Loading...
Heritage Preservation - 08/20/2007 APPROVED MINUTES EDEN PRAIRIE HERITAGE PRESERVATION COMMISSION MONDAY,AUGUST 20, 2007 7:00 P.M. Prairie Rooms A & B 8080 Mitchell Road COMMISSION MEMBERS Betsy Adams, Chairperson; Ann Higgins, Vice Chairperson; Richard Akerlund, Nina Mackay, Mark McPherson,Ed Muehlberg, Jane Plaza COMMISSION STAFF John Gertz, Historic Preservation Specialist Peggy Rasmussen, Recorder I. ROLL CALL Adams called the meeting to order at 7:00 p.m. Commissioner Mackay was excused. Robert Vogel was present. II. APPROVAL OF AGENDA Adams added a letter she wrote, titled "Heritage Preservation is Worth your Support", under New Business. Higgins asked for an update on the City's Preservation Ordinance, under Old Business. MOTION: Higgins moved, seconded by Muehlberg, to approve the agenda as amended. Motion carried 6-0. III. APPROVAL OF MINUTES —JULY 16, 2007 MOTION: Plaza moved, seconded by Akerlund, to approve the minutes of the Heritage Preservation Commission meeting, held on July 16, 2007, as published. Motion carried 6-0. IV. REPORTS OF COMMISSION AND STAFF A. NATIONAL PRESERVATION CONFERENCE REGISTRATION Gertz stated that the City is paying to send Adams and Higgins to the NTHP conference, the City would only pay for two and they were the first two to send in their applications. However, the SHPO mailed applications for CLG grant scholarships. In order to apply, the City would have to match 50 percent of the requested amount. City funds were not available, so Gertz said the only way to meet the match was for him to use his salary as an in-kind match spread over three days of attendance at the conference. That allowed Muehlberg and Gertz to register for scholarships, and they were approved. Gertz said the NTHP offers free admission to anyone able to sign up for volunteer activities. Details are available on the NTHP Web site. HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 2 B. DORENKEMPER HOUSE UPDATES On August 2, Gertz met with Adams, Higgins and Molly Gilbertson at the Dorenkemper House to discuss interior finishing, an interpretive plan and period of significance for the house. They agreed the home is best suited for interpreting the period of the 1920s when the Richards family lived there. Gertz said Dan Herbst is arranging to have the property's Abstract made available to him so he can determine the ownership history. At the meeting, Gilbertson said she would be willing to oversee selections made for the house. Audrey Hookum from the Historical Society also met with Adams and Gertz. Gertz reported that the house would be open for Sunbonnet Day. The City's Facilities Department staff will be working on the lower level of the house and painting the kitchen, which should be done before Sunbonnet Day. The living room might also be done by then. Members from the local Historical Society have offered to be there to provide the public with current and future plans for the house. There will be a directional sign leading to the house. Adams said there had been a proposal to build the Anderson schoolhouse on the Riley-Jacques property, between the Dorenkemper house and the barn. However, the Historical Society voted not to pursue the idea. Also, Scott Neal has just informed her that the probability of allowing another building on the property was very low. C. EDEN PRAIRIE SESQUICENTENNIAL—2008 Gertz reported that the question of how to celebrate the sesquicentennial was brought up at a recent City Council meeting but the Council did not have any ideas on how to get it started. Neal recommended the HPC come up with some suggestions. Adams said she sent an e-mail to Neal saying she thought a City- appointed citizens committee should take on this project. She did not believe any City department would want to be in charge of it. Adams distributed a letter she wrote for publication in the "Commentary" section of the Eden Prairie News and asked for feedback from the Commissioners. It references Eden Prairie's sesquicentennial in 2008. In it Adams states this is an excellent time to recognize our success in preserving the City's heritage and the importance of continuing to protect it. Gertz said a sesquicentennial celebration could not be done without the involvement of Sandy Werts and Jay Lotthammer, the new director of the Parks and Recreational Services department. Gertz said Werts does not have time to do it on her own, however. She might be willing to come up with a logo for the celebration. If that is available quickly enough, the HPC can start showing it around the City so it will be recognized. Adams said there is a sesquicentennial logo available from the state that Eden Prairie could use and add something to it HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 3 for the City's celebration. Gertz said he would talk to Werts about this later in the week. Adams noted that she had told Werts in June she would try to get a citizens group together to work on the celebration, and Werts was in favor of that idea. Adams wondered if suggesting that the members of a sesquicentennial committee should represent all areas of the City would help the Council to approve the idea of appointing a committee. She asked if any of the Commissioners would want to work on this committee. Higgins said she would be interested. Adams said an outside source suggested that the sesquicentennial be a springboard for fund-raising for the Anderson schoolhouse. The state celebration will be the weekend after May 11, the date of Minnesota becoming a state. Higgins wondered if the City could get some ideas from what the state has already planned. Gertz said there is grant money available for any group that comes up with plans. The HPC could just come up with the language for a plan and ask for the Council's support. The Council would oversee the budget but the HPC can help with the plan. Akerlund said if there is a place in Eden Prairie where the name originated, that location should be celebrated. Gertz said there is a map of the City from that time. The Historical Society wants to do something but cannot spearhead it. It can supply information and tours. Higgins said the library might be willing to put out a display about Eden Prairie's history. V. OLD BUSINESS A. CUMMINS HOUSE REUSE STUDY Gertz said the Parks and Recreation Department still has not returned revised plans for the parking lot at the Cummins house. The department staff has talked to HTPO and is going to the baseball association for feedback to make sure any proposed changes are acceptable. Vogel reported that the original five scenarios are down to four. He found out there is no interest at all from the aviation community to use the house as a pilots' lounge. Vogel contacted airports around the country that have them, and they said it was a great thing to have. However, there is no interest locally. It will be included as one of the ideas in the final report. They are all uses that could be considered. Vogel wants the Commissioners to think about whether these ideas meet preservation criteria, which are that it has to preserve the house to preservation standards, and has to be sustainable beyond three- to five years. Vogel described the four remaining scenarios: Housing The house could be reused as a single-family, owner-occupied residence. It could be a fee simple purchase, or something else other than full ownership. It would not include the peony garden, which is parkland. The owner would have the HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 4 house and landscaping immediately around the house. It would be required to have a two-car garage. There would be at least one Certificate of Appropriateness issued, which could contain anything the HPC wants. Some zoning and land-use issues would have to be worked. It is likely that this would be a non-conforming use, and the owner would then have to apply for Conditional Use permits. There will be a management plan for the property. The HPC would insist that all work be done to preservation standards and with use of the management plan. There are some design issues connected to the park, such as how to treat the buffer between the house and the park property. Sewer and water hookups would be required; that will probably be done in two years. There are laws to comply with for noise abatement, which would have to be negotiated with the different entities that generate the noise. Estimated cost: Between $200,000 to $250,000 for the new owner to rehabilitate the whole house. Some incentives that would be available: The house is assessed at $170,000, so a bank would not approve a $250,000 loan. The City could offer to pay the cost of sewer and water hookups, or it could offer tax abatement. The City could also buy down the interest rate on the loan. Benefits: (1) The City relinquishes interest in the property. (2) Rehabilitation of the house is completed. (3) The ultimate success is that the house becomes a residence again and becomes part of the tax base for the City. (4) The City would eventually get its money back. (5) The owner could do innovative things; they might open the house to the public once a year. Challenges: (1) Finding a willing buyer. (2) Potential challenge of the nearby ball fields. (3) From a management perspective, there is a challenge with different owners of the house and the peony garden. (4) The amount of equity the property represents means a well-heeled investor would be needed. That tends to encourage people to buy the house and then sell it soon after. Alternatives: (1) The City might retain the land and go into partnership with another entity and use it for affordable housing. (2) The City could pay to rehabilitate the house and let staff or interns live in it. (3) Use by a non-profit. Vogel said he would ask churches and other non-profits to look at this use. The house could be used as emergency housing, for visiting clergy, etc. That would work well in some situations. HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 5 Office The concept is to use the house as a small commercial office. The entity would be a developer who would buy the property outright, rehabilitate it and use the house as a small office for one or two people. There are 1,500 square feet, which is a good size for an office. The developer would obtain the necessary Certificate of Appropriateness. A garage might not be needed, depending on the type of business being operated. Land use and zoning would be the same as it would be for a residence. A Conditional Use Permit would be needed. Sewer and water hookups are a large expense, and ownership cannot be conveyed without it. Airport noise standards would be slightly different for a commercial use. The office scenario also works best for the wedding planner who wants to hold weddings on the lawn. The wedding party would not interfere with use as an office, which would probably be closed on the weekend. Cost: Over$250,000 to rehabilitate. Parking: There would be no more than eight parking spaces. Additional spaces that are needed can be provided but not paved. Incentives: Federal Tax Credits would work. They can be sold for Investment Tax Credits (ITC). Benefits: (1) This new use is complementary and modifications would all be reversible. (2) Commercial properties pay far more in taxes than residential properties do. Challenges: (1) Have to find an investor who has done this before. (2) The house and garden end up with different ownership, the same as it does with use as a residence. (3) When used as an office, probably not as much problem with the ball fields located nearby. (4) It would have to be marketed creatively. Horticultural Facility House and grounds would be integrated together. Perennial garden plants and heirloom plants would be sold. Classes could be taught. Vogel has been told that with 1-1/2 acres of gardens, the operators could turn a positive cash flow if they have the right plants. Terry Picha explained they would keep some of the old peonies and introduce some new varieties. They would have a "rescue" program where old roses are picked up, replanted and reestablished. They would have an annual sale. Vogel said the best way to make it work is to partner with another horticultural entity. The City would have to continue to be involved. The house could be used as office and sales space. The peony garden and the rest of the gardens would be HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 6 sustainable once they matured, creating a landscaped site. People would be encouraged to come and look at it. Vogel said all the outbuildings would be demolished and probably all of the vegetation on the site would be moved around. A Conditional Use Permit would probably be needed. Parking: Parking facilities for the ball fields would have to be shared. Cost: Vogel said he did not know what the development costs would be. It would depend on how long it would take for the business to be sustainable. He guessed it would cost about$100,000. Incentives: (1) The selling price. (2) The City pays for utility connections and sharing of the maintenance for a period of time. (3) Investment Tax Credits would apply, depending on the status of the purchase or lease. (4) A horticultural facility would be significant, so there would be room for negotiating on some of the costs. (5) Continue public subsidy for a period of time. Benefit: (1) This use would be a benefit to both the City and the facility. (2) It could prove to be a major public attraction. Challenges: (1) Finding the right mix of partners would be important. (2) Risk too high for any of the commercial operators. (3) Significant start-up costs. (4) Negative cash flow for a while. Horticulturists told Vogel the start-up period would be three- to five years. Event Parking: They will need to work out how to share the 120-space parking lot for events. Alternative: Combine this scenario with one of the others because this one would not really require using the house. There would be no problem with someone else leasing it. Hospice Developer would acquire the property, rehabilitate the house and grounds, and construct an addition to accommodate four patients. The house would be used for a day room and office space. Meals are delivered, so there is no need for a commercial kitchen in the house. Cost: $2 million HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 7 Incentives: (1) The selling price. (2) The City paying for utility connections. (3) Investment Tax Credits may or may not be applicable. This is the kind of project where every potential buyer needs a loan. Benefits: (1) City relinquishes control of entire site, including the part of the property under LAWCON restrictions. (2) The addition is removable. (3) There is possible synergy with the horticultural investment scenario. (4) There is a regional need for hospices. (5) A hospice is sustainable because it would generate cash. Challenges: (1) Finding an owner with a track record and a stake in the City. (2) Making the addition architecturally appropriate. (3) Regarding public access to the site, most people in the hospice industry have no problem with public accessibility. They would probably not object to having a trail across the back of the property. The families of patients would likely use the trails and gardens. (4) Noise issue from the airport is the only negative. If some of that can be mitigated, use as a hospice would be possible. Perhaps landscaping would help to provide a buffer. Vogel said the report with these scenarios must be sent to the SHPO by September 14 for review. After that, the SHPO is expected to release the grant funds. The management plan goes along with the reuse study material. He said he would work with the City Manager on determining when the report should be brought to the City Council for consideration. Vogel said he is sure that when it is introduced to the Council, proposals will start to come in. That would probably be in November or later. Adams said it would be disappointing not to have public access. In most of the scenarios it would be limited, at best. She said she likes the horticultural use idea, which would allow public access and might not involve selling the property. However, she noted that what the HPC is trying to do most is to save the historic building, so perhaps that will happen even if ownership and access are eliminated. Gertz said he and Adams would be giving the Council an update on the reuse study at the Council's September 18 meeting. B. GLEN LAKE CHILDREN'S CAMP UPDATE Gertz asked the Commissioners to look over drawings of an Eagle Scout shoreline construction project near Birch Island Lake, which would provide storage and sheltering needs for the camp's lake users. It is a remodeling of, and addition to, HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 8 the existing shelter. The structure is within the shoreland management area adjacent to the lake, and would require a variance due to the proposed structure's size of 288 square feet, which exceeds the allowed maximum of 250 square feet. Gertz has prepared a variance request, copies of which he sent to Friendship Ventures and the SHPO. It will be heard by the Board of Adjustments and Appeals on September 27. The Scout will present the plan to the Board. If approved,he is scheduled to begin at the end of September. Gertz said Friendship Ventures is happy about the project. They want to increase the size of the shelter because they need a place for staging to deal with individuals in wheel chairs. For that reason, the variance is being presented to the Board as a hardship. McPherson pointed out that the existing structure has 6" x 6" posts that will be reused for the new shelter, but the proposed posts shown on the drawing are three 2" x 6" posts, bolted together. He wondered why they don't match the original posts so it all looks the same. Gertz said he had not noticed that and will talk to the Scout about his rationale for doing it that way. Gertz said the Watershed District has started raising the lake. When the lake level is raised up to its historic levels, this shelter will be ten feet back from the shoreline. C. PRESERVATION ORDINANCE UPDATE Gertz said he has not done any more work on updating the City's ordinance this past month. He believes the best thing for him to do at this point is to finish it up in draft form. VI. NEW BUSINESS A. SMITH HOUSE (DUNN BROS.) UPDATE Adams said she went to the City Council meeting at which the City staff was directed to look at the possibility of selling the Smith House and to get an appraisal. Adams reported that on Scott Neal's blog there is a report from the Budget Advisory Commission (BAC). The BAC recommends (a) no further historic sites be acquired at this time, and a motion to this effect was approved unanimously by the BAC. Neal's response in his blog is that he does not concur with the recommendation. He knows of no historic sites that are proposed for purchase. The Council will always have the final decision on future purchases of real property. The BAC recommends "(b) that a review of ownership of historic properties be conducted to determine if title could be transferred to a unique business or a HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 9 historical society. Since these have a historical designation they would continue to be protected." A motion to this effect was approved. Neal's response is he concurs with that action and has directed staff to prepare an analysis of all of the properties. Adams said people should know the properties are not 100 percent protected. Gertz said historic preservation as a program is being scrutinized. This is a time for the Council to make good decisions. The presentation to the Council of these proposals on reuse of the Cummins house has to be well prepared. The opportunity for Adams and Gertz to address the Council in September will be a good chance to talk informally about what they are going to present in a more formal format later in the fall. Gertz distributed some incomplete plans that are being worked on to enlarge the parking lot and add an exterior egress stair to the upper level of the Smith House. Ann Schuster, who holds the Dunn Bros. franchise, would like to consider an option of renting out some upper rooms, and asked Gertz to look into adding an exterior egress. However, these plans are on hold because City staff is exploring the possibility of selling the property. Gertz said he would let the Commissioners know if and when these projects are considered again. B. LETTER"HERITAGE PRESERVATION IS WORTH YOUR SUPPORT" Adams said she wrote the letter for the Historical Society that could be spread out to the general public and to the decision-makers in the community. It could come from both the HPC and Historical Society, if the Commissioners agree. She has asked Kathie Case to check with members of the Historical Society to find out if they are comfortable with it. Adams said she has sent a "Commentary" to the newspaper under her name. She asked for support from the Commissioners for the statement and welcomed their comments. MOTION: Higgins moved, seconded by Akerlund, that the HPC recommends that the statement regarding the value of historic preservation programs be submitted to the newspaper for publication and for distribution. Discussion followed. Muehlberg said the statement is good overall. He suggested adding the report from the Budget Advisory Commission. Adams said the value in the statement is to correct information that is being circulated, hoping the information she provided would be followed up. Motion carried 6-0. C. SUNBONNET DAY Sunbonnet Day is on Sunday, September 9. There will be the usual entertainment and outdoor activities for kids. Scout Troop 695 will do the concessions. Terry Picha will have a farmers market. One feature will be a rather large, but small- HERITAGE PRESERVATION COMMISSION MINUTES August 20, 2007 Page 10 scale farm exhibit in a trailer that people can look at, which has been at the State Fair. Akerlund said he would talk to Werts about bringing in farm machinery. D. EXPANDING USE OF CITY WEB SITE Adams said another BAC recommendation is that "Life on the Prairie" be the primary media used by the City, and that expanding the Web site should not be pursued. The City Manager concurs with the recommendation and has begun with the implementation. Adams said that means the HPC would not have the virtual tour of historic homes it had hoped to have. However, the HPC could apply for a grant to support some type of educational piece for historic sites. VII. ADJOURNMENT MOTION: Higgins moved, seconded by Muehlberg, to adjourn the meeting. Motion carried 6-0. Adams adjourned the meeting at 9:55 p.m.