy Mill 25 Photos Photo 39. A charred lintel above the small window in the east end of the building provides evidence of a fire. Photo 40. Looking west inside the mill building. Remnants of timber joists set into the walls (circled here and in Photo 42) suggest that there may have been a loft in the building, or that the roofline was altered at some point. Bergstein Shoddy Mill 26 Photos Photo 41. Roof rafters are assembled from short sections of iron channel, riveted together. • z - Y x ` ;.•' : 4 f AAy'+i� — _ —_ '� a .. I � ��� �� .. /. -�.� ii �l • f r 1 . Photo 42. South wall of the interior. Pockets for timber joists are circled. Bergstein Shoddy Mill 27 Photos Existing Conditions Code Analysis Rehabilitation Recommendations CLAYBAUGH PRESERVATION ARCHITECTURE 361 W. Government St. Taylors Falls, Minnesota 55084 Site Visit Report January 27, 2015 Bergstein Shoddy Mill Reuse Study South Main Street, Stillwater, MN Participants: Robert Claybaugh, CPAi John Lauber, JLCo LLC Gene Dwyer, LSE Shoddy Mill • General: o The building has been moved to a new site and set on new concrete foundation. o The wood roof beam has been replaced. o New plywood sheathing has been installed over the steel angle joist and a temporary membrane roof installed. o Some pointing of masonry was done to help stabilize the structure. o There is no floor slab in the building. Masonry: o The exterior 18" rubble stone bearing walls are in tough shape. There are a lot of cracks and open joints in the walls that will require extensive grouting and tuckpointing. o The original mortar appears to be fairly bad with coarse aggregate of various types of stone. There is a variety of later pointing and repairs in the mortar. o Mortar samples should be taken and tested to determine an appropriate mortar mix. o The recent mortar repairs were done with a tinted fine aggregate mortar that does not match the original. o There is evidence that the upper walls of the building and roof configuration have been modified over the life of the building. Openings: o The east opening appears to be original with a segmented arch. The opening was infilled in 1886 according to a date scratched in the mortar. There is evidence of an earlier fire on the interior wood lintel. o The west opening appears to be original with a segmented arch. o The north openings are later modifications to provide a garage size door and an entry door. There are remnants of segmented arches that would indicate possibly three original openings of similar size as on the east and west walls. The auto repair owner told me in 2005 that they were two smaller openings before they cut in the garage door. Roof: o The steel angle joists appear to be repurposed truss members judging from the riveted splices. These are probably not original to the building but to an earlier modification possibly after the fire. o The roof deck has been replaced with plywood and is covered by a loose laid roof membrane without insulation. The deck overhangs the masonry by about 16 inches. Warehouse: General: o The building has been moved to a new site and set on new concrete foundations. o Due to rot a new 6x6 wood sill beam was installed, rotted sections of original studs were cut off, new temporary studs were sistered to the originals and extended to the sill in a haphazard manner. The intent was to stabilize the structure. o There is no floor slab in the building. o There are no utilities connected to the building. The site relocation drawings indicate that sewer and water service was extended to five of the warehouse. Exterior Walls: o The original wood drop siding has been covered with Masonite siding except on the east wall. The drop siding appears to be in rough condition. o The last use of the building was for auto repair and many of the modifications were for that use. ■ The large overhead door on the south wall. ■ Removal of an interior wood support column. ■ Addition of 2 layers of gypsum board on the north wall for fireproofing. ■ Addition of gypsum board on the walls and ceiling of the ground floor. ■ Addition of batt insulation in the ground floor walls. o The second floor is entirely unfinished. Openings: o The large sliding wood doors on the east and west walls appear to be original. The sills of these doors are about 8" above the sill beam. This would indicate the original wood floor level of the building. The auto repair business installed a concrete floor on grade. o The two double hung windows on the west wall are probably from the auto repair remodeling. We saw evidence of larger window openings at these locations. o The other window openings are the same size as on the second floor and have double hung wood sash probably from the auto repair remodeling. The sash are either in poor condition or missing. o The south wall probably had a small window opening where the overhead door is now. The entry door location may be original but the steel door is new. o The second floor window openings appear to be original. Roof - 0 The existing roof is covered with metal panels over the original wood shingles. The shingles are visible from the second floor though the spaced wood sheathing. o The overhang soffits are in poor condition. o There are no gutters or downspouts in the building. Interior: o There are no interior partitions on the first floor. o The stair to the second floor is partially in place. It would not meet current code o The second floor is open with no interior finishes. o There is a 73" square opening in the floor with a 7'10" diameter wood sheave mounted at ceiling level. The sheave has a 2" manila rope that would have been used to raise and lower items from the second floor. This is the most notable feature of the building. Submitted by, CLAYBAUGH PRESERVATION ARCHITECTURE INC 2 CLAYBAUGH PRESERVATION ARCHITECTURE 361 W. Government St. Taylors Falls, Minnesota 55084 May 6, 2015 Existing Conditions Bergstein Shoddy Mill Reuse Study South Main Street, Stillwater, MN Site The two buildings are sited in the same relationship as on the original site. The site is fairly level and was created with fill to be above the 100 year flood plain. There are no other improvements on the site. Shoddy Mill • General: o The building has been moved to a new site and set on new concrete foundation. o The wood roof beam has been replaced. o New plywood sheathing has been installed over the steel angle joist and a temporary membrane roof installed. o Some pointing of masonry was done to help stabilize the structure. o There is no floor slab in the building. Only a sand base. Masonry: o The exterior 18" rubble stone bearing walls are in tough shape. There are a lot of cracks and open joints in the walls that will require extensive grouting and tuckpointing. o The original mortar appears to be fairly bad with coarse aggregate of various types of stone. There is a variety of later pointing and repairs in the mortar. o Mortar samples should be taken and tested to determine an appropriate mortar mix. o The recent mortar repairs were done with a tinted fine aggregate mortar that does not match the original. o There is evidence that the upper walls of the building and roof configuration may have been modified over the life of the building. Openings: o The east opening appears to be original with a segmented arch. The opening was infilled in 1886 according to a date scratched in the mortar. There is evidence of an earlier fire on the interior wood lintel. o The west opening appears to be original with a segmented arch. o The north openings are later modifications to provide a garage size door and an entry door. There are remnants of segmented arches that would indicate possibly three original openings of similar size as on the east and west walls. The auto repair owner told me in 2005 that they were two smaller openings before they cut in the garage door. Roof - 0 The steel angle joists appear to be repurposed truss members judging from the riveted splices. These are probably not original to the building but to an earlier modification possibly after the fire. 0 The roof deck has been replaced with plywood and is covered by a loose laid roof membrane without insulation. The deck overhangs the masonry by about 16 inches. Warehouse General: o The building has been moved to a new site and set on new concrete foundations. o Due to rot a new 6x6 wood sill beam was installed, rotted sections of original studs were cut off; new temporary studs were sistered to the originals and extended to the sill in a haphazard manner. The intent was to stabilize the structure. o There is no floor slab in the building. o There are no utilities connected to the building. The site relocation drawings indicate that sewer and water service was extended to within five feet of the warehouse. Exterior Walls: o The original wood drop siding has been covered with Masonite siding except on the east wall. The drop siding appears to be in rough condition. o The last use of the building was for auto repair and many of the modifications were for that use. ■ The large overhead door on the south wall. ■ Removal of an interior wood support column. ■ Addition of 2 layers of gypsum board on the north wall for fireproofing. ■ Addition of gypsum board on the walls and ceiling of the ground floor. ■ Addition of batt insulation in the ground floor walls. o The second floor is entirely unfinished. Roof and 2°d Floor Structure: o Refer to LS Engineers, Inc. report dated May 5, 2015 for structural assessment of the building. Openings: o The large sliding wood doors on the east and west walls appear to be original. The sills of these doors are about 8" above the sill beam. This would indicate the original wood floor level of the building. The auto repair business installed a concrete floor on grade. o The two double hung windows on the west wall are probably from the auto repair remodeling. We saw evidence of larger window openings at these locations. o The other window openings are the same size as on the second floor and have double hung wood sash probably from the auto repair remodeling. The sash are either in poor condition or missing. o The south wall probably had a small window opening where the overhead door is now. The entry door location may be original but the steel door is new. o The second floor window openings appear to be original. Roof - 0 The existing roof is covered with metal panels over the original wood shingles. The shingles are visible from the second floor though the spaced wood sheathing. o The overhang soffits are in poor condition. o There are no gutters or downspouts in the building. Interior: o There are no interior partitions on the first floor. o The stair to the second floor is partially in place. It would not meet current code 2 o The second floor is open with no interior finishes. o There is a 73" square opening in the floor with a 7' 10" diameter wood sheave mounted at ceiling level. The sheave has a 2" manila rope that would have been used to raise and lower items from the second floor. This is the most notable feature of the building. Submitted by, CLAYBAUGH PRESERVATION ARCHITECTURE INC Robert J. Claybaugh AIA, President File:. SHM-Existing-050615 3 CLAYBAUGH PRESERVATION ARCHITECTURE 361 W. Government St. Taylors Falls, Minnesota 55084 May 25, 2015 Shoddy Mill Reuse Study Highway 95 North Stillwater, Minnesota Code Review Historic Status: The buildings are currently listed on the National Register but are not listed on the City of Stillwater local register. Minnesota State Building Code: The 2007 Minnesota State Building Code amendments and the 2006 International Building Code, and the 2015 Minnesota Accessibility Code were used for the code review of this building. Mill Building: • Building gross floor area: 0 1St Floor: 578sf o Total occupied: 578 sf • Stories: 1 story • Occupancy: Group M Mercantile • Construction Type (Table 601): o Type III B Masonry bearing wall & unprotected roof structure. • Allowable Height and Building Area (Table 503) Type III B Construction: o Height: 4 stories o Area: 12,500/floor • Floor Occupancy (Table 1004.1.1): 0 1St Floor: 30gsf/person= 20 persons o Exits: one (table 1015.1) Warehouse Building • Building gross floor area: 0 1St Floor: 1,617sf 0 2nd Floor: 1,617sf o Total occupied: 3,234sf • Stories: 2 stories • Occupancy: o Group A2 Restaurant o Group R2 Donn/motel o Group M Mercantile • Construction Type (Table 601): o Type VB -unprotected wood frame • Allowable Height and Building Area (Table 503) Type V B Construction: o Group A2: Shoddy Mill 1 ■ Unprotected ■ Protected: o Group R2: ■ Unprotected ■ Protected: o Group M: ■ Unprotected ■ Protected: 1 story, 6.000sf/floor 2 stories, 11,500/floor (sprinklered) 2 stories, 7,000sf/floor 3 stories, 12,000sf/floor 1 story, 9,000sf 3 stories, 14,000sf/floor • Floor Occupancy (Table 1004.1.1): o A2: Tables and Chairs: 15 sf/person o R2: 200 sf/person o M: 30 sf/person o E: Classroom: 20sf/person • Floor Live Loads (Table 1607.1) o Assembly/movable seating: 100psf o Dining rooms 100psf o Office: 50psf o Office/class corridor above 1" floor: 80psf o Residential: 40psf o Hotel rooms & corridors to rooms: 40psf o Classrooms: 40psf • Building with one exit (Table 1019.2): o A and E: 1 story, 49 occupants o Band M: 2 stories, 30 occupants o R2: 2 stories, 4 units, 50 foot travel Automatic Sprinkler Systems (Section 903 and MN1306): • Stillwater has adopted MN Chapter 1306 Special Fire Protection Systems: • A2 Occupancy: Required through out • R2 occupancy: Required throughout • B and M Occupancy: 2,000 sf or more per floor and three or more stories. • E Occupancy: 2,000 sf or more per floor and two or more stories. Upper Floor Accessibility/Elevator (MN Chapter 1341): • Generally not required if less than 30 occupants. An elevator would probably be desired for any use of the 2° floor. • Other requirements do apply to some occupancy classifications. Claybaugh Preservation Architecture Inc Robert J. Claybaugh AIA File: SHM-Code-052515 Shoddy Mill 2 r` CLAYBAUGH PRESERVATION ARCHITECTURE ■►.J 361 W. Government St. Taylors Falls, Minnesota 55084 May 25, 2015 Renovation/Adaptive Reuse Recommendations Bergstein Shoddy Mill Reuse Study South Main Street, Stillwater, MN Site • Accessibility: Create accessible path from parking to entry of each building. • Outdoor Space: Develop space between the buildings and toward the river for outdoor events such as farmer market, performances, etc. Shoddy Mill • General: O This structure is probably best suited for seasonal use that would not require heating or air-conditioning. There could be some electric radiant base board heat if necessary. o Underground electric power should be connected to the structure with a panel with circuits to handle lighting, convenience outlets and ceiling fans. O Provide security and fire alarm system. O A sprinkler system would not be required. • Masonry: o Mortar samples should be taken and tested to determine an appropriate mortar mix. o We would recommend that the stone walls be left exposed on the interior of the structure. o All of the exterior and interior mortar joints should be repointed with the mortar mix determined by testing. • Openings: o Large East Window: Leave the masonry infill in place along with the date inscriptions in the mortar. o Small East Window: This is an odd and ill placed opening but appears to have been there a long time. Consider leaving the opening and install an operable window for ventilation. o West Window: Install a new wood double hung sash in this opening. o North Openings: ■ Alternative 1: • The existing door openings are later modification and are to be removed. • Using the remnants of the brick segmented arches as a guide, reconstruction three opening on the north fagade. They could all be door openings or only the center opening could be a door with the flanking openings as windows. • This alternative would limit the functionality of the building for rentals and visitor services. ■ Alternative 2: 0 Restore the small door opening. • Retain the large opening and install a roll -up door to provide good access for rental and visitor services. Floor: a Install a new 4" concrete slab over 2" rigid insulation on the existing sand base. o Finish floor covering would be optional. Roof: o Remove the existing temporary roof covering. o Install EPDM adhered roof membrane over cover board and 4" rigid insulation over existing plywood deck. o Install new painted wood fascia at roof edge. Warehouse Utilities: o Provide underground electrical service to the building. o Connect building to existing water and sanitary sewer services that are stubbed on site. o Provide gas service to the building. Exterior Walls: o Remove existing Masonite siding and gypsum board layers from the exterior to expose the original wood drop siding. o Infill the overhead door opening. o Replace deteriorated drop siding to match the existing, prime and paint. The condition of the siding underneath will not be apparent until the newer siding has been removed. Replacement of 50% of the siding would be a good estimate at this time. Roof and 2nd Floor Structure: o Refer to LS Engineers, Inc. report dated May 5, 2015 for structural recommendations including upgrading the 2nd floor structure to 40psf. This would only be done if the 2nd floor is to be occupied. o Replacement of the missing wood post would be part of the scope of work along with replacing the other wood posts with full height posts. Openings: o Replace the existing 1St floor west fagade windows with openings to match the 2nd floor windows. o Add a window opening on the 1St floor south facade in line with the 2nd floor window above. o Install new 2/2 thermal glazed wood double hung sash in all of the existing and new window openings. o Install a new wood door and frame in the south fagade door opening. o Restore the original wood sliding doors. These would not be the primary weather closure for the openings. o Install new wood and glass doors with sidelights in these openings. 0 Floor: o Install a new 4" concrete slab over 2" rigid insulation on the existing sand base. o Provide in slab hydronic heating system. 2 Roof: o Remove existing wood and metal roof coverings. o Replace deteriorated wood sheathing as required. o Install new cedar shingle roof over cedar breather, plywood sheathing and 3" rigid insulation on the existing wood sheathing. o Install galvanized metal half round gutters and corrugated round downspouts on the north and south roof eaves. Interior: 0 1" Floor: ■ Remove all existing wall and ceiling finishes and insulation. ■ Insulate the exterior walls with full thick batt insulation. ■ Insulate the 2nd floor joist space with 6" batt insulation. ■ Install painted gypsum board with veneer plaster finish on all wall and ceiling surfaces. Leave the existing wood bracing visible. ■ Build out space as shown on proposed floor plans. ■ Provide service access ladder to 2"d floor. 0 2"d Floor: ■ The 2"d floor would remain unfinished except for closure walls around the wood sheave and opening so it is visible from the 1St floor. ■ Insulate the exterior walls with full thick batt insulation. ■ If the 2"d floor were to be made usable, the following items would need to be part of the scope of work: • Reinforce 2"d floor structure. • Construct one or two exit stairs depending on use. • Construct an elevator to provide accessibility to the 2nd floor. o HVAC: ■ Provide in floor hydronic heating system in 1St floor slab. ■ Provide forced air cooling and ventilating on the 1St floor with exposed round spiral ductwork. ■ No HVAC on the 2"d floor. o Electrical: ■ Provide general lighting and track lighting on the 1St floor ceiling. ■ Provide general lighting in the restrooms and kitchen space. ■ Provide exit and emergency lighting. ■ Provide security and fire alarm system for the building. o Fire Protection: ■ Stillwater has adopted Minnesota Chapter 1306 Special Fire Protection Systems. ■ An A2 -Assembly occupancy would require a sprinkler system throughout. ■ A B -Business or M -Mercantile occupancy would not require a sprinkler system. Submitted by, CLAYBAUGH PRESERVATION ARCHITECTURE INC Robert J. Claybaugh AIA, President File: SHM-Recommend-052515 Existing Conditions Drawings s illwater NOW The Birthplace of Minnesota Bergstein Warehouse and Shoddy Mill Parcel Boundaries r«� Municipal Boundary Water Pipes O Water Valves O Hydrants 0 80 160 320 Feet I General Site Location I 9 0- 28'-8" 2nd Floor Warehouse Plan 9 NORTH 28'-8" --Original sliding door T 1 Original siding door 1st Floor Warehouse Plan 1/8" = 1'- 0" Lei 1st Floor Area: 1,617 sf 2nd Floor Area: 1,617 sf CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com March 2015 I I I 1 1 1 1 1 1 1 1 1 u I I I I I i i I I I I I I I I I I I I -------- I I I L 1 1 1 1 1 1 1 1 1 1 1 I I� I I I I I I L - I I I I J 74" x 74" hatch above Wd. post-- Wd. beam above-- Wd. post— r-- - - - - --- - - - - I I I I I I I I I I I I I -------------- 1 Original siding door 1st Floor Warehouse Plan 1/8" = 1'- 0" Lei 1st Floor Area: 1,617 sf 2nd Floor Area: 1,617 sf CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com March 2015 28'-8" - Metal roof over vjd. sheathing ------Future floor level -Existing sand level WAREHOUSE SECTION 1/8" = 1'- 0" 2" X 6" Wd. studs @ 24" O.C. --2" X 8" Wd. joists @ 24" O.C. with 1x10 wd. subfloor & 7/8" x 5" t&g wd. floor 2" X 8" Wd. studs @ 24" O.C. with 1x6 wd. sheathing & 3/4" x 5 1/2" wd. drop siding -6x6 wd. sill CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com March 2015 Schematic Design Dra drop off lane One way drive Highway 95 Future Bike/PedestrianTrail Site Plan S1 Scale: 1" = 40 ft F CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com May 25, 2015 E 28'-8" 2 Second Floor Plan Al Scale: 1/8" = 1'-0" 1 �— 28'-8" — -- l First Floor Plan NORTH Al Scale: 1/8" = 1'-0" 1st Floor Area: 1,617 sf 2nd Floor Area: 1,617 sf CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com May 25, 2015 Al 28'-8" _Warehouse Section A2 Scale: 1/8" = 1'-0" - 2" X 6" Wd. studs @ 24" O.C. -2" X 8" Wd. joists @ 24" O.C. with 1x10 wd. subfloor & 7/8" x 5" t&g wd. floor -2" X 8" Wd. studs @ 24" O.C. with 1x6 wd. sheathing & 3/4" x 5 1/2" wd. drop siding 4" concrete slab over 2" rigid insulation CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com May 25, 2015 A2 - Restore window openings 3 Alternative 1 North_ Elevation A3 Scale: 1/8" = 1'-0" Roll -up door in existing opening 4 Alternative 2 North Elevation A3� Scale: 1/8" = 1'-0" EPDM membrane over coverboard & 4" rigid insulation j Existing steel angle joists C o _ m C: c 0 o r_ �) c _ C rn -Infilled window u opening to rem 4" concrete slab over 2" rigid insulation. 2 Building Section A3 Scale: 1/8" = 1'-0" - Infilli=d nnPninn to remain 21'-0" 04 N -New window in !Iexisting opening 1 Floor Plan A3 Scale: 1/8" = 1'-0" y NORTH Building footprint: 578 sf Insider floor area: 441 sf CLAYBAUGH PRESERVATION ARCHITECTURE INC 361 West Government Street Taylors Falls, MN 55084 Tel: 651.206.0980 E-: claybaugh7@gmail.com May 25, 2015 A3 Structural Analysis Shoddy Mill and Warehouse Re -use Study Stillwater, MN Purpose On January 27, 2015 I visited the Shoddy Mill and Warehouse in Stillwater, MN. The purpose of my investigation was to assess the existing condition, identify apparent distress or structural concerns, and gather sufficient information to comment on the upper floor capacity of the Warehouse. Background • The Shoddy Mill and Warehouse were recently relocated from a previous location to the current site. • The Warehouse is a wood -framed structure roughly 28 feet (north -south) by 60 feet (east -west). • The Warehouse has an upper floor and a gabled roof with a center ridge running the long direction. • The Mill is a 27'-6" (east -west) by 21'-0" (noifih-south) stone -walled structure with a mono -sloped roof (high end north). • A new foundation was installed at the current site for both structures. Observations and Recommendations Warehouse • There are two interior columns in the lower level, one in the center, and one at the easterly quarterly point. There once was a column at the westerly quarter point, but it was cut off at some point in time, and replaced with a steel rod suspension system. It appears that an original rod failed, and was replaced with the current strapping system. There is a significant sag in the beam suspended by steel rods. The column at the westerly quarter point should be reinstalled on a new foundation, and the rod system should be removed • When moved, rotten portions of wood studs were cut off the bottom and new partial length studs were lapped with and nailed to the original solid stud material that remained. The 2x6 lumber lapped with and fastened to the existing studs appears somewhat random and not designed. I recommend that the studs be reinforced with full height studs. LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255 Shoddy Mill and Warehouse Stillwater, MN May 5, 2015 Page 2 • The window openings in the upper level are not original, and the framing around openings was not properly addressed when installed (see Photo 1). I recommend that jamb studs and lintels be installed where required around the windows. Photo There is rot on the roof framing and upper floor framing. In some locations roof rot extends into wall top plate and wall studs and siding (see Photos 2 and 3). All rotten materials should be replaced in kind LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255 Shoddy Mill and Warehouse Stillwater, MN 'Y `r. s Photo 2 — Roof and Wall Rot May 5, 2015 Page 3 Photo 3 — Rotten Roof Framing LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255 Shoddy Mill and Warehouse Stillwater, MN May 5, 2015 Page 4 Shoddy Mill • The stone Mill was stabilized when relocated. • Mortar generally appears to be sound and performing. • The center roof beam was replaced, and it also appears to be sound and performing. Floor Capacity of Warehouse Once the columns and rotten framing are replaced as recommended, the floor will have a live load capacity of about 20 pounds per square foot (psf). This capacity is satisfactory for unoccupied attic space, but it is not suitable for occupancy. A 40 psf live load capacity could be achieved by installing additional beams below the existing beams, and by adding joists between existing joists at 4'-0" on center (every other joist space). Limitations The opinions stated in this report are based on limited visual observations of the structure only and there is no claim, either stated or implied, that all conditions were observed. No physical testing was performed and no calculations have been made to determine the adequacy of the structural system or its compliance with accepted building code requirements. This report does not warrant the original design of the building. Certification I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Prgfessional Engineer under the laws of the state of Minnesota. / Signature Eugene M. Dwyer, P.E. Date: May 5, 2015 License Number: 19951 LSEngineers, Inc. — 234 North Main Street — Le Sueur, MN 56058 — (507) 665-6255 itimates Cost estimates are pending and will be included in the final report. Financial Analysis Jon Commers, Principal D O N E K 2288 University Avenue West Saint Paul, IVIN 55114 Public Finance, Project Management, Policy ph) 651.645.4644 www.donjek.com BERGSTEIN SHODDY MILL REUSE STUDY Capital and Operating Funding Resources: Draft Text May 27, 2015 Reuse of the Bergstein Shoddy Millwill be made sustainable by a deliberate, long-term funding strategy. Capital funding is required for rehabilitation of one or both of the structures, and for modest repair and replacement of the buildings over time. Operating support, likely through a combination of earned revenues, City funds and contributions from partnering organizations, will allow for the mill to contribute to the economic and civic vitality of Stillwater. Funding Rehabilitation Assembling the resources required to elevate the mill buildings from their current state, into fully functional structures for seasonal or year-round use, is likely to draw on multiple funding sources. As the owner and lead partner of the mill buildings, the City of Stillwater is well positioned to coordinate the raising of capital for rehabilitation. Prospective sources include the following. • City Bonds: The City manages a bond portfolio to fund general government investments, street improvements, redevelopment through tax increment financing, and other priorities. The outstanding principal of bonds owed by the City has been declining over the last ten years. The City is authorized to fund all or part of historic rehabilitation projects such as the mill buildings, as a portion of their issuance and repayment of municipal bonds. An advantage to this source is that the investment can be amortized over time. • Park/Trail Dedication Fund: The City operates a fund that supports capital outlay for City parks, using park/trail dedication fees paid by developers of parcels in Stillwater. At the end of 2013, this account had grown to exceed $300,000, and may provide a source for historic rehabilitation in the City's Bridge Park area. • Philanthropy: Philanthropic partners including the St. Croix Valley Foundation and its affiliate Stillwater Foundation, may assist the campaign to raise capital for rehabilitation, through grant making and/or sponsorship of a capital raising initiative for the mill structures. Foundation leaders expect growth in local philanthropy in the coming years. • Minnesota Historical and Cultural Heritage Grants: Given the mill structures are listed on the National Register of Historic Places, these grants funded through the Legacy program could finance work on exterior building preservation, building accessibility, and interior systems. While not eligible for remodeling or modernization of the structures, these grant funds could comprise a portion of the project's capital structure. • State Capital Project Grants -In -Aid: Local governments are eligible applicants for grants, on a 1:1 matching basis, to finance historic preservation construction projects at publicly owned sites. • Private Lending: Rehabilitation may also be funded by construction debt, subsequently consolidated into a long-term mortgage on the property. • In -Kind Contributions: Materials, labor and expertise can be contributed by individuals, organizations or businesses to the project, adding to the capital resource available for rehabilitation. Building materials such as windows are examples of material often contributed at cost or on a donated basis. • Minnesota State Bonds: In addition to the grants-in-aid described above, the State funds public assets deemed to have statewide significance, typically through capital investment legislation approved every other year. The nature of the historic significance of the mill buildings, and eligibility for designation on the National Register of Historic Places, may strengthen a City proposal for state support. Funding Operations and Maintenance Ongoing operations and upkeep of the mill buildings, once reuse has commenced, is also a critical consideration for their viability. A combination of earned revenue and partner support will need to cover operating expenses and regular deposits to a replacement and reserve account.' Prospective sources for these uses include: Earned Revenue: Revenues from concessions, bicycle storage and parking facilities, food service or dock access can support the financial viability of the site and its offerings. Interest by local businesses in operating these concessions can provide a valuable partnership opportunity. Lodging Tax: The City established a lodging tax within the last ten years, to provide a funding stream to support the attraction of tourism and convention business. In 2013, the tax raised $170,000 for these purposes, a figure that has steadily increased since its initial collection in 2008. Park Maintenance Fund: In addition to the park/trail dedication revenues noted above, the City collects fees from investors in property to reflect the need for park assets nearby. In 2013 no deposits or expenditures are noted for this fund, but is balance of $144,000 could provide for targeted investment in the mill site as a park asset of citywide interest. Um I An industry standard guideline of a deposit to a replacement and reserve account of 3.00% of total value, would amount to $9,000-$15,000 per year. These funds are escrowed for repair needs to the exterior, interior, and roof structures. List of Interviewees PEOPLE INTERVIEWED Intensive personal interviews with local officials, business leaders, civic leaders, recreational and environmental advocates, members of the arts and non-profit community, agency representatives, and ordinary citizens were a primary source of information for the Bergstein Shoddy Mill Reuse Study. Team members conducted on- site interviews with more than forty people during the course of the study. Bobby, Amy, Brian Anderson St Croix Boat & Packet Craig Beemer Oasis Cafe Todd Clarkowski MnDOT-St. Croix River Crossing Coordinator Paul Creager Teacher/Film and Music Festivals Mark Desch Downtown Revitalization Committee Kate Dietrick University Of Minnesota -Upper Midwest Jewish Archives Chuck Dougherty Discover Stillwater/Water Street Inn Jenna Fletcher Planning Commission Diane Hedeen DNR -William O'Brien State Park Sherri Hopfe Independent Business Association Renee Hutter-Barnes MnDOT Cultural Resources Ted Kozlowski Mayor Brandon Lamb Downtown Revitalization Committee B&i,gsts5n Shoddy Y1,11119 ese lu y Brian Larson Heritage Preservation Commission Tom Lynum Discover Stillwater/B&B owner Andy Mahn Downtown Revitalization Committee Tom McCarty City Administrator Doug Menikheim City Council Jonathan Moore National Park Service Tim Moore Public Works/Parks Randy Moses Chilkoot Velo Aimee Peltier Independent Business Association Brent Peterson Washington County Historical Society Ann Pung-Terwedo DRC/Washington County Planning Linda Radimecky DNR -Brown's Creek, Gateway, and Luce Line Trails Christie Rosckes Discover Stillwater Heather Rutledge Art Reach Cindy Shilts Building Official 2 Beygstaon Shadily P.t1111 Rause Zbudy Molly Shodeen DNR Hydrology Jackie Sluss MnDOT Cultural Resources Jennifer Sorenson DNR Hydrology Chris Stein National Park Service Jane Stevenson St. Croix Valley Foundation Todd Streeter Greater Stillwater Chamber of Commerce Roger Tomten Downtown Revitalization Committee Bill Turnblad Economic Development Director Louise Watson Transition Stillwater Elizabeth Welty Heritage Preservation Commission Abbi Wittman Planner 3 ear 7�8ln zhc4zly p ll]l Res Q udy Examples of Similar Projects EXAMPLES of SIMILAR PROJECTS The Depot Coffee House Hopkins, MN Located at the junction of several regional bike trails in Hopkins, the Depot Coffee House is operated by a non-profit organization. The facility provides parking for automobiles, and serves both bicyclists and pedestrians. From the website: The Depot is a renovated train depot in Hopkins, Minnesota that now serves as a coffee house, youth community project, and trailhead for area bike trails. It was planned and opened by area students and their allies in 1998 to create a chemically -free environment for teens. The Depot also serves as an important asset to the community by providing students all over the west Metro an opportunity to create their own place to learn, relax, and have fun while directing both a coffee shop and an entertainment venue. http://www.thedepotcoffeehouse.com Sergsteln Shoddy Mill Freewheel Midtown Bike Center Minneapolis, MN Located along the Midtown Greenway in South Minneapolis, the Freewheel Midtown Bike Center is a popular public-private partnership accessible only by bicycle. From the website: The Freewheel Midtown Bike Center has two large bicycle parking bays as well as bike sales, parts, repairs and rentals. The bathrooms, chilled drinking water, and showers serve casual and commuting bicyclists. Freewheel Bike does the nuts -and -bolts operations and the Midtown Greenway Coalition focuses on community engagement. With its office down the hall and overlooking the trails, the Coalition can better connect with Greenway users and better engage the Phillips community with the Greenway. http://midtown reg enway.org/about-the- reg enway/bike-center/ Bergstein Shoddy Mill 2 Reuse Study Urban Ag Center Bergstein Warehouse and Shoddy Mill Reuse as Urban Agricultural Center Limitations: Limited Parking for public and for loading/delivery trucks during event Visibility, wayfinding Opportunities: Connections and visibility to green minded, buy local community using trails (bike, ped...). Opportunity for locally supported, local producers to gain synergy from a centralized downtown identity. Community access to choice real estate for urban agriculture events. Access to river through new public short term small craft dock, controlled by parking meter type fee Vision: Event center for urban agricultural community to promote/celebrate/share/educate community about what they do. A visible city commitment to community driven initiatives surrounding locally produced, environmentally more sustainable, agriculture. Promotion of these choices to a wider audience. A gathering place where ideas are shared about community agriculture much like what historically happened at the town feed store/elevator or general store. How'd it work: PT coordinator/director, public calendar, sign up like you rent a park bldg. Rent includes secure short term storage, publicity coordination to other community calendars -Buy Local, Transition Stillwater, Chamber, Stillwater Current, Local Harvest etc Types of Events/ User Groups: CSA (Communtiy Supported Agriculture) box distribution - different weekday for each farm for the 20+/- summer weeks and some winter share weeks Big River Foods, Turnip Rock, Pahl's Market Eener's Farm Threshing Table Farm Community Homestead Fresh Earth Farms Mhonpaj's Garden Fay Freedom Farm La Finca Farm Farm Where Life is Good Treasured Haven Farm CSA farm sign-up event typically late winter, CSA harvest party Aug/ Sept weekend for each farm separately or together Community Garden Plotsign-up weekend day in March - Community Garden member only pot -lucks, growing season weeknight North Hill Community Garden, South Hill Community Garden, Meadowlark Organic Community Garden New Shoddy Mill Community Garden Gardening Classes Stillwater Farm Store -seed potatoes, onion starts, cover crop seeds The Backyard Grocer River Market co-op Small local growers satellite farmers market? Blueberries of Stillwater The Flower Farm Renee's Flower Farm- Live Flowers Local eggs, raised on site eggs Local honey, harvested on site honey Local wine/beer producers release party events, Lift Bridge Brewery Hop Growers Association Maple Island Brewery Northern Vineyards Winery St. Croix Vineyards Agricultural community winter coffees, seed/ideas exchange; like what maybe historically happened at the elevator/feed store w/ local baked goods for sale Chilicoot Cafe L'etoile Du Nord Cafe BreadArt Bakery Great Harvest Bakery Local bedding plant sales by garden clubs- May; meeting place for clubs Perennial Garden Club of Stillwater -Trillium, Daylily, Columbine Wild Ones Native Plants Lilies of the Valley Garden Club Ivy Garden Club Pollinator Friendly Alliance, Honey Bee Club of Stillwater Highs school Greenhouse- Andy Weaver 4H Junior Master Gardeners (Stonebridge elementary) Plant pest/disease diagnostic clinic Washington County Master Gardeners U of' horticultural/entomology departments Ag issues -water quality, buffers: wildlife, pollinators, run-off classes/demos Washington County Conservation District MN Dept. of Ag Pollinator Friendly Alliance U of MN Center for Urban Ecology and Sustainability 4H meeting place (currently no 4H club in Stillwater; Mahtomedi and Baytown Township have clubs) week night year round Minnesota Extension Valley cheese maker/dairy events, weekend Cass Lake Creamery Wedge and Wheel Poultry events, informational meeting, sales of chicks and eggs Backyard Chickens Houle's Farm Store -- DNR ducks, grouse, pheasant fledglings Local Wool/Alpaca producer Events? Darn Knit Anyway Bee events --Extracting demonstration, extracting and bottling space rental (would need permanent equip. storage), Honey Sales, beekeeping classes? Honey Bee Club of Stillwater (300 members in St. Croix River Valley) Nature's Nectar Bees Knees Pollinate Minnesota Maple Syrup tapping demo/cooking event Warner Nature Center Carpenter Nature Center William O'brien state park VHW/Lions etc. pancake breakfast tie-in fee event Local Beef/ Pork/Chicken Producer grill out/roast fee event Buffalo - Belwin Nature Center Pasture Raised Beef- guy in Grant Tie-in with local beer sales Foraging, Nut gathering, Mushroom hunting class/demo fee event MN Mycological society 45 degrees River Market Co-op MN Master Naturalists Preserving, Cheese making, Pickling, Bread Making class /demo Our Community Kitchen Cooks of Crocus Hill fee event Valley Outreach Living Healthy in Washington County stcroixriverfishing.com letsgofishingstillwater.com Buy local catered farm style dinner location, fee event Foodies on Foot Fishing? Fish cleaning house? Fish fry fee event? City/state parks Distribution spot Fare for All Bountiful Baskets Ag type permit applications for city -bee, chicken, city community garden plots, Summer Tuesday Market vendors?, Farmers Market vendors? Info packets; fielding requests, questions Application processing Program needs: Loading dock for kegs, honey supers, CSA boxes... Commercial catering kitchen or better, coffee maker, dishwasher, walk-in fridge Secured storage w/18 hr access for renting organization Bathroom Office for coordinator/director Solar/Photovoltaic array? Liquor license Wifi, projection system, sound system inside for classes Rolling indoor/outdoor service counters/bar Indoor/outdoor rectangular tables, seating -- used for demos/dining/display, Hard surface/porous pavers between bldgs for tables and barn dance/powwow, Drive -up pick-up lane Outdoor sound system or at least power Grill Potting bench/outdoor work station Rain Barrel water collection if gutters on buildings Community garden plots for Stillwater condo/apt residents - shared tool storage for on site ag Demonstration rain garden, raised bed, sq. ft. garden, cold frame etc. Monarch/Pollinator way station Bee hive(s) maintained by director or contracted out in solar electric fenced apiary or hive on very accessible bear proof roof Chicken tractor? Maintained by director or contracted out Mature Mapletree(s) for tapping (sugar or silver preferred) Bikeracks Contract Satellite(s) facilities for large events Duplication to avoid: Farmers Market at 3rd and Pine St Small ag/gardening classes at River Market Loft (tiny space not accessible) Cooking classes appropriate to other locations -Cooks of Crocus Hill Here's Minnesota Grown's list of producers w/in 10 miles of 55082. Ifyou search w/in 25 miles you get 130 members. http://www.minnesotagrown.com/member-directory/Many smal ler local producers are not listed. Axdahl's Garden Farm & Greenhouse Stillwater Blueberry Fields of Stillwater Stillwater Northern Vineyards Winery Stillwater Saint Croix Vineyards Stillwater Stillwater Farmers Market Stillwater Aamodt's Apple Farm, Inc. Stillwater Stillwater Bergmann's Greenhouses & Farm Market White Bear Lake Costa Farm & Greenhouse Lake Elmo Stillwater Ziertman's Pumpkin Farm Lake Elmo Stillwater Christmas Tree Farm Stillwater Bayport Krueger's Christmas Trees of Lake Elmo Mahtomedi White Honey -Pine Apiary Bear Lake Bayport Farmers Market Marine on St. Croix Schultz Farm Organics White Bear Lake Pine Tree App le Orchard Hugo Big River Farms Lake Elmo Century College - Horticulture Marine on St. Croix KDE Farms White Bear Lake Afton Lake Elmo Sod Farms, LLC Oakdale Live Flowers, LLC Afton City of White Bear Lake Farmers Market Hugo Afton Garlic Farm Maplewood Oakdale Farmers Market 10th Street Farm & Market LLC Lutz Cuts Bachman' s Floral, Home & Garden Amended National Register Nomination NPS Form 10-900 OMB No 1024-0018 United States Department of the Interior National Park Service National Register of Historic Places Registration Form This form is for use in nominating or requesting determinations for individual properties and districts. See instructions in National Register Bulletin, How to Complete the National Register of Historic Places Registration Form. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions. 1. Name of Historic name: Bergstein, Moritz, Shoddy Mill and Warehouse (documentation of move) Other names/site number: NRIS 408000133 Name of related multiple listing: N/A (Enter "N/A" if property is not part of a multiple property listing) 2. Location Street & number: 805 South Main Street City or town: Stillwater Not for publication: F1 State: MN 3. State/Federal Agency Certification Vicinity: 1-1 County: Washington (code 163) As the designated authority under the National Historic Preservation Act, as amended, I hereby certify that this —nomination _ request for determination of eligibility meets the documentation standards for registering properties in the National Register of Historic Places and meets the procedural and professional requirements set forth in 36 CFR Part 60. In my opinion, the property —meets _ does not meet the National Register Criteria. I recommend that this property be considered significant at the following level(s) of significance: national statewide local Applicable National Register Criteria: A B C D Signature of certifying official/Title State or Federal agency/bureau or Tribal Government Date In my opinion, the property _ meets does not meet the National Register criteria. Signature of commenting official Title: Sections 1-6 page 1 Date State or Federal agency/bureau or Tribal Government A full copy of the amended nomination will be included in the final report.