HomeMy WebLinkAbout2019-04-03 HPC Packet - Date Changed
AGENDA
HERITAGE PRESERVATION COMMISSION MEETING
Council Chambers, 216 Fourth Street North
March meeting - Rescheduled to April 3rd, 2019
REGULAR MEETING 7:00 P.M.
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
1. Possible approval of minutes of February 11th, 2019 regular meeting minutes
IV. OPEN FORUM - The Open Forum is a portion of the Commission meeting to address subjects
which are not a part of the meeting agenda. The Chairperson may reply at the time of the
statement of may give direction to staff regarding investigation of the concerns expressed. Out
of respect for others in attendance, please limit your comments to 5 minutes or less.
V. CONSENT AGENDA (ROLL CALL) - All items; listed under the consent agenda are
considered to be routine by the Heritage Preservation Commission and will be enacted by one
motion. There will be no separate discussion on these items unless a commission member or
citizen so requests, in which event, the items will be removed from the consent agenda and
considered separately.
1. Case No. 2019-04: Consideration of a Design Permit for new business signage. Property
located at 224 Chestnut St E, in the CBD district. Tomy O’Brien, property owner and Mike
Herman, applicant.
VI. PUBLIC HEARING
2. Case No. 2019-03: Consideration of a Demolition Permit to demolish the existing structure
and build a new home. Property located at 615 Broadway St S, in the Neighborhood
Conservation District. Reid and Julie Miller, property owners.
VII. NEW BUSINESS
VIII. OTHER DISCUSSION ITEMS – NO PACKET MATERIALS
3. 2019 Preservation Awards
4. WCHS Member Seat
IX. ADJOURNMENT
HERITAGE PRESERVATION COMMISSION MEETING
February 11, 2019
7:00 P.M.
Chairman Larson called the meeting to order at 7:00 p.m.
Present: Chairman Larson, Commissioners Hadrits, Mino, Steinwall, Welty, Council
Representative Junker
Absent: Commissioner Krakowski
Staff: City Planner Wittman
APPROVAL OF MINUTES
Possible approval of January 16, 2019 meeting minutes
Motion by Commissioner Mino, seconded by Commissioner Hadrits, to approve the minutes of the January 16,
2019 meeting. Motion passed 5-0.
OPEN FORUM
There were no public comments.
CONSENT AGENDA
There were no items on the Consent Agenda.
PUBLIC HEARING
Case No. 2019-01: Consideration of a Design Permit for a new home in the Neighborhood Conservation
District located at 401 Wilkins Street West. Ann Thompson, property owner and Scott McCormack, applicant.
City Planner Wittman reviewed the case. On October 21, 2018 the property at 401 Wilkins Street West,
constructed in 1946 and outside of the City’s periods of significance, suffered a house fire. Upon inspection
it was deemed unsalvageable. The applicant is requesting a permit to construct a single family home on a
new foundation. While the previous residence was two stories, the property owner is proposing a one story,
8/12 pitch, gable roof home. Three sides of the home will have exposed foundation with a brick pattern. The
structure will be clad in vinyl lap siding with shakes on the gabled edge of the porch. Soffit, fascia, frieze
and corner boards are proposed. Fiberglass windows, in a variety of sizes, will be on three of the four sides.
The new residence will have a front porch that will run across half of the front of the home, constructed of
cedar with two stone columns at the stairway. Staff recommends approval with nine conditions.
Scott McCormack, McCormack Classic Construction, stated in response to a staff-recommended condition
that the window trim all be consistent, that the windows in wells will have trim. The back of the house will
not be seen due to the garage which was saved.
Heritage Preservation Commission Meeting February 11, 2019
Page 2 of 5
Ann Thompson, property owner, stated it was originally a single story, one bedroom home. She and her
husband added the living room and the second story.
Chairman Larson explained the HPC’s role in reviewing new construction in the Neighborhood
Conservation District, and the emphasis on four-sided design. He questioned the lack of windows on the
east and west elevations. He suggested adding a window in the master bedroom.
Mr. McCormack replied the ballfield across the street is a detriment for windows on that side. Adding one
window would make it look unbalanced. They have tried to focus the curb appeal on the front.
Ms. Thompson added there are lilac bushes running the whole length of the east side so windows would not
be seen anyway. She prefers not to have a window in the master bedroom because of the noise and parking
along there especially during baseball season. When that area was a living room, they never had those
windows open because it was too noisy.
Chairman Larson stated that having no side windows is unattractive and doesn’t fit the character of the rest
of the block. The typical house of this style on this block has windows on the ends. This is a blank wall that
faces a public street. The lilac bushes could go away at any time.
Commissioner Welty suggested using triple pane or one way glass.
Mr. McCormack said noise would still come through the glass. Some houses in this neighborhood don’t
have windows on all sides, therefore this fits in with existing homes.
Councilmember Junker remarked that kids have played at Staples Field for 100 years. That is the only
justification for the absence of windows.
Commissioner Mino noted that staff recommends one design be chosen for the windows for consistency.
Ms. Thompson said she would want the windows all to be the same.
Commissioner Hadrits asked if the color of the vinyl will match the garage.
Ms. Thompson replied the garage was scorched and will have to be re-sided. The colors will match.
Chairman Larson asked what the concrete foundation will look like. He asked if the stone will be carried
down to grade so it doesn’t appear to be suspended above the ground.
Mr. McCormack stated the foundation will have a brick pattern. It will be a panel with smooth aluminum
since stamping is not allowed in Minnesota. The color will be consistent with either the siding or the trim of
the fascia and soffit. The stone will come down to the concrete stoop.
Chairman Larson opened the public hearing. There were no public comments. The public hearing was
closed.
Chairman Larson said he would like to see consistent window trim but it is not needed on window well
windows.
Commissioner Mino said she understands the problems with sound and baseballs. Not having windows on
two sides would be an exception to the Neighborhood Conservation District guidelines and she would like
to make sure it’s clear that it is an exception.
Heritage Preservation Commission Meeting February 11, 2019
Page 3 of 5
Commissioner Welty said on the kitchen side there is an opportunity for a window next to the refrigerator.
Ms. Thompson said she would prefer not to have a window there because the next door house is very close.
Mr. McCormack reiterated that there are houses in the neighborhood that don’t have windows on all sides so
it is not an exception, they are trying to do something that has already been done in that block.
Commissioner Welty asked if they would consider a window in the gable.
Mr. McCormack said it makes no sense to put a window in an area where there is no way to look out.
Ms. Thompson commented she has lived there 38 years. To go through all this over windows in order to get
a new home approved seems burdensome. She did not ask for her house house to be burned down. She
asked that the HPC let her build the home because it is nice looking and will fit in with the neighborhood.
Commissioner Steinwall acknowledged the HPC has guidelines but can also make exceptions. The HPC can
read into the record the unusual circumstances of this house and its proximity to a well used park with lots
of traffic. She suggested that as one of the conditions it be noted that the HPC is cognizant of the fact that it
is making some exceptions to the rules due to the proximity to the park.
Motion by Commissioner Steinwall, seconded by Commissioner Mino, to approve Case No. 2019-01, Design
Permit for a new home in the Neighborhood Conservation District located at 401 Wilkins Street West. with the
nine conditions recommended by staff, with the finding that the HPC is cognizant of the fact it is departing from
guidelines due to proximity to Staples Field; amending Condition #4 to state that window trim with the same
level of detail and with the same materials as the front of the residence will be installed on all window and door
openings on all four sides of the structure; adding Condition #10 stating that the foundation will be covered to
match the siding or trim; and adding Condition #11 stating that the porch post stone will be carried down to the
concrete stoop. Motion passed 4–1 with Commissioner Welty voting nay.
NEW BUSINESS
Case No. 2019-02: Consideration of a Design Permit to remodel the existing store front on the property located
at 214-216 Main Street South in the CBD district. Michael Lynskey Sr, property owner.
Ms. Wittman explained that the applicant is requesting approval of storefront reconstruction and other
façade improvements at 214 Main Street South, a contributing building in the Stillwater Commercial
Historic District. The request is three-fold: 1. Restore a wood and glass storefront on the southerly bay,
commonly referred to as 216 Main Street South, occupied by Downtown Divas; and 2. Construct a northerly
three-bay, two-unit storefront of painted wood and insulated glass; and 3. Paint all historic wood and
decorative metal features. Staff finds that restoration of a wood storefront with and 4” glass tile/block
transom window on the southerly bay, commonly referred to as 216 Main Street South and occupied by
Downtown Divas; and construction of a northerly three-bay, two-unit storefront of painted wood and
insulated glass; and painting of all historic wood and decorative metal features are consistent with the Site
Alterations to a Heritage Preservation Site and the Downtown Design Review District. Furthermore, staff
finds that: if the northerly three bays do not contain 4” glass tile/block transom windows, re-creation of
them is not consistent with the Site Alterations to a Heritage Preservation Site and the Downtown Design
Review District and, therefore, should not be re-created. This would allow for the Downtown Divas (and
potentially the Mad Capper) to be restored to the original condition of this southerly building while allowing
for the northern building to be constructed with its own unique and uniform design. Staff finds the proposed
structure alterations are consistent with the guidelines and recommends approval with eight conditions.
Heritage Preservation Commission Meeting February 11, 2019
Page 4 of 5
Brad Smith, Brad Smith Traditional Construction Services, stated the existing glass storefront tapers in,
goes across and tapers out. He would remove that and bring it out to the front as the building once was. It
will remain ADA accessible and maintain the same slope as the current door entrance. The brick would be
removed from the columns. He thinks the old cast iron columns are underneath the brick. The columns to
the north will also have brick removed and he will re-create that same column feel although the cast iron is
no longer there in that location - it will be wood instead of cast iron. The three bays will divide right in the
center for two tenants.
Motion by Commissioner Hadrits, seconded by Commissioner Mino, to approve Case No. 2019-02, Design
Permit to remodel the existing storefront at 214-216 Main Street South with the eight conditions recommended
by staff. Motion passed 5-0.
FYI STAFF UPDATES
Case No. 2018-29 Appeal
City Planner Wittman stated that the City Council overturned the HPC decision on the balconies on the
Crosby Hotel and allowed full depth balconies. The Council also approved the demolition of the house at
709 South Second Street, accepting the findings of the designation study. The Council understands there are
constraints with the existing demolition ordinance. Staff has applied for a grant to update all the ordinances.
Regarding the Crosby Hotel appeal, Councilmember Junker reported that the Council felt the decks looked
incomplete with basically bars across the windows versus a deck. The HPC denial was overturned 3-1 with
him voting against. Regarding the Second Street demolition, every council member supported the
designation study but he still feels there is a gap. He asked why is the City paying the $5,000 for the study?
Ms. Wittman replied this application is the only one that has gone through the entire process while she has
been here. She understands from City Attorney Land that if the City orders a designation study, then the
City is probably responsible for paying for that. One thing the City may want to look at is whether the
application fee should be $5,000 or an escrow of $5,000. The process needs clarification. The City Attorney
is committed to working with the HPC and an outside consultant to update the ordinance.
2019 Grant Application
Ms. Wittman said she submitted a pre-application for Stillwater to host the 2020 state historic preservation
conference; and that the International Main Street Alliance is offering scholarships to the national Main
Street Conference in Seattle at the end of March. Commissioners interested in attending should contact her.
Commissioner Mino stated that Preservation Alliance of Minnesota is encouraging Stillwater to become a
Main Street Community.
ADJOURNMENT
Motion by Commissioner Steinwall, seconded by Chairman Larson, to adjourn. All in favor, 5-0. The meeting
was adjourned at 8:25 p.m.
Respectfully Submitted,
Julie Kink, Recording Secretary
HERITAGE PRESERVATION COMMISSION
MEETING DATE: March 20, 2019 CASE NO.: 2019-04
APPLICANT: Mike Herman, representing Mike’s Electric Bikes
REQUEST: Request for a Design Permit to paint the exterior of, and to install a
projecting sign for Mike’s Electric Bikes on, the structure located at
224 Chestnut Street East
ZONING: Central Business COMP PLAN DISTRICT: Downtown Mixed Use
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
The applicant is requesting approval of
the following improvements to the
structure located at 224 Chestnut Street
East, a contributing building in the
Downtown Commercial Historic
District:
Exterior painting of the existing
purple, wooden façade elements to
gray (Sherwin Williams Gray
Clouds); and
Painting the sign band area black;
and
Refinishing the main entrance door
in a natural wood stain; and
The installation of 17’ by 20”
dimensional sign foam lettering on
the black sign band to read “Mike’s
Electric Bikes”. The sign lettering
will be orange and gold (with
orange edges); and
Installation of three, gooseneck
lights above the sign.
Case No. 2019-04
HPC: March 20, 2019
Page 2 of 4
APPLICABLE GUIDELINES AND REGULATIONS
Wall signs are permitted at a ratio of one square foot of
signage for every linear foot of building frontage.
There are two units in this building. Therefore, this
business is permitted to have 20 square feet of signage.
The Downtown Design Review Manual indicates:
Materials: Modern sign materials are acceptable
provided their design is handled with an
understanding of the Victorian spirit.
Color: Choose tones with sufficient contrast to be
clearly legible: dark on light or light on dark.
The relationship of the colors and tones used on new
or improved structures must be compatible with the
color and tone patterns already established by adjacent
buildings. The tasteful use of color and accent can
introduce variety and charm, whereas the
indiscriminate use of colors and color combinations
can overload the senses and produce visual conflict
and chaos. The goal is to achieve an area-wide
complementary blend of background colors combined
with selected and limited uses of primary and focal
colors.
The color of buildings should relate to the adjacent
buildings colors to create a harmonious effect.
Avoid colors which visually
overpower or strongly contrast
with adjacent building colors
and established downtown
color schemes as a whole.
The standards for lighting are:
A coordinated lighting plan
should be submitted for review
with building plans.
Lighting fixtures should be
concealed or integrated into
the overall design of the
project. The light source shall
be hidden from direct
pedestrian or motorist view.
Sherwin Williams 7658
Sherwin Williams 6884
Case No. 2019-04
HPC: March 20, 2019
Page 3 of 4
ALTERNATIVES
A. Approve, whole or in part. If the proposed application meets the Downtown Design
Review District standards, and the standards set forth for Design Permits, the HPC
should move to approve Case No. 2019-04. Staff recommends the following conditions
for approval:
1. Plans shall be consistent with those submitted to the Community Development
Department and on file with HPC Case No. 2019-04.
2. The entire building’s sign band shall be painted black.
3. The sign lettering height shall not exceed the sign band height.
4. The orange lettering shall be a subdued color, such as Sherwin Williams Rhumba
Orange (SW 6642).
5. Pin-mounted lettering shall be done in a fashion as to reduce impact to the structure.
Pins shall be directly set into a sign band or a rail painted to match the sign band
area.
6. The sign and lettering shall have an eggshell finish. The sign shall obtain a sign
permit prior to the installation of the sign.
7. Lights shall be painted a uniform, neutral color.
8. Lighting fixtures shall be directed towards the sign and installed in a fashion where
the bulb is not visible from pedestrians. If the source of the bulb is visible, the
lighting fixture is not approved.
9. If a lighting strip is required for electrical installation, the lighting strip shall be
painted in a uniform, neutral color to match the lighting fixtures.
10. Lighting fixtures shall obtain an electrical permit prior to installation.
11. Any façade intrusions shall be done in the mortar to the greatest extent possible.
12. Disturbance to the exterior wall face shall be done in a fashion as to prevent excess
damage and water intrusion. All holes shall be filled and sealed.
13. Prior to painting the structure, the applicant or representative shall obtain a
contractor’s license as well as any required and necessary obstruction permits.
14. All minor modifications to the plans shall be approved in advance by the City
Planner. All major modifications shall be approved in advance by the HPC.
Determination of the distinction between “major” and “minor” is defined in the
Zoning Ordinance.
B. Deny. If the HPC finds that the proposal is not consistent with the Downtown Design
Review District standards, then the Commission may deny the request. With a denial,
the basis of action is required to be given. Furthermore, a denial with prejudice would
prohibit the applicant from resubmittal of a similar application for one year.
C. Table. If the HPC needs additional information to make a decision, the request may be
tabled to the following hearing.
FINDINGS
The painting of a contributing building in the National Register listed Stillwater Commercial
Historic District requires review. Many storefronts are all solid colors, including black, white
and gray. The use of gray on the wooden storefront elements are in keeping with the Victorian
Case No. 2019-04
HPC: March 20, 2019
Page 4 of 4
tradition. While gold is also a traditionally-historian color, the chosen orange appears bright.
Therefore, staff would recommend a condition of approval requiring the orange to be less
bright and more subdued.
The painting of the sign band area is appropriate. However, painting only the half of the
structure’s sign band will create disconnect on the building. Therefore, painting the entire sign
band is appropriate.
The lighting fixtures appear to conform to the design guidelines. However, the bend in the
neck of the lights appear as though the source of the bulb could be visible by pedestrians and
motorists. Therefore, the fixtures may need to be altered. If alternation cannot occur in a
fashion as to eliminate the light source, the applicant’s desired fixture cannot be installed.
RECOMMENDATION
With certain conditions, the application does conform to the Downtown Design Review
District’s guidelines. On the basis HPC Case No. 2019-04 conforms to the Downtown Design
Review District standards, staff recommends conditional approval of the wall sign, painting,
and light instillation at 224 Chestnut Street East.
ATTACHMENTS
Applicant submission
HERITAGE PRESERVATION COMMISSION
MEETING DATE: March 20, 2019 CASE NO.: 2019-03
APPLICANT: Sarah Nymo, AIA, of Rehkamp Larson Architects, representing Reid &
Julie Miller, property owners
REQUEST: Consideration of the demolition of the residential structure located at 615
Broadway Street South
ZONING: RB – Two Family COMP PLAN DISTRICT: LMDR – Low/Medium Density
PREPARED BY: Abbi Jo Wittman, City Planner
REQUEST
The applicant is requesting
approval of the demolition of
the residential structure
located at 615 2nd Street South
(located within the original
Stillwater plat). The property
owners would like to
construct a new single family
residence on the property.
PROPERTY HISTORY,
CONDITION AND
VALUATION
According to the 2002 City of
Stillwater Architecture-
History Inventory Form, the
structure is believed to have
been constructed in 1880.
However, neither the South
Hill neighborhood survey nor
the City’s historical building permit inventory have greater insight to the exact date of
construction or who the original owners were.
In reviewing the Stillwater City Directories, the following people were found to have lived in
the residence:
615 Broadway St. South, Photo Credit: Google Images (August, 2018)
HPC Case 2019-03
615 Broadway Street South
March 20, 2019
Page 2
Year(s) Resident(s)
1890-1891 Eldred M. Martin and Benjamin S. Miller
1892-1893 John B Hardy, collector, and FJR Aiple
1894-1895 Christian C. Behrens, bookkeeper, and FJR Aiple
1896-1897 Albert Bussiere, bookkeeper, and JJ Eichten
1898-1899 Oscar A. Garbrush, clerk
Given most years it was dual occupancy with a high turnover rate, it could be assumed the
residence was a rental property.
The structure first appears on the 1898 Sanborn
Map; this is the date when the Sanborn Fire
Insurance Company started to review this
neighborhood. The map depicts a small, two
story footprint with a front porch on the west and
a single story addition on the rear. By 1910, the
map shows the same font portion of the home
with a different shaped rear addition. The front
portion of the home is noted as one and a half
stories. A 1.5 story barn was located in the rear of
the property. According to the Sanborn Maps,
the property did not change between 1910 and
1924. Due to heavy tree coverage with the City’s
1946 aerial imagery, property improvements
could not be determined during that time.
In review of the structure and the site, it is clear
modern additions and alterations have been
made to the structure. As noted in the 1996
inventory and the applicant submission, the
original portion of the residence has been altered
in the following ways:
The front porch has been enclosed;
A bay window has been added to the
south side;
The north façade’s roofline has been
altered to accommodate for a second-story
window;
Metal storm windows and vinyl siding
has been installed.
Additionally, significant additions have been
added to the rear of the home. Included in these
improvements are a two and a half story addition
to the living space, a tuck-under garage, a screen
porch and a deck.
1898 Sanborn Map
1910 Sanborn Map
HPC Case 2019-03
615 Broadway Street South
March 20, 2019
Page 3
The 1996 inventory record notes the property was in good condition and had good integrity.
The Washington County Assessor’s office has indicated the structure as having normal
condition and a (combined) 2018 valuation of $508,300 ($335,000 land value and $173,300
dwelling value). This was a 3% valuation increase in the last year and a 25% valuation increase
in the last five years.
As indicated in the applicant’s photographs and submission of a home inspection report, the
structure does have evidence of deferred maintenance. Maintenance items included evidence of
water intrusion from poorly installed siding, flashing and trim; incomplete roof flashings; rotted
deck boards; deteriorated window glazing putty; and minor foundation cracks. All items are
noted as repairable. The only item of “safety or significant defect” was is the garage auto
reverse sensor not working. The applicants have further submitted testimony from Todd
Anderson, with Lifespace Construction, Inc., who indicated that he witnessed, on one portion of
the home, the home’s construction. He described the design as typical of what is found in
agricultural-style buildings.
COMPREHENSIVE PLAN AND ADMINISTRATIVE DETERMINATION
The 2030 Comprehensive Plan, adopted in 2010 by the Stillwater City Council, indicates the City
will:
Preserve and protect commercial and residential historic properties (buildings, sites,
miscellaneous structures and districts).
Encourage compatible remodeling, restoration and/or reuse of historic buildings,
including homes.
Adopt housing/historic preservation regulations and performance standards to
maintain the city’s existing housing stock.
Additionally, while the City has just released its draft of the 2040 Comprehensive Plan, the
City’s historic preservation and affordable housing goals and policies have not changed.
As per Chapter 34 of the municipal code, staff has determined the structure is potentially a
historic resource as it:
a) Is associated with significant events or periods that exemplify broad patterns of cultural,
political, economic or social history.
This home was constructed during the following Historic Context(s):
i. Stillwater and St. Croix Triangle Lumbering (1843-1914)
ii. Early Agriculture and River Settlement (1840-1870)
iii. Development of Residential Neighborhoods (1850s – 1940s)
o The 2002 Architecture-History Inventory Form lists this structure as eligible for local
listing under this period of significance
Given the association with these contexts, staff determined the structure to be a potential
historic resource. While the applicant argues the structure was not listed as a contributing
building to the draft South Hill historic district, staff asserts the structure was not intended to be
within the district’s boundary so it could not be listed as contributing or not contributing.
While the structure was not included in the district boundary, it does not mean the structure
does not contribute to the overall character of this neighborhood nor the City as a whole.
HPC Case 2019-03
615 Broadway Street South
March 20, 2019
Page 4
SITE VISIT AND ASSESSMENT
In addition to viewing the property, historical and 180 degree aerial imagery, and submitted
photographs, planning staff reviewed the neighboring surroundings in relationship to historic
surveys, context assessments and designation studies previously conducted by the HPC. This
structure is situated near the southern edge of the Original Stillwater Town (now City) plat.
When compared to some of the other river-front homes, the original house is modest. However,
the style and massing is in keeping with structures along South Broadway Street, especially
those on the west side of the street. Additionally, it is characteristic of many of the other homes
in the neighborhood and Stillwater: vernacular style, balloon-frame residences built between
1870 and 1910.
In addition to viewing photographs and historical aerial imagery, Building Official Cindy Shilts
and I conducted a site visit in April, 2018.
• The interior of the home contains a significant amount of original woodwork on the
main floor.
• Based on the exterior assessment, the main house is not in a state of disrepair or a
hazard. It appears to be in a fair condition.
• While there are cracks in the limestone foundation, they all appear repairable.
• Many of the original floor joists are rotted and have been sistered. Some joist repair or
replacement would be required.
Site photographs of the interior of the structure depicting its unique construction and rotted
joists are attached.
PUBLIC COMMENT
The City has received no public comment regarding this demolition request.
STAFF ANALYSIS AND FINDINGS
Before approving the demolition of a building, the commission shall make findings that the
demolition is necessary to correct an unsafe or dangerous condition on the property, or that
there are no reasonable alternatives to the demolition. In determining whether reasonable
alternatives exist, the commission shall consider, but not be limited to, the significance of the
property, the integrity of the property and the economic value or usefulness of the existing
structure, including its current use, costs of renovation and feasible alternative uses.
1. Is the building or structure a historic resource? The code defines a historic resource as: “Any
building or structure that is not currently designated as a Heritage Preservation Site but which is
worthy of such designation because of its historical, cultural, architectural, archaeological or
engineering significance.”
As indicated, the vernacular style is one of the most common architectural styles in the
City. Despite the Inventory record indicating the structure having good condition, the
HPC Case 2019-03
615 Broadway Street South
March 20, 2019
Page 5
lack of maintenance since has left the structure in less than good condition. However,
the inspection report indicates no major hazards. Rehabilitation of the structure would
be necessary to bring the structure’s exterior façade back into excellent condition. As
such, the home is not eligible to be nationally listed; but, it could be locally designated as
a heritage preservation site on the City’s local register.
2. Is there a feasible alternative to demolition? In determining whether reasonable alternatives
exist, the commission shall consider, but not be limited to, the significance of the property,
the integrity of the property and the economic value or usefulness of the existing structure,
including its current use, costs of renovation and feasible alternative uses.
Despite staff indicating greater than 50% of the existing structure could be removed
without HPC approval (as greater than 50% of the existing residence is non-historic), the
applicants have submitted preliminary designs for new home construction. The
applicants have indicated they would prefer an Italianate home on this site. While the
applicants have submitted conceptual drawings, they minimally meet the requirements
for Neighborhood Conservation District review. No building rehabilitation plans or cost
estimates for demolition and reconstruction were submitted.
ALTERNATIVES AND RECOMMENDATION
Staff recommends the HPC open the public hearing to take public comment, including
testimony from the applicant. Once all comments have been made, the HPC should close the
public hearing and take action on the request. The Commissions must make one of the
findings:
1. If the Commission finds that the property is not a historic resource (i.e. makes “negative
findings”) or that the property is historically significant or a historic resource, but that
there is no feasible alternative to demolition (i.e. makes “positive finding with no feasible
alternative to demolition”), then the commission shall notify the building official that a
demolition permit may be issued.
In both of these circumstances, the commission may require a mitigation plan as a
condition of any approval for demolition of a building. Such plan may include the
documentation of the property by measured drawings, photographic recording,
historical research or other means appropriate to the significance of the property. In the
past the HPC has required the following condition of approval’. :
a. Prior to the demolition, the property owner will advertise the home for
deconstruction, selective salvage and/or relocation in the Stillwater Gazette once
a week for two consecutive weeks, attempting to sell the home. A demolition
permit shall only be issued by the City after 30 days has passed since the last
time the ad has appeared in the Stillwater Gazette and all other conditions of
approval have been met.
Additionally, with the approval of the City Council, the commission may stay the
release of the building, wrecking or demolition permit for up to 180 days as a condition
of approval for a demolition of a building that has been found to contribute to a
HPC Case 2019-03
615 Broadway Street South
March 20, 2019
Page 6
potential historic district to allow parties interested in preserving the historic resource a
reasonable opportunity to act to protect it.
2. If the commission finds that the property is historically significant or a historic resource,
and that there is a feasible alternative to demolition (i.e. makes “positive finding with
feasible alternative to demolition”), then the commission shall deny the demolition permit
and direct the Community Development Director to prepare a designation study of the
property.
As staff has determined the structure is a potentially historic resource, the community’s
preservation goals are designed to protect historic resources, staff recommends the Commission
make a positive finding determination that the front 25’ portion of the structure is a historic
resource, deny the demolition application and direct the Community Development Director to
prepare a designation study.
ATTACHMENTS
Site Location Map
Applicant Submission
Demolition Request (5 Pages)
Aerial Imagery (2 Pages)
Sanborn Map
Certificate of Survey
Site Photographs
Home Inspection Report (43 pages)
Architectural Inventory Record (2 pages)
South Hill Study Excerpts (6 pages)
Builder Letter
NCD Application Checklist (2 pages)
New Residence Conceptual Designs (6 pages)
February 22, 2019
Stillwater Heritage Preservation Commission - Demolition Request Application
Subject Property Address:
615 Broadway St S
Stillwater, MN 55082
Applicants:
Reid and Julie Miller (owners as of 12/21/2018)
Application includes:
· 8.5 x 11 Support Materials:
o Application Index & Answers to HPC Demolition Review Submittal questions 1-8
o Appendices
Appendix 1 – professional inspection report
Appendix 2 - Stillwater Architectural History Inventory Form
Appendix 3 - pages 43-45 of the Final Survey Report for National Register
Identification and Evaluation Study completed on the South Hill
Residential Area in Winter/Spring 1996
Appendix 4 -pages 38-40 of the Final Survey Report for National Register
Identification and Evaluation Study completed on the South Hill
Residential Area in Winter/Spring 1996
Appendix 5 – NCD Design Review Application and Checklist
Appendix 6 – Builder Letter
Appendix 7 – Homeowner Letter
· 11x17 Support materials
o Aerial map of the site and neighborhood
o Historic Sanborn neighborhood map
o Professional survey of the property
o Color photographs of the existing house
o Professional Schematic Design drawings by Rehkamp Larson Architects, Inc of
the new proposed residence
HPC Demolition Review Submittal Questions 1 – 8:
Question 1
A map showing the location of the building or structure to be demolished on its property with
reference to neighborhood properties.
Reply to question 1
See packet of 11x17 support materials
Question 2
A legal description of property and owner of record.
Reply to question 2
As stated in the title:
The Northerly one-half of Lot 15, all of Lot 16, Block 42, Original Town (now City) of Stillwater,
excepting from said lots the Easterly 35 feet thereof, Washington County, Minnesota.
AND
The West One Hundred Four (W 104) feet of Lot Eleven (11), and the West One Hundred Four (W 104)
of the North One-half (N 1/2) of Lot Twelve (12), Block Forty-two, Original Town (now City) of Stillwater,
Washington County, Minnesota.
AND
The East Thirty-five (35) feet of Lot Sixteen (16) and the East Thirty-five (35) feet of the North One-half
(N 1/2) of Lot Fifteen (15), Block Forty-two (42), Original Town (now City) of Stillwater, Washington
County, Minnesota.
See professional survey dated November 22, 2018 in 11x17 packet of support materials
Question 3
Color photographs of all building elevations. Front elevation 8x10, side elevations 3x5
Reply to question 3
See packet of 11x17 support materials
Question 4
A description of the building or structure or portion of building or structure to be demolished.
Reply to Question 4
Current owners, Reid and Julie Miller, are completing this demolition request application for the
100% demolition and removal of current residential structure and foundation. This application
if seeking the preliminary approval for demolition with conditional expectations to furnish
complete plans for reuse of the property as defined in question 6.
Question 5
The reason for the proposed demolition and data supporting the reason including, where
applicable, date sufficient to establish any economic justification for demolition to determine
why restoration or reuse is not economically feasible.
Reply to Question 5
Current owners, Reid and Julie Miller, are providing the following artifacts to support this
demolition application.
City of Stillwater Demolition Review Process Criteria:
· Construction prior to January 1, 1946
o Front 1/3 of structure was built before 1946, but the following significant
demolitions and/or remodeling since 1946 has impacted the historical validity of
the structure
Rear barn/garage structure has been 100% demolished (refer to Sanborn
Map in 11x17 support materials)
Front façade of home has been altered over 60% with renovation of front
of home and the construction of screened in porch (refer to front elevation
picture in 11x17 support materials)
North façade of home has been altered significantly with renovation to
roofline for upper window.
South façade has been altered over 50% with renovation of side of home
with 1) installation of bay window structure and 2) installation of octagon
windows inconsistent with 1880s construction
o Rear 2/3 of structure was built after 1946 and has been constructed in multiple
“phases”, often without permits and/or consistent with building code/ordinances
(see appendix #1 inspection report)
o Entire home has been resided with aluminum siding inconsistent with any
historical building practices
o These are the obvious, non-invasive, conclusions without removal of all siding
and/or interior finishes to further understand the numerous post-1946
renovations.
· Building or structure, or a portion thereof, on the National Historic Register
o No, the structure at 615 Broadway Street S is not on the National Historic
Register
· Designated local heritage preservation site or contributing structure or building in a
designated National Register historic district
o No, the structure at 615 Broadway Street S has been identified as “not
contributing” to the historical significance to the City of Stillwater and the South
Hill as documented in the City of Stillwater Architectural History Inventory
(appendix #2) and also on pages 43-45 of the Final Survey Report for National
Register Identification and Evaluation Study completed on the South Hill
Residential Area in Winter/Spring 1996 (appendix #3)
Other Considerations:
· Architecture Alignment with South Hill District
o The structure at 615 Broadway Street S has been identified as a “Homestead”
architecture style and is not well aligned with the Gothic Revival, Italianate,
Victorian architecture of many of the structures in the South Hill District as
documented in the City of Stillwater Architectural History Inventory form and also
on pages 38-40 of the Final Survey Report for National Register Identification
and Evaluation Study completed on the South Hill Residential Area in
Winter/Spring 1996 (appendix #4)
· Integrity of structure
o The structure at 615 Broadway Street S has numerous concerns ranging from
structural deficiencies, water intrusion, code/ordinance violations. See inspection
report for more details (appendix #1)
Foundation – deteriorating original foundation including foundation cracks,
failing mortar, rebuilding needed.
Footings – Footings for rear additions not on suitable footings (porch).
Main floor – main floor original structural wood is decaying/rotting. Prior
owner “sistering” lumber next to rotting wood to “buy time”. It is safe to
assume that floor structure would not support loads consistent with current
standards and could fail leading to an unsafe situation.
Electrical code violations – electrical issues exist throughout the original
structure AND the historical additions. In addition, electrical wiring runs
“through” the deteriorating floor structure including the rotting and sistering
joists which will cause electrical failure at some point.
Plumbing – improper plumbing been installed with makeshift methods,
potentially requiring a significant reinstallation of major plumbing
components and piping.
Window/siding – Windows and siding installed in last renovation do not
meet code and have visual installation deficiencies and moisture intrusion.
Current siding is failing, pieces missing, flashing incorrect, caulking
missing.
Water intrusion/mold – Visible signs of water intrusion, rot around doors,
windows and behind “buckling” siding of home as well as staining interior
plaster.
Stairways – unsafe and not consistent with historical or current standards
Incomplete construction – Rear additions to home do not appear to be
completed.
Question 6
Proposed plans and schedule for reuse of the property on which the building or structure is
located.
Reply to Question 6
Current owners, Reid and Julie Miller, have engaged architecture firm, Rehkamp Larson
Architects, to develop Designs/Plans of a single family residence to be presented to the
Stillwater HPC/DRC and will be consistent with guidelines in the Stillwater Conservation
District Design Guidelines. Current expectations are that the design of the new structure will
strongly follow Italianate architecture. See packet of 11x17 support materials
Question 7
Relation of demolition and future site use to the comprehensive plan and zoning requirements.
Reply to Question 7
Current owners, Reid and Julie Miller, have engaged architecture firm, Rehkamp Larson
Architects, to develop Designs/Plans of a single family residence to be presented to the
Stillwater HPC/DRC and will be consistent with guidelines in the Stillwater Conservation
District Design Guidelines. The home will comply with all zoning requirements. Current
expectations are that the design of the new structure will strongly follow Italianate architecture.
See packet of 11x17 support materials
Question 8
A description of alternatives to the demolition.
Reply to Question 8
Current owners, Reid and Julie Miller, in coordination with their architects from Rehkamp
Larson Architects have reviewed options to keep/re-use elements of the existing structure.
Given the artifacts provided in Question 5 (above) it was deemed illogical to use the existing
structure.
BROADWAY STREET SOUTHPID#2803020440059CONTACT:Reid T MillerMobile: 1-612-747-5474remiller@deloitte.comUNDERGROUND UTILITIES NOTES:THE UNDERGROUND UTILITIES SHOWN HAVE BEEN LOCATED FROM FIELDSURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES NOGUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCHUTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. THE SURVEYORFURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWNARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THATTHEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATIONAVAILABLE. THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUNDUTILITIES. ADDITIONAL UTILITIES OF WHICH WE ARE UNAWARE MAY EXIST.COUNTY/CITY:REVISIONS:PROJECT LOCATION:DATEREVISION615CALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One CallLEGAL DESCRIPTION:BROADWAY STREET SOUTHCITY OF STILLWATERWASHINGTONCOUNTY11-22-18INITIAL ISSUECERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________615BROADWAY ST. S.0NORTH1530ZZ18521SURVZZ521CERTIFICATE OFSURVEYLAND SURVEYING, INC.CORNERSTONEPROJECT NO.FILE NAME11-22-18LEGENDUNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINFENCECURB [TYPICAL]CONTOURSFOUND MONUMENT 1/2" IPMARKED RLS 15480SET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS MANHOLEGAS METERTELEPHONE MANHOLETELEPHONE PEDESTALSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER WELLWATER MANHOLEWATER METERPOST INDICATOR VALVEWATER VALVEBOLLARDFLAG POLEMAIL BOXTRAFFIC SIGNUNKNOWN MANHOLESOIL BORINGSPOT ELEVATIONTRAFFIC SIGNALCONIFEROUS TREEDECIDUOUS TREEAREA:TOTAL AREA AS SHOWN = 19,289 SQ.FT.DENOTES EXISTINGACCESS CONTROL ASSHOWN ON RECORDPLATBUILDING LINEBITUMINOUS SURFACECONCRETE SURFACEHOUSE = 1,748DECKS/PERGOLA/MISC = 498CONCRETE/PAVERS = 4,095POOL = 335WALLS = 785TOTAL = 7,461 SQ.FT.38.7% OF TOTAL AREAEXISTING IMPROVEMENT AREAS:(IN SQUARE FEET)Suite #2001970 Northwestern Ave.Stillwater, MN 55082Phone 651.275.8969dan@cssurvey.net1. BEARINGS ARE BASED ON COORDINATES SUPPLIED BY THEWASHINGTON COUNTY SURVEYORS OFFICE. (NAD 83)2. UNDERGROUND UTILITIES NOT SHOWN.3. ELEVATIONS SHOWN ARE NAVD 88.4. NO EASEMENT DOCUMENTS WERE PROVIDED TO US FORREVIEW AND/OR TO SHOW ON SURVEY. EASEMENTS MAYEXIST THAT ARE NOT SHOWN ON THIS SURVEY.SURVEY NOTES:(AS SHOWN ON TITLE RESOURCES TITLE COMMITMENT NO.1297695, DATED OCTOBER 18, 2018)The Northerly one-half of Lot 15, all of Lot 16, Block 42,Original Town (now City) of Stillwater, excepting from saidlots the Easterly 35 feet thereof, Washington County,Minnesota.ANDThe West One Hundred Four (W 104) feet of Lot Eleven (11),and the West One Hundred Four (W 104) of the NorthOne-half (N 1/2) of Lot Twelve (12), Block Forty-two, OriginalTown (now City) of Stillwater, Washington County, Minnesota.ANDThe East Thirty-five (35) feet of Lot Sixteen (16) and the EastThirty-five (35) feet of the North One-half (N 1/2) of LotFifteen (15), Block Forty-two (42), Original Town (now City)of Stillwater, Washington County, Minnesota.THE PERFECTED PLAT OF STILLWATER BY MYRON SHEPARDAPPROVED FEB. 20, 1887, RECORDED MARCH 19TH 1981 ASDOCUMENT NO. 416049 WAS USED TO CONTROL THEBOUNDARIES AS SHOWN ON THIS CERTIFICATE OF SURVEY.STILLWATER SECTIONAL MAPS DATED 1906 AND 1960 WERERELIED UPON FOR OTHER MATERS OF RECORD.
615 Broadway Street South | Existing House ImagesFRONT (WEST)FRONT & SIDE (WEST/ SOUTH)
SIDE (SOUTH)
615 Broadway Street South | Existing House ImagesREAR (EAST)
SIDE (SOUTH)
SIDE (NORTH)
615 Broadway Street South | Neighborhood ContextHouse to Left
House to Right
WEBER HOME INSPECTION SERVICES
RESIDENTIAL REPORT
615 Broadway St S
STILLWATER MN 55082
Reid and Julie Miller
OCTOBER 17, 2018
Inspector
Michael Marosok
6127417420
weberhomeinspectionservices@gmail.com
Agent
Anne Anderson
651-428-6529
anneanderson@edinarealty.com
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Table of Contents
Table of Contents
SUMMARY
1: INSPECTION DETAILS
2: ROOF
3: EXTERIOR
4: BASEMENT, FOUNDATION, CRAWLSPACE & STRUCTURE
5: HEATING
6: COOLING
7: PLUMBING
8: ELECTRICAL
9: FIREPLACE
10: ATTIC, INSULATION & VENTILATION
11: DOORS, WINDOWS & INTERIOR
12: GARAGE
13: BUILT-IN APPLIANCES
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2.1.1 Roof - Coverings: Tree branches
2.3.1 Roof - Flashings: Incomplete Installation
2.4.1 Roof - Skylights, Chimneys & Other Roof Penetrations: Chimney rain hats
3.1.1 Exterior - Siding, Flashing & Trim: Evidence of Water Intrusion
3.1.2 Exterior - Siding, Flashing & Trim: Flashing/Trim Improperly Installed
3.1.3 Exterior - Siding, Flashing & Trim: Damaged Siding
3.1.4 Exterior - Siding, Flashing & Trim: Loose Siding
3.1.5 Exterior - Siding, Flashing & Trim: Caulking
3.1.6 Exterior - Siding, Flashing & Trim: Paint
3.1.7 Exterior - Siding, Flashing & Trim: Vegetation
3.1.8 Exterior - Siding, Flashing & Trim: Trim Missing
3.3.1 Exterior - Walkways, Patios & Driveways: Driveway Trip Hazard
3.4.1 Exterior - Decks, Balconies, Porches & Steps: Deck - Rotted Boards
3.4.2 Exterior - Decks, Balconies, Porches & Steps: Railing Openings
3.4.3 Exterior - Decks, Balconies, Porches & Steps: Deck rail construction
3.4.4 Exterior - Decks, Balconies, Porches & Steps: Masonry stair deterioration
3.4.5 Exterior - Decks, Balconies, Porches & Steps: Localized damage
3.4.6 Exterior - Decks, Balconies, Porches & Steps: Stairway Handrails
3.4.7 Exterior - Decks, Balconies, Porches & Steps: Improper Footings
3.4.8 Exterior - Decks, Balconies, Porches & Steps: Porch Structure
3.4.9 Exterior - Decks, Balconies, Porches & Steps: Perforations
3.4.10 Exterior - Decks, Balconies, Porches & Steps: Improper Joist Bearing
3.6.1 Exterior - Vegetation, Grading, Drainage & Retaining Walls: Retaining wall deterioration and movement
3.7.1 Exterior - Windows: Glazing Putty
3.7.2 Exterior - Windows: Missing Screens
3.7.3 Exterior - Windows: Cracked or broken Windows
3.7.4 Exterior - Windows: Paint
3.7.5 Exterior - Windows: Sill Rot
4.1.1 Basement, Foundation, Crawlspace & Structure - Foundation: Foundation Cracks - Minor
4.1.2 Basement, Foundation, Crawlspace & Structure - Foundation: Mortar deterioration
4.1.3 Basement, Foundation, Crawlspace & Structure - Foundation: Rebuilding Needed
4.2.1 Basement, Foundation, Crawlspace & Structure - Basements & Crawlspaces: Typical moisture
4.3.1 Basement, Foundation, Crawlspace & Structure - Floor Structure: Typical cracking
4.3.2 Basement, Foundation, Crawlspace & Structure - Floor Structure: Sills Near Grade Level
4.3.3 Basement, Foundation, Crawlspace & Structure - Floor Structure: Improper Support Posts
5.1.1 Heating - Equipment: Low flow
5.3.1 Heating - Distribution Systems: Ducts Not Sealed
SUMMARY
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5.3.2 Heating - Distribution Systems: Return Vent at Furnace
6.1.1 Cooling - Cooling Equipment: Older Unit
6.3.1 Cooling - Distribution System: Ducts Sealed
7.2.1 Plumbing - Drain, Waste, & Vent Systems: Improper Plumbing
8.1.1 Electrical - Service Entrance Conductors: Tree branches
8.2.1 Electrical - Main & Subpanels, Service & Grounding, Main Overcurrent Device: Marginal Electrical
Service
8.3.1 Electrical - Branch Wiring Circuits, Breakers & Fuses: Abandoned Wiring
8.3.2 Electrical - Branch Wiring Circuits, Breakers & Fuses: Loose Wiring
8.3.3 Electrical - Branch Wiring Circuits, Breakers & Fuses: Wiring Exposed on Surfaces
8.4.1 Electrical - Lighting Fixtures, Switches & Receptacles: Cover Plates Missing
9.4.1 Fireplace - Cleanout Doors & Frames: Inadequate Clearance
10.1.1 Attic, Insulation & Ventilation - Attic Insulation: Attic access
11.1.1 Doors, Windows & Interior - Doors: Door Sticks
11.5.1 Doors, Windows & Interior - Ceilings: Stain(s) on Ceiling
11.6.1 Doors, Windows & Interior - Steps, Stairways & Railings: Baluster Spaces Too Wide
11.6.2 Doors, Windows & Interior - Steps, Stairways & Railings: No Handrail
11.6.3 Doors, Windows & Interior - Steps, Stairways & Railings: Missing railing
11.6.4 Doors, Windows & Interior - Steps, Stairways & Railings: Stairway configuration
11.6.5 Doors, Windows & Interior - Steps, Stairways & Railings: Steep stairs
11.6.6 Doors, Windows & Interior - Steps, Stairways & Railings: Head Clearance
11.8.1 Doors, Windows & Interior - Bathrooms: Loose Toilet
12.2.1 Garage - Floor: Typical cracking
12.3.1 Garage - Walls & Firewalls: Fire Barrier
12.5.1 Garage - Garage Door Opener: Auto Reverse Sensor Not Working
12.6.1 Garage - Occupant Door (From garage to inside of home): Door Does Not Meet Separation
Requirements
12.6.2 Garage - Occupant Door (From garage to inside of home): Not Self-closing
13.3.1 Built-in Appliances - Range/Oven/Cooktop: Missing Control Knobs
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General: In Attendance
Client
General: Occupancy
Furnished, Occupied, Utilities on
General: Style
Two story
General: Temperature
(approximate)
45 Fahrenheit (F)
General: Type of Building
Single Family
General: Weather Conditions
Clear, Dry
1: INSPECTION DETAILS
Information
Limitations
General
ALL COMPONENTS DESIGNATED FOR INSPECTION IN THE ASHI STANDARDS OFPRACTICE ARE INSPECTED, EXCEPT AS MAY BE NOTED IN THE "LIMITATIONS OFINSPECTION" SECTIONS WITHIN THIS REPORT. THIS REPORT IS NOT AN ASSESSMENTOF ANY ENVIRONMENTAL CONCERN INCLUDING A MOLD, MILDEW, LEAD, ASBESTOS,WATER QUALITY, SEPTIC, POOLS OR RADON. ENVIRONMENTAL TESTING REQUIRESLABORATORY ANALYSIS BEYOND THE SCOPE OF THIS INSPECTION ANY WATERINTRUSION INTO THE HOME CAN LEAD TO MOLD AND MILDEW. SINCE THERE IS NOSUCH THING AS A COMPLETELY DRY BASEMENT, IT IS COMMON TO FIND MOLD ORMILDEW IN SOME FORM IN THIS AREA, USUALLY CONCEALED BEHIND WALL BOARDFINISHES. ANYONE CONCERNED ABOUT MOLD OR MILDEW SHOULD SEEK ANASSESSMENT FOR THESE CONDITIONS FROM A QUALIFIED PROFESSIONAL. THISINSPECTION IS NOT AN ASSESSMENT OF SUB-SURFACE MOISTURE. THIS INSPECTIONIS VISUAL ONLY. A REPRESENTATIVE SAMPLE OF BUILDING COMPONENTS ARE VIEWEDIN AREAS THAT ARE ACCESSIBLE AT THE TIME OF THE INSPECTION. NO DESTRUCTIVETESTING OR DISMANTLING OF BUILDING COMPONENTS IS PERFORMED. IT IS THEGOAL OF THE INSPECTION TO PUT A HOME BUYER IN A BETTER POSITION TO MAKE ABUYING DECISION. NOT ALL IMPROVEMENTS WILL ALWAYS BE IDENTIFIED DURINGTHIS INSPECTION. UNEXPECTED REPAIRS SHOULD STILL BE ANTICIPATED. THEINSPECTION SHOULD NOT BE CONSIDERED A GUARANTEE OR WARRANTY OF ANYKIND. THE INSPECTOR IS NOT RESPONSIBLE FOR PAST PRESENT OR FUTURE DEFECTSOR DAMAGE OR INJURY ASSOCIATE WITH DEFECTS. PLEASE REFER TO THE MESSAGETO THE CUSTOMER OR PRE-INSPECTION AGREEMENT AND ASHI STANDARDS OFPRACTICE FOR A FULL EXPLANATION OF THE SCOPE OF THE INSPECTION.
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Inspection Method
Ladder, Roof
Roof Type/Style
Gable, Flat
Coverings: Material
Asphalt, Single ply membrance
Coverings: Life expectancy
15 or more Years
Roof Drainage Systems: Gutter
Material
Aluminum
Roof Drainage Systems: Gutter
Discharge
Above Grade
Flashings: Material
Aluminum, Galvanized Steel
Skylights, Chimneys & Other
Roof Penetrations: Chimneys
Masonry
2: ROOF
IN NI NP
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Coverings
DECK OR PORCH OVER ROOF
Inspection of the flat roof is obstructed by the deck or porch and cannot be inspected or evaluated.
2.1.1 Coverings
TREE BRANCHES
AT THE NORTH WEST
Tree branches in close proximity to the roof may cause physical
damage to the roofing and should be removed.
Recommendation
Contact a qualified professional.
Recommendation
2.3.1 Flashings
INCOMPLETE INSTALLATION
AT THE SOUTH SIDE PORCH COVER
Flashing details are either poorly or incompletely installed. Leakage
Recommendation
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Flashing details are either poorly or incompletely installed. Leakage
may occur. Repairs should be undertaken as necessary. If leakage
occurs, patching can be attempted, otherwise, replacement is
necessary.
Recommendation
Contact a qualified professional.
2.4.1 Skylights, Chimneys & Other Roof Penetrations
CHIMNEY RAIN HATS
OVER THE MASONRY CHIMNEY
Rain hats and vermin screens are recommended on the masonry chimneys to prevent water and moisture
intrusion.
Maintenance Item
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Inspection Method
Visual
Siding, Flashing & Trim: Siding
Material
Vinyl
Siding, Flashing & Trim: Siding
Style
Shiplap
Exterior Doors: Exterior Entry
Door
Wood, Metal
Walkways, Patios & Driveways:
Driveway Material
Concrete, Pavers
Walkways, Patios & Driveways:
Walkways
Concrete
Decks, Balconies, Porches &
Steps: Steps, Porches, and Decks
Covered Porch, Deck
Decks, Balconies, Porches &
Steps: Material
Wood
Eaves, Soffits & Fascia: Soffit
and Facia materials
Metal
Vegetation, Grading, Drainage &
Retaining Walls: Exterior
Level Grade, Graded away from
house
Vegetation, Grading, Drainage &
Retaining Walls: Retaining walls
Unit masonry, Stone
Windows: Windows
Vinyl, Wood
3: EXTERIOR
IN NI NP
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X
3.4 Decks, Balconies, Porches & Steps X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X
3.7 Windows X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Decks, Balconies, Porches & Steps
RESTRICTED ACCESS
AT THE FRONT AND REAR
Inspection below the deck or porch was either restricted or there was no access.
Vegetation, Grading, Drainage & Retaining Walls
OBSCURED VIEWING
Vegetation or storage obstructed viewing and inspection.
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3.1.1 Siding, Flashing & Trim
EVIDENCE OF WATER INTRUSION
AT THE SOUTH SIDE OF THE EAST GARAGE STALL
Siding showed signs of water intrusion. This could lead to further
siding deterioration, mold or structural damage. The siding should be
removed and any concealed damage repaired as necessary.
Recommendation
3.1.2 Siding, Flashing & Trim
FLASHING/TRIM IMPROPERLYINSTALLED
AT THE SOUTH SIDE PORCH
Flashing & trim pieces were improperly installed, which could result
in moisture intrusion and damaging leaks. Repairs should be
undertaken as necessary.
Recommendation
3.1.3 Siding, Flashing & Trim
DAMAGED SIDING
AT THE NORTH EAST CORNER
Damage to the siding should be repaired or sealed as necessary to prevent water intrusion and damage.
Recommendation
3.1.4 Siding, Flashing & Trim
LOOSE SIDING
AT THE SOUTH SIDE
Recommendation
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Loose siding should be resecured as necessary to protect the underlying structure from weather and pest
damage.
3.1.5 Siding, Flashing & Trim
CAULKING
AT THE MECHANICAL VENTS ON THE NORTH SIDE
Any openings, gaps or connection points in the siding should be
caulked or sealed against moisture or insects.
Recommendation
3.1.6 Siding, Flashing & Trim
PAINT
AT THE FRONT PORCH
Areas that show signs of peeling paint should be cleaned, primed and painted to preserve the exterior.
Maintenance Item
3.1.7 Siding, Flashing & Trim
VEGETATION
Vegetation should be trimmed back from the exterior of the house.
Maintenance Item
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3.1.8 Siding, Flashing & Trim
TRIM MISSING
ABOVE THE GARAGE DOOR AND BELOW THE SIDING AT THE GARAGE, AND AT THE SOUTH SIDE BAY WINDOW
Damaged, missing or improperly trimmed details should be repaired or replaced.
Maintenance Item
3.3.1 Walkways, Patios & Driveways
DRIVEWAY TRIP HAZARD
AT THE TOP OF THE HILL
The settled and uneven driveway represents a potential trip hazard.
Leveling or repairs should be undertaken as necessary.
Maintenance Item
3.4.1 Decks, Balconies, Porches & Steps
DECK - ROTTED BOARDS
AT THE SOUTH SIDE
One or more deck boards are showing signs of rot. Repairs will extend the useful life of the deck and
prevent the spread of rot. Repairs should be undertaken as necessary.
Recommendation
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3.4.2 Decks, Balconies, Porches & Steps
RAILING OPENINGS
AT THE DECKS
There is an unsafe opening in the railing. The spacing on the rail
should not exceed 4". An opening greater than 4" is a serious safety
hazard especially for children as their head or other body part can
become trapped. These standards change over time.
Maintenance Item
3.4.3 Decks, Balconies, Porches & Steps
DECK RAIL CONSTRUCTION
The deck rails do not conform to recommendations for horizontal
loading. The can fail under heavy loads. For safety, they should be
improved or rebuilt as necessary.
Recommendation
Contact a qualified professional.
Maintenance Item
3.4.4 Decks, Balconies, Porches & Steps
MASONRY STAIR DETERIORATION
AT THE FRONT YARD
The concrete stairs show signs of spalling or deterioration. If the
stairs become a trip hazard, they should be replaced. In some cases
patching can extend the useful life of the stairs.
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 12 of 43
3.4.5 Decks, Balconies, Porches & Steps
LOCALIZED DAMAGE
AT THE SOUTH WEST
There is typical aging, rot and deterioration of the deck/porch.
Repairs will extend the useful life of the structure.
Recommendation
3.4.6 Decks, Balconies, Porches & Steps
STAIRWAY HANDRAILS
AT THE FRONT YARD
Handrails are recommended at all stairways with over 4 step rises.
Maintenance Item
3.4.7 Decks, Balconies, Porches & Steps
IMPROPER FOOTINGS
AT THE EAST SIDE DECK
Deck posts appear to be improperly founded. This is usually
indicative of non-professional practices. Improvements should be
undertaken with any sign of movement.
Maintenance Item
3.4.8 Decks, Balconies, Porches & Steps
PORCH STRUCTURE
The trusses used in the construction of the rear porch and pergola are home-made. They are improperly
Recommendation
615 Broadway St S Reid and Julie Miller
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The trusses used in the construction of the rear porch and pergola are home-made. They are improperly
constructed using screws of an insufficient number at the gusset plate connections. Gusset plates are
exposed to exterior weathering and may be prone to failure. Horizontal collar ties at the pergola are over
spanned and improperly jointed. It would be wise to inquire with the city into permits, inspections and
design approval. Repairs should be taken as necessary.
Recommendation
Contact a qualified professional.
3.4.9 Decks, Balconies, Porches & Steps
PERFORATIONS
AT THE SOUTH SIDE
Abandoned joists and construction members penetrating the wall on the south side should be sealed
against water intrusion.
Recommendation
Contact a qualified professional.
Recommendation
3.4.10 Decks, Balconies, Porches & Steps
IMPROPER JOIST BEARING
AT THE SOUTH SIDE
Joists are improperly embedded into the foundation at the south
Recommendation
615 Broadway St S Reid and Julie Miller
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Joists are improperly embedded into the foundation at the south
side. The can lead to rot and deterioration of the concrete. They
should be removed from the block, resupported, and missing or
damaged block replaced.
Recommendation
Contact a qualified professional.
3.6.1 Vegetation, Grading, Drainage & Retaining Walls
RETAINING WALL DETERIORATION AND MOVEMENT
ALONG THE FRONT YARD
There is spalling orsurface deterioration, and movement of the retaining walls related to age. This is the
result of natural forces including the freeze thaw cycle and moisture. Although there is no immediate need
for improvement, this condition should be monitored over time.
Maintenance Item
3.7.1 Windows
GLAZING PUTTY
AT THE LOWER NORTH SIDE
Deteriorated glazing putty or glazing stops should be repaired.
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 15 of 43
3.7.2 Windows
MISSING SCREENS
AT THE LOWER NORTH AND LOWER SOUTH SIDES, AT IN THE TOWER
Screens are missing. It would be wise to inquire as to any screens that may be in storage. Otherwise,
screens should be replaced as necessary.
Recommendation
3.7.3 Windows
CRACKED OR BROKEN WINDOWS
AT THE LOWER NORTH SIDE AND THE NORTH BASEMENT
Cracked or broken windows should be repaired or replaced.
Recommendation
Contact a qualified professional.
Recommendation
615 Broadway St S Reid and Julie Miller
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3.7.4 Windows
PAINT
AT THE SOUTH SIDE
Windows should be painted and caulked.
Recommendation
3.7.5 Windows
SILL ROT
AT THE LOWER SOUTH SIDE AND THE KITCHEN
There is significant rot in the window sill. Repairs or replacement will inevitably be necessary.
Recommendation
Contact a qualified professional.
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 17 of 43
Inspection Method
Visual
Basement configuration
Basement
Foundation: Material
Masonry Block, Stone
Floor Structure:
Basement/Crawlspace Floor
Concrete
Floor Structure: Floor structure
Wood Beams, Wooden joists,
Wooden support posts
Floor Structure: Sub-floor
OSB, Plank
Floor Structure: Crawlspace
No Crawlspace
Wall Structure: Wall Structure
Wood Frame
Ceiling Structure: Attic Structure
Ceiling Joists, Rafters
4: BASEMENT, FOUNDATION, CRAWLSPACE &
STRUCTURE
IN NI NP
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Floor Structure
STORAGE
Storage restricted access and viewing of components.
Floor Structure
CONCEALED COMPONENTS
Components concealed by finishes cannot be fully examined, evaluated, or inspected.
Wall Structure
CONCEALED STRUCTURE
Concealed structural members cannot be fully inspected or evaluated.
615 Broadway St S Reid and Julie Miller
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4.1.1 Foundation
FOUNDATION CRACKS - MINOR
AT THE FRONT PORCH
Moderate cracking and movement was noted at the foundation. This
is common with age and construction practice. Recommend
monitoring over time.
Here is an informational article on foundation cracks.
Maintenance Item
4.1.2 Foundation
MORTAR DETERIORATION
ALONG THE NORTH SIDE
Deteriorated mortar should be repaired or replaced to preserve the foundation.
Recommendation
Contact a qualified professional.
Recommendation
4.1.3 Foundation
REBUILDING NEEDED
AT THE CORNER ON THE NORTH EAST HOUSE
Rebuilding of foundation wall components is required to maintain the
integrity and stability of the building.
Recommendation
Contact a qualified professional.
Recommendation
4.2.1 Basements & Crawlspaces
TYPICAL MOISTURE
There is evidence of typical moisture in the walls and floors of the basement not indicative of a chronic
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 19 of 43
There is evidence of typical moisture in the walls and floors of the basement not indicative of a chronic
problem. The fact is that all basements can leak given the right conditions because they are below ground
level. It is impossible to determine accurately the frequency of leakage occurrence during a one-time home
inspection. The majority of basement leakage is related to improper drainage, poor landscaping, improper
soil slope away from the house, downspouts discharging near the house or a failing or inadequate sump
pump or drain tile system. In the even leakage occurs, landscaping and drainage improvements are
recommended as a first resort. In severe or chronic cases, excavating, damp-proofing and/or the
installation of drain tiles are required. In the event leakage occurs, landscaping and drainage
improvements should be undertaken as a first course. Be wary of contractors who recommend expensive
solutions as a first course of action.
Recommendation
Recommend monitoring.
4.3.1 Floor Structure
TYPICAL CRACKING
There is typical cracking in the concrete floor of the basement. This cracking is the result of settling and
shrinkage of the slap, is not a structural component, and does not represent a significant concern.
Maintenance Item
4.3.2 Floor Structure
SILLS NEAR GRADE LEVEL
The sills of the structure at the lower south side are near grade level.
This is a common condition in older homes that should be carefully
monitored over time to ensure against rot and decay.
Recommendation
Contact a qualified professional.
Maintenance Item
4.3.3 Floor Structure
IMPROPER SUPPORT POSTS
Support posts are not approved for permanent use. They should be replaced with posts approved for this
use.
Recommendation
Contact a qualified professional.
Recommendation
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615 Broadway St S Reid and Julie Miller
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Furnace Age
6+- Years
Furnace normal Life Span
16-20+- Years
Heating Zones
3 Zones
Boiler Age
14+- Years
Capacity
140000+- BTUs
Boiler Life Span
16-20+- Years
Equipment: Brand
Carrier
Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air, Hot Water Radiant
Equipment: Accessories
None
Distribution Systems:
Distribution
Non-insulated, Radiant piping
AFUE Rating
92+
AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel toenergy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy'sEnergy Star program standard.
5: HEATING
IN NI NP
5.1 Equipment X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Presence of Installed Heat Source in Each Room X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Equipment
INACCESSIBLE
This area was obstructed and inaccessible. If you are interested in having this area inspected, please
contact me about a follow-up inspection.
Equipment
CONCEALED DUCTING
Ducting, piping and components behind finishes cannot be fully inspected or evaluated.
Normal Operating Controls
ADEQUACY
Without doing a total heat loss or gain calculation, it is impossible to determine outside of general rules,
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 22 of 43
Observations
Without doing a total heat loss or gain calculation, it is impossible to determine outside of general rules,
the adequacy of the the heating system.
Distribution Systems
ADEQUACY OF DISTRIBUTION
Adequacy of distribution cannot be determined during one visit to the home.
Presence of Installed Heat Source in Each Room
ADEQUACY OF DISTRIBUTION
It is difficult to determine the adequacy of heat distribution on a one-time trip to the home. Except as
otherwise noted, a heat source has been provided to each significant space of the home.
Presence of Installed Heat Source in Each Room
MECHANICAL COMPONENTS FAIL
Furnaces, like all mechanical components can break down or fail without notice.
5.1.1 Equipment
LOW FLOW
AT THE CENTER AND SOUTH GARAGE FLOOR
Low flow to areas of the house should be further evaluated by a
qualified professional.
Recommendation
Contact a qualified heating and cooling contractor
Recommendation
5.3.1 Distribution Systems
DUCTS NOT SEALED
Sealing the joints and connections in distribution ducting will improve the efficiency and effectiveness of
the distribution system.
Maintenance Item
5.3.2 Distribution Systems
RETURN VENT AT FURNACE
A return vent is located close to the furnace. This is improper
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 23 of 43
A return vent is located close to the furnace. This is improper
practice that can lead to back drafting of the furnace. The return
should be relocated.
Recommendation
Contact a qualified professional.
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 24 of 43
Cooling Equipment: Brand
Carrier
Cooling Equipment: Energy
Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Location
Exterior North
Cooling Equipment: AC Size
3 Ton
Cooling Equipment: AC Size
36000 BTU
Cooling Equipment: AC Age
17+- Years
Distribution System:
Configuration
Central
Cooling Equipment: SEER Rating
Unknown SEER
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
6: COOLING
IN NI NP
6.1 Cooling Equipment X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Cooling Equipment
LOW TEMPERATURE
The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit. A/C
condenser coils cannot be fully examined or operated below 60 degrees Fahrenheit.
6.1.1 Cooling Equipment
OLDER UNIT
The air conditioning condenser is an older unit. Over time,
breakdowns and performance issues should be anticipated.
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 25 of 43
6.3.1 Distribution System
DUCTS SEALED
Sealing the connections and joints in the accessible ducting in the basement is not critical, but will improve
the efficiency and distribution of the system.
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 26 of 43
Filters
None
Water Source
Public
Main Water Shut-off Device:
Location
Basement
Main Water Shut-off Device:
Main Water Line
Copper
Drain, Waste, & Vent Systems:
Drain Size
1 1/2"
Drain, Waste, & Vent Systems:
Material
PVC
Drain, Waste, & Vent Systems:
Cleanout Location
Basement
Water Supply, Distribution
Systems & Fixtures: Distribution
Material
Copper
Water Supply, Distribution
Systems & Fixtures: Water
Supply Material
Copper
Water Supply, Distribution
Systems & Fixtures: Exterior
Hose Bib Shut-offs
Basement
Water Supply, Distribution
Systems & Fixtures: Main Water
Shut-off
Basement
Hot Water Systems, Controls,
Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls,
Flues & Vents: Location
Basement
Hot Water Systems, Controls,
Flues & Vents: Power
Source/Type
Gas
Hot Water Systems, Controls,
Flues & Vents: Water Heater Age
14+- Years
Hot Water Systems, Controls,
Flues & Vents: Water Heater
Type
Tank, Basement
Fuel Storage & Distribution
Systems: Main Gas Shut-off
Location
Basement
Sump Pump: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Not Identified
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperatureshould be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
Here is a nice maintenance guide from Lowe's to help.
7: PLUMBING
IN NI NP
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 27 of 43
Observations
Water Supply, Distribution Systems & Fixtures
CONCEALED PLUMBING
Plumbing concealed from view or behind wall or ceiling finishes cannot be fully examined or inspected.
Sump Pump
SUMP PUMP
A sump pump can be critical to preventing basement leakage or flooding. If the sump pump runs regularly,
or during heavy rain or spring run-off, it may be wise to install a back up system in the event of a pump
failure or power outage.. There are several options of backing up the sump pump.
7.2.1 Drain, Waste, & Vent Systems
IMPROPER PLUMBING
In the floor of the basement there is a very unusual configuration of drains and basin containers. It is
constructed of makeshift materials and in a makeshift method. It was impossible to determine the
purpose of this configuration. This entire construct should be reviewed by a qualified plumber to repair as
necessary.
Recommendation
Contact a qualified professional.
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 28 of 43
Service Entrance Conductors:
Electrical Service Conductors
Overhead, Aluminum
Main & Subpanels, Service &
Grounding, Main Overcurrent
Device: Main Panel Location
Basement
Main & Subpanels, Service &
Grounding, Main Overcurrent
Device: Panel Capacity
100 AMP
Main & Subpanels, Service &
Grounding, Main Overcurrent
Device: Panel Manufacturer
Not Identified
Main & Subpanels, Service &
Grounding, Main Overcurrent
Device: Panel Type
Circuit Breaker
Main & Subpanels, Service &
Grounding, Main Overcurrent
Device: Sub Panel Location
Basement, Exterior
Main & Subpanels, Service &
Grounding, Main Overcurrent
Device: Grounding
Water Pipe Connection, Copper
Branch Wiring Circuits, Breakers
& Fuses: Branch Wire 15 and 20
AMP
Copper, Aluminum 220 only
Branch Wiring Circuits, Breakers
& Fuses: Wiring Method
Romex
GFCI & AFCI: GFCI Location
Exterior, Bathrooms, Kitchen,
Garage
Smoke Detectors: Smoke
detector location
Inside Bedrooms, Outside
Bedrooms
Carbon Monoxide Detectors: CO
detector location
Outside Bedrooms
8: ELECTRICAL
IN NI NP
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Service Entrance Conductors
CONCEALED ELECTRICAL COMPONENTS CANNOT BE FULLY INSPECTED.
Main & Subpanels, Service & Grounding, Main Overcurrent Device
HIDDEN WIRING
Wiring concealed by finishes cannot be fully examined.
615 Broadway St S Reid and Julie Miller
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Observations
Branch Wiring Circuits, Breakers & Fuses
STORAGE
Excess storage or cars restricted inspection.
Lighting Fixtures, Switches & Receptacles
ACCESSIBLE RECEPTACLES AND SWITCHES
When present, furniture and storage can limit access to receptacles and switches.
GFCI & AFCI
CONCEALED COMPONENTS
Electrical components concealed from view cannot be completely inspected or evaluated.
8.1.1 Service Entrance Conductors
TREE BRANCHES
For safety, tree branches and vegetation should be removed from the
entrance wires by a qualified professional.
Recommendation
Contact a qualified professional.
Maintenance Item
8.2.1 Main & Subpanels, Service & Grounding,
Main Overcurrent Device
MARGINAL ELECTRICAL SERVICE
The size of the electrical service supplied to the home may not be
sufficient, depending on the lifestyle of the occupants. A marginally
sized electrical service is not a safety concern, but may represent and
inconvenience if the main fuses (or breakers) blow, shutting down the
power in all or part of the home. If it is found that the main fuses (or
breakers) blow regularly, a larger electrical service may be desirable.
If care is taken not to run major electrical appliances simultaneously,
it is unlikely that the service will overload. The addition of gas fired
appliances will also reduce the load on the electrical service.
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 30 of 43
8.3.1 Branch Wiring Circuits, Breakers & Fuses
ABANDONED WIRING
IN THE EAST BASEMENT CEILING
Abandoned wiring should be removed, placed into service or
properly terminated in a box.
Recommendation
Contact a qualified professional.
Recommendation
8.3.2 Branch Wiring Circuits, Breakers & Fuses
LOOSE WIRING
AT THE WEST BASEMENT
Loose wiring should be properly secured.
Recommendation
Contact a qualified professional.
Recommendation
8.3.3 Branch Wiring Circuits, Breakers & Fuses
WIRING EXPOSED ON SURFACES
AT THE SOUTH SIDE PORCH LIGHT
Wiring exposed on interior finishes should be relocated or protected
by a conduit.
Recommendation
Contact a qualified professional.
Recommendation
8.4.1 Lighting Fixtures, Switches & Receptacles
COVER PLATES MISSING
IN THE GARAGE, FRONT PORCH, AND IN THE ATTIC
One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend
installation of plates.
Recommendation
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Firebox
Wood Stove
Type
Wood
Vents, Flues & Chimneys:
Material
Metal, Masonry
9: FIREPLACE
IN NI NP
9.1 Vents, Flues & Chimneys X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Vents, Flues & Chimneys
CONCEALED VENTING
Concealed flues or venting cannot be fully examined.
9.4.1 Cleanout Doors & Frames
INADEQUATE CLEARANCE
AT THE WOODSTOVE
Proper clearance to combustibles has not been maintained at the
wood burning appliance. A proper fire barrier should be installed.
Recommendation
Contact a qualified professional.
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 33 of 43
Flooring Insulation
None
Attic Insulation: Insulation Type
Batt, Fiberglass, Loose-fill
Attic Insulation: Inches
12-16+- Inches
Ventilation: Ventilation Type
Soffit Vents, Box vents
Exhaust Systems: Exhaust Fans
Fan Only
Basement insulation: Basement
Insulation
None
Basement insulation:
Crawlspace Insulation
No Crawlspace
Basement insulation:
Crawlspace or Basement
Insulation
0 inches
10: ATTIC, INSULATION & VENTILATION
IN NI NP
10.1 Attic Insulation X
10.2 Vapor Retarders (Crawlspace or Basement)X
10.3 Ventilation X
10.4 Exhaust Systems X
10.5 Basement insulation X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Attic Insulation
CONCEALED INSULATION
Concealed insulation cannot be fully examined or evaluated.
Vapor Retarders (Crawlspace or Basement)
CONCEALED
Vapor barriers cannot be verified or concealed behind finished surfaces.
10.1.1 Attic Insulation
ATTIC ACCESS
Ideally, the attic access hatch should be better insulated.
Recommendation
Contact a qualified professional.
Recommendation
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Doors: Panel Windows: Window Manufacturer
Not Identified
Windows: Window Type
Casement, Double-hung, Single
Pane, Storm, Thermal
Floors: Floor Coverings
Carpet, Tile, Wood
Walls: Wall Material
Drywall, Plaster
Ceilings: Ceiling Material
Gypsum Board, Plaster
Countertops & Cabinets:
Cabinetry
Wood
Countertops & Cabinets:
Countertop Material
Laminate
Countertops & Cabinets:
Appliances
Range, Electric, Disposal,
Dishwasher
11: DOORS, WINDOWS & INTERIOR
IN NI NP
11.1 Doors X
11.2 Windows X
11.3 Floors X
11.4 Walls X
11.5 Ceilings X
11.6 Steps, Stairways & Railings X
11.7 Countertops & Cabinets X
11.8 Bathrooms X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Steps, Stairways & Railings
STORAGE AND FURNITURE
Storage and furniture restricted the inspection.
Countertops & Cabinets
APPLIANCES
Listed appliances are operated, but not fully inspected or evaluated.
615 Broadway St S Reid and Julie Miller
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11.1.1 Doors
DOOR STICKS
AT THE BASEMENT
Door sticks and is tough to open. Recommend sanding down offending sides.
Here is a helpful DIY article on how to fix a sticking door.
Maintenance Item
11.5.1 Ceilings
STAIN(S) ON CEILING
IN THE DINING ROOM
There is a stain on ceiling/wall that requires repair and paint. Source
of staining should be determined.
Recommendation
11.6.1 Steps, Stairways & Railings
BALUSTER SPACES TOO WIDE
BETWEEN THE FAMILY ROOM AND THE KITCHEN
The baluster space is not up to modern safety standards. The space
between balusters should not be greater than 4 inches for child
safety. Recommend a qualified handyman or original installer repair
and bring up to code.
Recommendation
11.6.2 Steps, Stairways & Railings
NO HANDRAIL
IN THE BASEMENT
Continuous handrails are recommended at all stairways
Maintenance Item
615 Broadway St S Reid and Julie Miller
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11.6.3 Steps, Stairways & Railings
MISSING RAILING
IN THE BASEMENT
For safety, railings are recommended at stairways.
Maintenance Item
11.6.4 Steps, Stairways & Railings
STAIRWAY CONFIGURATION
The configuration of the spiral and tower stairs is such that it is not safe and difficult to navigate. It may be
especially difficult during an emergency. Unfortunately, improvements can be costly and difficult.
Recommendation
Contact a qualified professional.
Recommendation
11.6.5 Steps, Stairways & Railings
STEEP STAIRS
The stairway is steeper than current standards dictate. This is a common condition in older homes. Use
caution when navigating the stairs.
Recommendation
Contact a qualified professional.
Maintenance Item
11.6.6 Steps, Stairways & Railings
HEAD CLEARANCE
Stairway head clearance is less than the 6'8" normally required for safety. Repair or improvement is often
not practical.
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 38 of 43
Recommendation
Contact a qualified professional.
11.8.1 Bathrooms
LOOSE TOILET
AT THE MAIN LEVEL TOILET
Loose toilets should be repaired to prevent leakage and floor
damage.
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 39 of 43
Floor: Floor
Concrete
Walls & Firewalls: Firewall
Material
Drywall
Garage Door: Material
Metal
Garage Door: Type
Sectional
Occupant Door (From garage to
inside of home): Passage Door
Solid Core, Hollow Core
12: GARAGE
IN NI NP
12.1 Ceiling X
12.2 Floor X
12.3 Walls & Firewalls X
12.4 Garage Door X
12.5 Garage Door Opener X
12.6 Occupant Door (From garage to inside of home)X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Ceiling
STORAGE
Storage and/or vehicles restricted inspection of the garage.
12.2.1 Floor
TYPICAL CRACKING
There is typical cracking in the garage slab related to settling, heaving, and/or installation methods. No
improvement is necessary at this time.
Recommendation
Recommend monitoring.
Recommendation
615 Broadway St S Reid and Julie Miller
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12.3.1 Walls & Firewalls
FIRE BARRIER
The fire and gas barrier between the garage and the house is incomplete. Repair will protect the house
and contain the spread of fire or carbon monoxide to the house structure. Vents or openings should be
sealed.
Recommendation
Contact a qualified professional.
Recommendation
12.5.1 Garage Door Opener
AUTO REVERSE SENSOR NOT WORKING
The auto reverse sensor was not responding at time of inspection. This is a safety hazard to children and
pets. This can be as simple as adjusting the sensitivity control on the door.
Safety or Significant Defect
615 Broadway St S Reid and Julie Miller
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12.6.1 Occupant Door (From garage to inside of home)
DOOR DOES NOT MEET SEPARATION REQUIREMENTS
Door separating garage and home does not meet safety standards. Doors in firewalls must be at least 1
3/8-inch thick, metal/steel, or a 20-minute fire-rated door.
Recommendation
12.6.2 Occupant Door (From garage to inside of home)
NOT SELF-CLOSING
Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space.
These are often missing in older homes or removed in newer homes due to convenience.
DIY Resource Link.
Maintenance Item
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 42 of 43
Laundry Appliances
Washing Machine, Dryer, Electric,
Washing Machine Standpipe
Discharge
Dishwasher: Brand
Not Identified
Refrigerator: Brand
Not Identified
Range/Oven/Cooktop: Exhaust
Hood Type
Re-circulate
Range/Oven/Cooktop:
Range/Oven Brand
Not Identified
Range/Oven/Cooktop:
Range/Oven Energy Source
Gas
Laundry Appliances: Dryer
Power Source
220 Electric
Laundry Appliances: Dryer Vent
Metal (Flex)
13: BUILT-IN APPLIANCES
IN NI NP
13.1 Dishwasher X
13.2 Refrigerator X
13.3 Range/Oven/Cooktop X
13.4 Garbage Disposal X
13.5 Laundry Appliances X
IN = Inspected NI = Not Inspected NP = Not Present
Information
Limitations
Observations
Dishwasher
OBSTRUCTED
This area was obstructed and inaccessible. If you are interested in having this area inspected, please
contact me about a follow-up inspection.
13.3.1 Range/Oven/Cooktop
MISSING CONTROL KNOBS
Range/Oven was missing control knobs. Recommend contacting
manufacturer for replacement parts.
Recommendation
615 Broadway St S Reid and Julie Miller
Weber Home Inspection Services Page 43 of 43
Lifespace Construction, Inc.
Todd Anderson
651-246-4456
todd@yourlifespace.com
February 21, 2019
To Whom It May Concern Regarding 615 Broadway Street S., Stillwater, MN:
Having been a licensed Minnesota residential contractor for over 30 years, my company has worked on
dozens of homes that were built in the late 1800’s and early 1900’s in an around the Minneapolis, St.
Paul, and Stillwater areas. These projects ranged in scope from basic interior cosmetic upgrades to
complete historic restorations and extensive multi-story additions, often time times tied into repairing
or replacing limestone or boulder wall foundations.
In most of the historic residences I see there are many era specific features: original woodwork, trim
(some simple, some intricate,) doors, built-ins, staircases, etc. that we replicate and bring into new
areas. We also often see architectural features such as arches, crown and cove mouldings, brackets,
fireplaces with mantles and surrounds, original glass windows, lap siding, etc… We also typically see
balloon framed side walls usually cut from white pine.
In 2017, my company performed moderate demolition on this property to relocate a second-floor
bathroom at which time we discovered unusual framing not previously encountered in any other
project. This structure has 2” x 12” plank lumber standing vertical from foundation to roof with 2’ x 4’
horizontal members running 19’ on center at the interior, as would have been found in an agricultural
type building. It was also noted that there didn’t seem to be any original features or components that
you would hope to see in a home built in 1880.
All things considered remodeling this structure and correcting its current foundation, structural
components, and mechanical and thermal deficiencies (as well as the many non-historic components
that have been added/changed over time) would be extensive and not cost effective.
Sincerely,
Todd Anderson
2019 Preservation Awards Discussion
HPC: March 20, 2019
Page 1 of 2
HERITAGE PRESERVATION COMMISSION
MEETING DATE: March 20, 2019
REGARDING: 2019 Preservation Awards Discussion
PREPARED BY: Abbi Jo Wittman, City Planner
May is National Historic Preservation month. The City has preservation awards to individuals
and organizations whose actions have furthered historic preservation efforts in the community.
This year marks the 25th anniversary of the City’s annual awards program.
Attached are a list of the awards given to date. Additionally, the following organizations
annually seek nominations in the following categories:
Preservation Alliance of Minnesota (PAM)
Projects People
Adaptive Reuse Advocacy
Addition/Expansion Career Achievement
Archaeological Site/Protection Community Effort
Education/Interpretation/Publication Emerging Leader
Preservation Planning Stewardship
Restoration/Rehabilitation
Sustainable Design
Main Street/Downtown Design
Saint Paul Chapter of the American Institute of Architects (AIA)
Restoration/Rehabilitation/Adaptive Reuse of a historic building:
New construction in a historic district or neighborhood; new addition to a historic
building
Historic landscapes and streetscapes: including cultural landscapes, comprised of
plantings and the built environment, and designed landscapes such as cemeteries and
parks.
Individuals: for an individual, professional or volunteer, who has made an excellent
contribution to heritage preservation
Cultural Heritage: project, organization, or individual making a significant contribution
to the recognition of the city’s cultural heritage
Vote of Confidence Award: given to a quality preservation-related project having
difficulty
Organization and community education projects: for overall contributions to
preservation, rather than bricks-and-mortar project
Stewardship: recognizes outstanding efforts towards the long term maintenance of a
historic property or site
The Commission should utilize these categories when reviewing 2018 projects (a list which is
also attached) in relationship to 2019 awards. Additionally, the HPC may want to consider
2017-approved projects that were finalized in 2018. Therefore, staff has provided the 2017 and
2018 Case Reports as well as the history of awarded projects and individuals.
The Commission will be asked to discuss and make decisions for awards in April; however, the
Commission is welcome to discuss potential awards in May. Once the Commission has provided
direction to staff, staff will prepare awards materials to be presented at one of the May City
Council meetings.
Granted Site Location Award Type Type Awardee
1994 Pure Renovation Commercial St. Croix Designs
1994 101 Water Street S Renovation Commercial The Lumber Baron's Hotel
1994 Façade Renovation Commercial Cameo Costumes
1994 Signage Commercial Traditions
1997 301 2nd Street S Reuse of an Existing Buidling Commercial The Gr& Banquet Hall
1997 New Development Commercial ABS Company Building
1997 Façade Renovation Commercial Loggers
1997 Signage Commercial Sebastian Joe's
1998 225 Main Street N Reuse of an Existing Buidling Commercial Maple Isl& Hardware Store
1998 Façade Renovation Commercial Sammies Womens Casual Attire
1998 Signage Commercial Tasteful Thymes & Grama's House
1998 New Development Public WA. Co. Historical Society Carriage House
1999 218 Main Street N Reuse Commercial Images of the Past
1999 125 Main Street S Renovation Commercial John Karst Building
1999 Façade Renovation Commercial BP Amoco
1999 Signage Commercial BP Amoco
1999 Special Achievement Individual R&all J. Raduenz
2000 Renovation of a Building Commercial Mark S Balay Architects
2000 Signage Commercial LaBelle Vie
2000 103 Main Street S Heritage Award Commercial Frieght House
2001 217/219 Main Street N Reuse Commercial River Market Co-op & Valley Bookstore
2001 Signage Commercial Dreamcoat Café
2001 233 2nd Street S Use of Otudoor Space Commercial Camrose Hill Flower Studio
2001 Design Commercial Ascension Episcopal Church
2002 402 Main Street S Design Commercial Joseph Wolf Building
2002 Façade Renovation Commercial Jarchow & York Building
2002 204 Main Street N Signage Commercial Let there be Light Antique Lighting
2002 Special Achievement Individual James Melton
2002 Architeural Contributions Individual Michael McGuire
2003 Façade Renovation Commercial Darla's Gill & Malt Shop
2003 229 Main Street S Building Transition Commercial Marx Wine Bar & Grille
2003 Signage Commercial Brunswick Inn
2003 423 Main Street S Heritage Award Commercial The Brick Alley
2004 Signage Commercial The Central Hub
2004 Preservation Effort Commercial The Peace House
2004 Old Post office Reuse Commercial Gartner STudios
2004 610 Main Street N Collaboration in Reuse Commercial Terra Springs
2004 Historical Contributions Individual Donald Empson
2004 Historical Contributions Individual Kathleen Vadnas
2005 Signage Commercial Toy Lounge
2005 302 Main Street S Façade Improvement Commercial Whitey's
2005 Renovation of a Building Commercial The Arcola Building
2005 602 Main Street N Heritage Award Public Warden's House Museum
2006 120 Main St N Signage Commercial Aprille's Showers Tea Room
2006 402 Main Street S Renovation of Joseph Wolf Brewery Commercial Steven Bremer
2006 207 Nelson Street East Renovation of Teddy Bear Park Barn Public Tom & Sherry Armstrong
2006 209 3rd street N Residential rescue & restoration Residential Thomas F Huninghake
2006 Residential Renovation Residential John & Kim Brach
2007 114 Churchill St W Façade Renovation Commercial Charlsen Trucking
2007 402 Main St N Signage Commercial Stillwater Art Guild Gallery
2007 324 Main St S Use of Outdoor Space Commercial Stones Restaurant
2007 224 3rd St N Renovation of a Building Public Stillwater Public Library
2008 102 Main St N Signage & Building Mural Commercial Pulp Fashion
2008 101 Pine St W Long Term & Continual Preservation Public Historic Washington County Courthouse
2008 502 Churchill St W Residential Preservation Residential Brent & Christine Peterson
2008 411 Sixth St S Residential Preservation Residential David Johnson & Carroll Davis-Johnson
2008 907 Willard St W Residential Preservation Residential Gaye Lundstrom
2009 Personal Contributions Individual Mark Balay
2009 Personal Contributions Individual Brent Peterson
2009 Personal Contributions Individual Suki Thomsen
2009 Personal Contributions Individual Kay Thueson
2010 132 Main Street S Facade Restoration Commercial Gartner Studios
2010 208 Main Street S Facade Restoration Commercial Arlen & Jill Rivard
2010 519 Laurel Street West Facade Restoration Commercial Karen Dahlquist & Steve Olesen
2011 201 Main Street S Facade Restoration Commercial Gartner Studios
2011 208 Main Street S Retain Sign Award Commercial Holly Arps
2011 223 Pine Street West Residential Restoration Award Residential Richard & Suzanne Van Horne
2012 219 S Main Street Storefront Window Restoration Commercial Brines
2012 229 Main Street S Façade Renovation Commercial 45 Degrees
2012 Personal Contributions Individual Roger Tomten
2012 501 Laurel Street West Residential Restoration Award Residential Shane Fatl and & Bryan Schreier
2014 233 Main Street South New Commercial Infill Commercial HAF Group
2014 113 Main Street South Façade Restoration Commercial St. Johns Lodge No. 1
2014 212 Main Street North Facade Restoration Commercial Candyland Inc.
2014 Personal Contributions Individual Howard Lieberman
2014 220 Chesntut Street West Residential Rescue and Restoration Residential Chris Rustad and Vicky Simon
2015 108/110 Main Street South Façade Reconstruction (Main Café)Commercial Michael and Barbara Lynskey
2015 308 Chestnut Street East Signage Design Commercial Wedge & Wheel
2015 Personal Contributions Individual Scott Zahren
2015 208 Chestnut Street West Residential Addition Residential Richard Dirnberger and Wendy Mortimer
2016 126 Main Street North Façade Restoration Commercial Tim Michel / Stillwater Main LLC
2016 Personal Contributions Individual Randy Randuez
2016 514 St. Croix Avenue West NCD Infill Residential Jeremy and Sara Imhoff
2017 123 2nd Street North Adaptive Reuse Commercial JX Event Venue
2017 Personal Contributions Individual Jeff Johnson
2017 915 2nd Street South Residential Restoration Award Residential Chris Rustad and Vicky Simon
2017 12588 Boutwell Road North Residential Rescue Residential Washington County Historical Society
2018 227 Main Street South Storefront Reconstruction Commercial Neon LLC (The Miller Family)
2018 Personal Contributions Individual Traditional Construction Services
2018 Personal Contributions Individual Tom & Carol Billig
2018 Personal Contributions Individual Siegfried Construction
2018 816 4th Street South Residential Rescue Residential Amelia Boo & Samuel Scott
2018 404 Owens Street North Residential Rescue Residential EZ Home Solutions LLC