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HomeMy WebLinkAbout2015 01-13 HPB Packets Regular AGENDA EDINA HERITAGE PRESERVATION BOARD REGULAR MEETING EDINA CITY HALL, 4801 W. 50TH STREET TUESDAY,JANUARY 13, 2015, 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF THE MINUTES: December 9, 2014 December 17, 2014 - Special Meeting V. COMMUNITY COMMENT During"Community Comment"the Heritage Preservation Board will invite residents to share new issues or concerns that haven't been considered in the past 30 days by the Board or which aren't slated for future consideration. Individuals must limit their comments to three minutes.The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on tonight's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Board to respond to their comments. Instead, the Board might refer the matter to staff for consideration at a future meeting. VI. REPORTS AND RECOMMENDATIONS A. Certificates of Appropriateness I. H-15-I 4513 Bruce Avenue - 2nd story addition to street facade & changes to the front entry • VII. OTHER BUSINESS A. Committee Report - Policy#I3 Evaluation, clarifying definitions and notification policies VIII. CORRESPONDENCE AND PETITIONS IX. CHAIR AND BOARD MEMBER COMMENTS X. STAFF COMMENTS XI. NEXT MEETING DATE: February 10, 2015 XII. ADJOURNMENT The City of Edina wants all residents to be comfortable being part of the public process.If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927-8861, 72 hours in advance of the meeting. MINUTES Special Meeting of the Edina Heritage Preservation Board Edina City Hall — Mayor's Conference Room Wednesday, December 17, 2014 7:00 p.m. I. Call to Order 7:00 P.M. II. Roll Call Answering roll call was Chair Weber and Members, Moore, Sussman, McLellan, Mellom, O'Brien, and Student Member Otness. Absent were members Christiaansen and Student Member Druckman. Staff present was Senior Planner,Joyce Repya, and Chief Building Official, David Fisher. III. Country Club District: Policy 13 - Clarifying Plan of Treatment and Requiring HPB Notification for Events of an Extraordinary Circumstance involving Threats to Public Health or Safety so as to Necessitate Demolition Chair Weber explained that there were several reasons he called for a special meeting of the board: 1. The complete demolition of the home at 4505 Arden Avenue took the HPB by surprise. 2. The HPB expressed the need to establish a notification process to alert the board and surrounding neighbors when a change to an approved COA occurs. 3. The builder of 4505 Arden Avenue had wanted to tear down the home since 2010, and he is now advertising on a blog that he can work through the system to get a house torn down, making way for new construction in the Country Club District. Mr. Weber pointed out that the board recognizes there are homes in the district with deficiencies, and after the miscommunication with 4505 Arden Avenue, now is a good time to establish policies to address potential problems in the future. Member O'Brien opined that it is important for the HPB to immediately establish a policy that provides a process for notification of the board prior an activity occurring that does not comply with that which was approved through the COA process. He added that a comment was made that the issue with 4505 Arden Avenue home was an anomaly; however he disagreed, pointing out that a home is for sale on Bruce Avenue that could easily fall prey to a contractor that will be looking for a way to justify its demolition. Especially since the 4505 Arden contractor is touting his ability on a blog site to work through the District's Plan of Treatment process to provide for new construction. Member O'Brien then presented the following amended Policy#13 that was revised from the Draft policy adopted at the December 9th HPB meeting: Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 Policy 13: Country Club Heritage Landmark District City a. The Country Club is designated and zoned as the Country Club Heritage Landmark District ("Landmark District"). Pursuant to the applicable plan of treatment, homes within the Landmark District which were built from 1924 to 1944 are heritage preservation resources ("Heritage Resources"). b. The applicable plan of treatment provides, among other things, that: i. The primary purpose of the Landmark District is the preservation of the existing historic house facades and streetscapes. ii. The preferred treatment for Heritage Resources in the Landmark District is rehabilitation defined as the act or process of making possible a compatible use for a property through repair, alteration, and additions while preserving those portions or features which convey it's historical, cultural, or architectural values. One of the stated standards for rehabilitation is that deteriorated historic features will be repaired rather than replaced. Certificate of Appropriateness The city mandates that no COA will be approved for demolition, in whole or in part, of any Heritage Resources unless the applicant can show: a. The property is not a heritage preservation resource; or b. The property no longer contributes to the historical significance of the Landmark District because its historic integrity has been compromised by deterioration, damage, or by inappropriate addition or alteration. The city additionally mandates that a certificate of appropriateness (COA) be issued before any city permit is issued for demolition and new construction of any principal dwelling or detached garage within the Landmark District. The city defines demolition to include the physical alteration of a building that requires a city permit under circumstances where: a. 50% or more of the surface of all exterior walls in the aggregate are removed; or b. 50% or more of the principal roof structure is removed changing its shape, pitch or height. Actions I. In the absence of extraordinary circumstances involving threats to public safety, which circumstances result in an order to demolish by the city building official, no demolition, in whole or in part, of any Heritage Resource shall proceed. 2. In the event of an extraordinary circumstance involving threats to public health or safety so as to necessitate demolition, in whole or in part, of a Heritage Resource, the 2 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 applicant shall immediately notify the city and the HPB. The HPB staff liaison/planner, in turn, shall thereafter notify the HPB and surrounding neighbors of the applicant's notice and shall also immediately further notify the HPB and surrounding neighbors of any mandate of the city building official pertaining to demolition of the Heritage Resource. 3. In the absence of extraordinary circumstances involving threats to public health or safety, any change in the scope or amount of work to be performed on a Heritage Resource, shall require submittal of an application for a new COA in accordance with all governing provisions. 4. Neither the HPB staff liaison/planner nor the preservation planning consultant for the HPB/city is authorized to deviate from this policy. Mr. O'Brien pointed out that the proposed policy focuses on the plan of treatment, and restates the language addressing demolitions in the District. He added that he believed it to be incumbent to clearly define the board's stance relative to demolitions. Member McLellan agreed with Member O'Brien, but stated that he would like to see more detail regarding notifications with reference to the timing of the notice prior to a demolition. Mr. McLellan also wondered if an education process between the building official and the HPB could be initiated to help the board better understand facts surrounding a potential decision affecting a property in the district. Member Sussman provided the board with a draft Policy#I3 he created entitled "Clarifications Related to Existing Conditions" which included six actions he found lacking in the draft policy adopted on 12-9-14. Mr. Sussman pointed out that Member O'Brien had done a good job of using the plan of treatment as a guide for the policy he was proposing. However, he cautioned that the policy's reference to "no demolition in whole or in part" could become problematic when compared to how the plan of treatment has been interpreted. He also pointed out that it is important the policy not contradict decisions required by the building official. Member Weber agreed with Member Sussman, pointing out that with Member O'Brien's proposed policy, one could interpret the "no demolition in whole or in part" to infer that a window could not be replaced, or a roof may not be replaced, and that was not the intent of the City Council when the plan of treatment was adopted in 2008. He added that he finds the plan of treatment to be contradictory, because while it references that "no demolition in whole or in part" would be allowed, it also provides for removal of existing siding, roofing, trim, fascia, soffit, eave, moldings, windows, and doors which would all be classified as "demolition". Discussion ensued regarding the responsibility of the HPB to interpret the plan of treatment. Board members recognized a need to better define the term "demolition in whole and in part" 3 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 so as not to contradict the portion of the plan that allows for partial demolition of a building's elements without a COA was discussed. Member Moore opined that the plans approved for 4505 Arden Avenue set up a situation that became a slippery slope due to the changes that were allowed on the front facade. He explained that by allowing the front entrance and chimney to be moved, that change became problematic when the foundation too needed to be replaced. Member O'Brien observed that it appears that there are additional issues regarding the details of the notification and definitions that need further discussion. However, he encouraged the board to adopt his proposed Policy#I3 which sets out the language from the Plan of Treatment and includes the requirement for HPB and neighbor notification in the event there is a change to an approved COA. The board agreed that although further work relative to the notification details and definition of terms would be helpful, those issues were too involved to be addressed during the specialecial meeting. Planner Repya suggested that a committee of HPB members be formed to take on the task of fine tuning the notification details, definition of terms and consideration of Member Sussman's recommendations for "Clarifications Related to Existing Conditions". Following a brief discussion, Member Moore moved for form a committee to work through the details of the notification process and provide clarity for the definition of"demolition in whole or in part" and "existing conditions". Member McLellan seconded the motion.All voted aye. The motion carried. Members Sussman, Mellom, McLellan and Student Member Otness agreed to serve on the committee. Member McLellan was chosen to serve as the committee's chair. Getting back the Policy#I3 proposed by Member O'Brien, Member Sussman raised concerns that the policy does not follow the format of the previous policies; and as the discussion has shown does not address all of the existing concerns. He pointed out that the board has an opportunity to clearly state the policies, but it needs to be done carefully and not in haste. Member O'Brien observed he believed not taking action on the policy was shirking responsibility, since there are other properties in the district that may be in a similar state of neglected maintenance as 4505 Arden; and potential targets for demolition. Student Member Otness stated that he understood the reason for the special meeting was to address a lacking notification requirement in the plan of treatment. He added that he did not 4 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 see a need to rush to a decision on Policy#I3 since the "Actions" set out in Policy#5 clearly define that a demolition will not take place in the district unless the HPB has considered a proposal through the COA process. Reviewing the language provided in the proposed policy, Planner Repya suggested that under "Action" 2, the requirement that the applicant notify the city and surrounding neighbors regarding in event of extraordinary circumstances be changed to only require notifying the city - the city will then notify the neighbors. Member O'Brien agreed with that suggested change. Member Weber questioned "Action" #I, pointing out that the language lacked the exact reference from the plan of treatment which provided for a demolition in the absence of extraordinary circumstances and could be misinterpreted. He suggested that as stated in the plan of treatment, "unless the applicant has previously shown that the property has been compromised by deterioration, damage, or by inappropriate additions or alterations" be added to the end of the statement - otherwise the statement would flatly not allow demolitions regardless of circumstances. Member O'Brien agreed to include all of the language from the plan of treatment as proposed by Member Weber. Following a brief discussion Member O'Brien moved approval of the proposed Policy#13 to include the changes proposed by Planner Repya and Member Weber, and to replace the Draft Policy #I3 adopted at the December 9, 2014 HPB meeting. Member McLellan seconded the motion. Members Mellom, Moore, McLellan and O'Brien voted aye. Members Sussman and Weber voted nay. The motion carried. (A copy of the approved Policy#I3 is included at the end of these minutes.) IV. David Fisher, Chief Building Official - Discuss Role of Building Inspections relative to managing the Country Club District's Plan of Treatment David Fisher explained that among his many duties, he is responsible to ensure that all structures in the City of Edina meet the life and safety requirements of the building code. Relative to the home at 4505 Arden Avenue, he received a structural engineer's report citing that the home's foundation and footings were inadequately constructed, performing poorly, and required full replacement. Prior to making a decision, a site visit was performed which proved the validity of the engineer's report. A letter was then provided to the contractor confirming that the footings and foundation needed to be replaced. The contractor responded that it was his intention to remove what was to have remained of the original framing of the home, which was authorized because the COA approved plans for the rebuilt home were not changing. 5 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 A discussion ensued regarding the chief building official's responsibilities as they pertain to the work of the HPB. Several board members opined that even though the plans for the rebuilt home weren't changing, the treatment of the original home was affected, warranting in-put from the HPB. Member Sussman pointed out that he understands that ultimately the HPB must adhere to the chief building official's decisions, however he hoped that in the future a conversation between the board and building official will take place which may not change a decision, but provide the board with an understanding prior to an action such as a demolition takes place. Mr. Fisher agreed that better transparency between his office and the HPB when decisions affecting properties in the Country Club District occur is one of the lessons that can come from this project. He believed that the decision he made relative to the home at 4505 Arden Avenue was a sound one, however he also understands why the HPB would want to be aware of such decisions so they aren't surprised and put in a reactionary mode. Board members thanked Mr. Fisher for attending the meeting and informing them about the chief building official's responsibilities regarding life and safety issues. They also appreciated his understanding their need to be informed when changes to a building permit occur with a Country Club District home subject to an approved COA; and stressed that they looked forward to working more closely with him in the future. V. Address a Contractor's Blog Site Encouraging Construction of New Homes in the Country Club District Chair Weber observed that since the tear down of the home at 4505 Arden Avenue, the contractor has now created a blog site inviting people interested in building a new home in the Country Club District to contract with his company because he can make it happen. The blog includes much of the language from the plan of treatment; however it also provides the contractor's personal interpretation of the plan of treatment which includes misleading and incorrect information. Board members discussed their concern with the inaccurate information encouraging people to look to the Country Club District if interested in building a new home in Edina. Some wondered how the HPB should respond. Planner Repya suggested that responding to the blog directly was not a good idea. However, she su_:ested that the board create an article for the "The Advisor", a blog of the boards and commissions on the city's web site which could be linked to the Country Club District's page on the HPB site. In the blog article, the board would have an excellent opportunity to educate the public by clarifying the Plan of Treatment regulations which provide for the construction of new homes for non-historic resources (built 6 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 after 1944) or for properties identified by professional documentation as being "compromised buy deterioration, damage, or by inappropriate additions or alterations". Board members agreed that education was an appropriate approach. Chair Weber and Student Member Otness offered to write an article explaining the regulations controlling the construction of new homes in the Country Club District which he would have staff and the HPB review prior to posting. The board thanked Members Weber and Otness for taking on the task. VI. ADJOURNMENT 9:10 p.m. Respectfully submitted, Joyce R.epya 7 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 Policy 13: Country Club Heritage Landmark District City c. The Country Club is designated and zoned as the Country Club Heritage Landmark District("Landmark District"). Pursuant to the applicable plan of treatment,homes within the Landmark District which were built from 1924 to 1944 are heritage preservation resources ("Heritage Resources"). d. The applicable plan of treatment provides, among other things,that: iii. The primary purpose of the Landmark District is the preservation of the existing historic house facades and streetscapes. iv. The preferred treatment for Heritage Resources in the Landmark District is rehabilitation defined as the act or process of making possible a compatible use for a property through repair, alteration, and additions while preserving those portions or features which convey it's historical, cultural, or architectural values. One of the stated standards for rehabilitation is that deteriorated historic features will be repaired rather than replaced. Certificate of Appropriateness The city mandates that no COA will be approved for demolition, in whole or in part, of any Heritage Resources unless the applicant can show: c. The property is not a heritage preservation resource; or d. The property no longer contributes to the historical significance of the Landmark District because its historic integrity has been compromised by deterioration, damage, or by inappropriate addition or alteration. The city additionally mandates that a certificate of appropriateness (COA) be issued before any city permit is issued for demolition and new construction of any principal dwelling or detached garage within the Landmark District. The city defines demolition to include the physical alteration of a building that requires a city permit under circumstances where: c. 50% or more of the surface of all exterior walls in the aggregate are removed; or d. 50% or more of the principal roof structure is removed changing its shape, pitch or height. Actions 1 In the absence of extraordinary circumstances involving threats to public safety,which circumstances result in an order to demolish by the city building official, no demolition, 8 Edina Heritage Preservation Board Special Meeting Minutes December 17, 2014 in whole or in part, of any Heritage Resource shall proceed, unless the applicant has previously shown that the property has been compromised by deterioration, damage, or by inappropriate additions or alterations. 2. In the event of an extraordinary circumstance involving threats to public health or safety so as to necessitate demolition, in whole or in part, of a Heritage Resource, the applicant shall immediately notify the city. The HPB staff liaison/planner, in turn, shall thereafter notify the HPB and surrounding neighbors of the applicant's notice and shall also immediately further notify the HPB and surrounding neighbors of any mandate of the city building official pertaining to demolition of the Heritage Resource. 3. In the absence of extraordinary circumstances involving threats to public health or safety, any change in the scope or amount of work to be performed on a Heritage Resource, shall require submittal of an application for a new COA in accordance with all governing provisions. 4. Neither the HPB staff liaison/planner nor the preservation planning consultant for the HPB/city is authorized to deviate from this policy. Adopted at a special meeting of the Heritage Preservation Board on December 17, 2014. 9 , 12 A HERITAGE PRESERVATION BOARD ° � CERTIFICATE OF APPROPRIATENESS EA, gig �y° STAFF REPORT ‘,706=4,„°' ,,• 1888 Originator Meeting Date Agenda # VI. A.1. Joyce Repya January 13, 2015 H-15-1 Senior Planner APPLICANT: Christine Albertsson AIA for Erin & Leonardo Rapallini LOCATION: 4513 Bruce Avenue PROPOSAL: Certificate of Appropriateness for: • Changes to the front entry canopy • A 2nd story addition to the south side of the home visible from the street facade. RECOMMENDED ACTION: Approve the Certificate of Appropriateness Request Subject to Conditions INTRODUCTION & BACKGROUND: The subject property, located on the east side of the 4500 block of Bruce Avenue consists of a Colonial Revival style home constructed in 1924. The subject Certificate of Appropriateness (COA) request includes changes to the flat roof of the front entry canopy, and a second story bedroom addition over the single story sunroom on the south side of the home. Front Entry Canopy The plans for changes to the front entry canopy include replacing the flat roof with a gable form and new larger columns and crown molding to provide more authentic colonial character to the home. Second Story Addition The plans for a bedroom addition over the existing sunroom on the south side of the home measures approximately 160 square feet in area. The addition has been designed to be set in from the south wall of the sunroom which does not meet the required 5 foot setback from the south property line. A hipped roof is proposed over the nonconforming portion of the sunroom thus reducing the height at the side yard. The roof of the addition is shown to tie into the roofline of the original home, and the addition is shown to include cedar lap siding and asphalt shingles to match the home. The plans also include new windows and the removal of the existing shutters on the second story shed dormer above the front entry. • COA H-15-1 4513 Bruce Avenue January 13, 2015 PRESERVATION CONSULTANT ROBERT VOGEL'S COMMENTS Upon reviewing the proposed plans for the second story addition and changes to the front entry, Consultant Vogel provided the following evaluation: The subject property is a Colonial Revival style house built in 1924 for Percy and Nellie Asselin. A two-story rear addition was built in 1977. In its current condition the house represents a good example of mid-20th century suburban vernacular architecture and is typical of colonial revival style-influenced homes built in Country Club during the district's period of significance (1924-1944). While it is not individually eligible for Edina Heritage Landmark designation, the subject property has been evaluated as a contributing property within the Country Club Heritage Landmark District and is therefore considered a heritage preservation resource. The proposed second-story addition and new front entry porch require a COA because the new construction will alter the façade. The applicant also proposes to replace the existing windows, which is considered a historically important character defining feature. Standards for rehabilitation allow for alterations which make possible "an efficient contemporary use while preserving those portions or features of the property which are significant to its historical, architectural, and cultural values." The proposed work does not involve destruction of any of the house's major architectural features and will have minimal impact on the historic character of the district as a whole. Based on the plans presented, the new bedroom addition over the existing sun porch on the south side of the house will be compatible in size, scale, proportion, massing, and historic character with the rest of the historic house. The new front porch and doorway are architecturally similar to those found in other colonials in the district and the historic character of the subject property will be maintained. In my opinion, the proposed work meets the Secretary of the Interior's standards for rehabilitation. Ordinarily, it would be preferable to repair rather than replace the historic windows. However, replacement can be necessary due to advanced deterioration. If that is the case, the replacement window system referenced in the COA application meets historic preservation standards. However, historic integrity would be better maintained by repairing and reusing the original wood windows. Mr. Vogel concluded that approval of the COA application is recommended subject to the plans presented. Regarding the proposed replacement of the home's windows, the applicant responded to Mr. Vogel's comments by explaining that the windows at 4513 Bruce are generally in poor condition, and she believes are beyond reconditioning (especially on the second floor) due largely because they have not been maintained over the years. The plans call for Marvin Integrity replacement 2 COA H-15-1 4513 Bruce Avenue • January 13, 2015 windows with divided lights. The pattern does not match the existing window pattern, but are actually more in keeping with the traditional Colonial Revival style than the more Prairie inspired small squares in the corners of the existing. The applicant added that the 2 over 2 divided light pattern proposed is also more cost effective. STAFF RECOMMENDATION & FINDINGS: Staff concurs with Consultant Vogel's evaluation as well as the additional comments regarding the replacement windows provided by the applicant; noting that the plans depict changes that appear to be compatible with the original structure and do not change the scale and character of the historic home. Approval of the COA is recommended subject to the plans presented. Findings supporting the recommendation include: • The plans provided with subject request clearly illustrate the scale and scope of the project. • The second story addition on the south side will be compatible in size, scale, proportion, massing, and historic character with the rest of the historic house. • The changes to the front porch and doorway are architecturally similar to those found in other colonials in the district and the historic character of the subject property will be maintained. • The information provided supporting the subject Certificate of Appropriateness meets the requirements of the Zoning Ordinance and the Country Club District Plan of Treatment. Deadline for City Action: February 12, 2015 3 • Y 1��. .. s teaa' ta k'(*' 114t ��]�[�� •f=`�bRRYm,gcl' • J )(sem '- / 1858 Case Number: , I H I J Date: /2- 2- 1- EDINA HERITAGE LANDMARK Fee: * (CO cs Planning Department 4801 West Fiftieth Street* Edina, MN 55424* (952) 826-0462 FAX (952) 826-0389 Application for : CERTIFICATE OF APPROPRIATENESS FEE: $600.00 $1,200.00 New House Property Address: 4 1 3 3 r14Cef�Y�_ 0147--- APPLICANT: Name: C t / --lI .?/1.41 (: ,,..- / 4-(ka"' sem► ivki r t izh, ee. ' ` f4_, �.i�� .�j //,t. tJ 44A/ 4v54t0y Address: 21 0P £it'd 4f: .1 , Ft'�'i Z hone: (02- c323 D7 '3 ".x/ ' / 1 PROPERTY OWNER: Name: (. 1'1(14- .r ,`'-.0-1.,14 0 r 1,1 t Address: f3 /V'AC.e /4-6 Phone: 7 673 370 °4-37 Legal Description Of Property: -(f- Z S 1 8/DI3 7Vh r {)-ii ( fib �S` tik- © 'I :epi Zoning: . .1 P.I.D.#: (8- OZ$ -24--/-2- --(C7GI- Explanation Of Request PYA?Of e t 0 R e 4( s k-( Si v >P? l '.r d 0 v 47 O'v --ext ri- Slit✓t lin411, 3' i,'' ' ll' '/' ,6)./-J -t- C/4 Gt,4A-.e?i . °ko 01'014 e or 61111 -re'1 (Use Reverse Side Or Additional Pages If Necessary) Is A Variance Required: fres nNo Architect Name: SAV//5/7h,es R t rfrt 1 7/l'4 Phone: C,/2- 0 / / q7/, -- o ��,1 f E , Ho d DY Surveyor Name: a v`!'i r ` do -, Phone: 611;2 o a ` l T. roperty Owner's Signature (Date)' Applicant's Signature (Date) Revised: 612010 Christine L.Albertsson AIA/Todd P. Hansen AIA atieo Albertsson Hansen Architecture,Ltd. 2800 Lyndale Ave.South Suite 220 Narrative Minneapolis,MN 55408 tel 612 823 0233/fax 612 823 4950 Date December 29, 2014 Project Rapallini Remodeling Subject Certificate of Appropriateness Attn: Edina Heritage Preservation Board 4513 Bruce Avenue 4513 Bruce Avenue is a colonial style home built in 1924. The house needs updating. We intend to restore the house in line with traditional colonial homes as detailed below. Summary We are proposing to update the home's exterior in a manner consistent with colonial style houses, and add a modest addition 116 feet by 10 feet) over the existing sunroom to the South to allow for a 4th bedroom. We will also repair the existing wood siding with cedar wood siding, replace the windows with Marvin windows, and change the roofline over the front entryway. Proposal Front Facade: We are proposing to rebuild the roof over the front entrance with a gable form and new larger columns and crown molding to give more authentic colonial character to the home. The existing sunroom does not' meet the required 5'-0" setback on the South side. The new bedroom above will be set in to meet the setback and a new hipped roof will be built over the non-conforming portion of the sunroom reducing the height at the side yard. The existing aluminum shutters are not original to the house and will be removed. Since shutters were originally installed to protect the windows from the elements, we believe it would look out of place to have shutters on only one side of a window.We also considered including shutters on the existing portion of the house to differentiate the original home from the addition. However,we concluded that the banding in the center of the home, together with the roofline change, clearly indicated where the original home ended and the addition began. In addition, we thought that having shutters on half of the side street facade looks incomplete and off-balance as if we had forgotten to finish the job. Since many colonial style homes do not have shutters of their side street facade, including many of the corner-lot houses in the Country Club neighborhood of Edina, we concluded that we were not running afoul of the historical nature of the district by including shutters in the front but not the side of the house. Albertsson Hansen Architecture,Ltd. 2800 Lyndale Avenue South Suite 220 Minneapolis,MN 55408 Page 1 of 2 Inventory List • Windows— Remove original windows and replace with Marvin Integrity Double Hung or Casement, as applicable • Siding—patch, repair and repaint existing wood siding. • Roofing-New asphalt shingles on addition to match existing • New custom front entrance and columns. • Front Door—Traditional Style from Scherer Brothers it Albertsson Hansen Architecture,Ltd. 2800 Lyndale Avenue South Suite 220 Minneapolis,MN 55408 Page 2 of 2 r.i--•••,-T f•d z;c,----_ -_--_ r q i Y4` " 41 . _,....,...., ‘,. . .... • -,...,„ __,.. , 3„ - ,IA ( .f _ _ - • IIi,•*'.,.'.-'',p. i .; i f -,- iI 4 . . ol[ir ,Alli J+ ' _ _ ; 11 i .7 '''',., '.....:.•, 7.7• 1,77,. --'.,''';, '_' ' , '- ''. '... .2.,'''''''''''7' . ' . ;,,.;L:-.',,:---__. -:._-'-. - ,,,.. „\--:.,....,.. Tap Z (r i • -,` ii ( 77 7�, , Y r • �.E :.eq,0----t.F ;',..-,7 ,., z�.'*- - - _ C 7.:_ti-,., ' . . WEST ELEVATION 14- 5 1 5 l3rcAveiue0. - -. • •,,..• . ,v ! ".. 1,0p ---- tea , Jae' d, ^L-'V ``- x+s. mom., '�.L-�r' ,/ u il \ r� A l z •.•';',/5....1,... '':t'--7.- .. : . ' -.-1- r.„:30110 . i ,• r- . .. -7.4 7- " n,. .....4....;:n? 0 r . 1 f " t` ;� rte-- s ` t.74" - id. r. 11 ." --_ 4 Y, • _ N, O• RTHWEST CORNER -11T r , MEMORANDUM TO: Heritage Preservation Board FROM: The Policy Clarification Committee & Senior Planner,Joyce Repya SUBJECT: Evaluation of Policy#13, Plan of Treatment Language, and the Notification Process for New Homes in the Country Club District DATE: January 13, 2015 A committee consisting of members Sussman, Mellom, McLellan and student member Otness was formed at the December 17`h special meeting with the task of re-evaluating the most recent Policy#13 adopted at that evening, as well as addressing in greater detail the meeting notification process and gaining a better understanding of the plan of treatment. Member McLellan was appointed to chair the committee which met on Tuesday,January 6`h. The issues the committee considered at that time were: 1. Amending Policy#13 or proposing a Policy#14 while considering points specifically related to Policy#13 submitted by member Sussman at the December 17th special meeting; 2. Clarifying or further defining the concepts of repair and replacement as opposed to demolition; and 3. Considering additional procedures regarding notice and communication between the HPB and the City and its Building Official as raised in Action 2 of Policy#13. The meeting lasted for two hours as the committee evaluated how to best address the above issues. Following is a brief explanation of the recommendations of the committee with some of the materials attached for the HPB's review: 1. Member Sussman agreed to take on the task of crafting an amendment to the most recent version of Policy#13 (Adopted on 12/I7 and attached to back of minutes.) to ensure that the policy not only reflect the actions recommended by Member O'Brien, but also incorporate the actions Sussman proposed at the December I7`h meeting. Mr. Sussman will have a copy of the amended policy available for the HPB's consideration. The committee also agreed to recommend rescinding action #4 of the adopted Policy which states, "Neither the HPB staff liaison/planner nor the preservation planning consultant for the city is authorized to deviate from this policy." 2. Consultant Robert Vogel provided a memorandum to the HPB where he clarified the purpose of the district's plan of treatment as well as terminology found in the plan. (Attached as #2) 3. A revised notification process was added to the COA "Requirements & Process" information for new homes in the Country Club District. (Attached as #3) LJ MEMORANDUM TO: Heritage Preservation Board FROM: Joyce Repya, Senior Planner SUBJECT: Plan of Treatment Clarification From Preservation Consultant, Robert Vogel DATE: January 13, 2015 Responding to a request for clarification of the language in the Country Club District's Plan of Treatment, Preservation Consultant Robert Vogel provided the following information: The purpose of the plan of treatment is to guide COA decisions - it was never intended to be a policy statement or set of administrative rules, or a substitute for the Secretary of the Interior's Standards for Rehabilitation. By ordinance, COA's are required for the demolition of heritage preservation resources, which is generally understood to mean the tearing down or breaking up of a building or a substantial portion of a building. COA's are not required for remodeling projects and this policy was carefully crafted (after considerable debate) at the time the ordinance was enacted. The "legislative intent" of the city council was quite clear: COA's would not be required for remodeling work. The Country Club plan of treatment attempts to provide a clear, unambiguous definition of the term "demolition" as it applies to the removal of architectural features that are essential to the historic integrity of a heritage preservation resource. As used in the plan of treatment, the term "demolition in part" refers specifically to the total removal of large, historically significant, architectural character-defining features such as roofs, walls, porches, and attached garages. The loss of architectural fabric that results from a rehabilitation, alteration, or remodeling project is not considered partial demolition, either in the context of the state building code or historic preservation practice. If the city had intended to regulate demolition as a by-product of remodeling projects, the ordinance would have included a provision that required COA's for façade alterations and small additions. As written, the ordinance and the plan of treatment are quite clear; the city does not intend to regulate remodeling, repair, or maintenance work. Instead, historic property owners are encouraged to voluntarily comply with general historic preservation standards, which call for preserving historic fabric whenever possible. Rather than trying to tinker with the district plan of treatment or change the city code, the HPB members who wish to eliminate the perceived erosion of historic integrity in Country Club might want to focus their attention on providing more incentives to homeowners and developers to adopt a more conservative approach to retention of historic fabric. Carrots almost always work better than sticks 3 EDINA HERITAGE PRESERVATION BOARD CERTIFICATE OF APPROPRIATENESS APPLICATION COUNTRY CLUB DISTRICT NEW HOME REQUIREMENTS & PROCESS A Certificate of Appropriateness ("COA") is required prior to granting a permit for demolition, moving a building and new construction within the Edina Country Club Historic District. The following summary is intended to illuminate the COA process and to reflect the minimum documentation required from applicants. Each case is specific; the Heritage Preservation HPB ("HPB")may require further information and documentation from the applicant in addition to those items listed below prior to approval of a COA. Additional information regarding the COA application and review process may be obtained from Planning Department staff and the City website. Applicants should expect to work closely with the Associate Planner specializing in heritage preservation matters throughout the COA process. REQUIREMENTS Application: Applications are submitted to the Planning Department. Offices are open Monday through Friday, 8 AM to 4:30 PM. The deadline for submissions is a minimum of three weeks prior to the HPB monthly meeting considering the application. The application will be placed on the HPB agenda for formal review and public comment at its regular monthly meeting. (The regular meeting of the HPB is on the 2nd Tuesday of the month at 7:00 p.m. Meeting dates and application deadlines can be obtained from the Planning Department.) The City will send a meeting notice to neighboring property owners within a 300 foot perimeter of the subject property*. Detailed Application Requirements: All of the following items must be included with this application. An incomplete application will not be accepted. Application fee (non-refundable)Make check payable to "City of Edina" $1,200.00 -Non-heritage resource properties $600.00 -Heritage Resource properties. (If not redesignated,process ends.) $600.00 -If redesignated to NON-heritage resource,process continues. Two (2) large scaleable copies 1/4"= 1'; one(1) electronic copy, and one (1) 11X17 copy of the following drawings or plans: 1. Registered survey showing existing and proposed structures, lot lines, existing and proposed grade,pertinent dimensions, and lot coverage. 2. Aerial photograph of the site (minimum 1:32 scale) or scaled drawing, with the location of all existing buildings, structures and other improvements, driveways, parking areas, sidewalks, landscape features and other defining physical features of the subject property and any neighboring structures within 50 feet of the property lines clearly identified. 3. Landscape plan and schedule in accordance with Edina City Code Chapter 36, Article XII, Division 5, Sec. 36-1437,to include foundation plantings. 4. Elevation drawings of all sides of the new buildings or additions and enlargements to existing buildings including a description of existing and proposed exterior building materials. 5. Exterior scale front façade elevation of the proposed work and the immediately adjacent neighboring homes, accurately depicting the grade, roof and eave lines of neighboring structures in relation to the grade,roof and eave lines of the proposed work, driveway locations and the distances between the structures. Digital photographs of the existing structures on the property and neighboring properties, including: L Front or main façade, as viewed from the public right of way. 2. Adjacent neighboring structures,photographed in such a way that shows the relationship of these structures to the structure in question, as viewed from the public right of way. 3. Adjacent neighboring structures, as viewed from the rear yard of the subject property. Streetscape photographs depicting the existing home and the other properties on both sides of the street on the same block(for context). (These need not be in 8"x10"format.) Building material sample board showing the materials that will be used on the building exterior, including the selection of colors. A narrative summarizing how the proposed home meets the requirements of the Country Club District Plan of Treatment. Design Review Guidelines: The HPB's review of the COA application will be based on the Design Review Guidelines detailed in the Plan of Treatment for the District, the Secretary of the Interior's Standards for the Treatment of Historic Properties,the Comprehensive Heritage Preservation Plan, and the heritage landmark preservation study of the District. The general aim of the guidelines for new construction is to encourage visua compa i Di 1 o t e project wit t e historic architectural significance and visual character of the district. PROCESS Heritage Preservation Resources: Any building, site, structure or object that has been so designated by the Heritage Preservation Board on the basis of its historic associations or historic architectural qualities which add to the significance of the District as a whole. In addition, any home constructed in the Country Club District from 1924 to 1944 is identified in the Plan of Treatment as Heritage Preservation Resources. An updated inventory of heritage preservation resources in the Country Club District is maintained by the Planning Department. No COA will be approved for the demolition,in whole or in part, of any heritage preservation resource in the District unless the applicant can show that the subject property a) is not a heritage preservation resource, OR b) no longer contributes to the 2015 historical significance of the District because its historic integrity has been compromised by deterioration, damage or by inappropriate additions or alterations. Prior to any review of a COA application for demolition or removal of a Heritage Preservation Resource,the HPB will accept evidence and documentation supporting an applicant's claim that a property is not a Heritage Preservation Resource at a regular monthly meeting; the applicant will be charged a$600 fee. If the HPB determines the property is not a Heritage Preservation Resource, the applicant may then move forward with an application for a COA for the new construction. COA Application Review Meetings: Because of the significant potential impact new construction can have on the historic character of the District, and to allow adequate time for public comment and review of the initial submitted plan and any subsequent revisions, a COA application for demolition, removal and new home construction in the District requires at least two mandatory public meetings,held during the HPB's regular monthly meeting times at least one month apart. (This does not include the meeting required to redesignate a heritage resource property to non-heritage resource.) First COA Review Meeting: The HPB will consider a)plans and supporting materials presented by the applicant, b) staff report and recommendation, c)public comment. The HPB may request additional information from the applicant and staff at the second meeting, and will clearly identify any concerns or conditions that must be met prior to the second public meeting or final approval. During the meeting, the applicant or an appointed representative of the applicant will be asked to summarize the project,present building material samples, and answer questions. A representative for the applicant should be qualified to answer questions or the application may be delayed. The applications for demolition and new construction are reviewed by the HPB simultaneously. In some complicated cases, the HPB may decide that a site visit is required to fully consider the proposal. Site visits are made outside of the normal meeting time, at a time determined during the public meeting. Second COA Review Meeting: Upon finding that a COA application meets the requirements and review standards, the HPB may grant approval of the COA at this meeting. All plans must be complete and in final form, including dimensions and selected building materials.Notification of the second meeting is not required if held within one month. Once the application has been reviewed and questions have been answered, a vote will be taken. All motions and business of the HPB are carried by majority vote. The following actions may be taken: • Approved as presented- grant the COA. Proceed with the building permit process after the 10 day appeal period has passed. • Approved with modifications and/or conditions. • Continuation or tabling of an application. In cases where insufficient information is provided, or if the applicant and the HPB agree to continue the case,the application process may be continued to a future named date, for which the applicant will provide a 2015 letter authorizing a continuation of the COA application. If both parties do not agree to the continuance,then the HPB must act by approving or denying the proposal. • Denial of the application. Appeals: Any party aggrieved by a decision of the HPB may appeal by filing a written appeal with the City Clerk no later than ten days after the decision of the HPB. If after ten days,no appeal is filed,the right of appeal shall be deemed waived and the decision of the HPB will be final. The City Council will hear and decide all appeals in the manner provided by City Code. *Notification Requirements: • Notification that the HPB will consider a COA application for a potential demolition/new home will be mailed to property owners within a 300 foot perimeter of the subject property at least 10 days prior to the meeting. • In situations where the chief building official overrides the authority of the HPB and where there are no changes to the building plans approved through the COA process;the HPB and surrounding property owners included in the initial COA mailing list will be notified prior to the commencement of the construction/demolition activity authorized by the chief building official. However, if the building plans approved through the COA process change,the COA must be brought back to the HPB to address the proposed changes. NOTE: ANY CHANGES TO THE PLANS APPROVED for the Certificate of Appropriateness (COA)will require a new COA application and notification of the surrounding properties as required for the initial COA review. The changes from the approved plan must be specifically listed by the builder or architect in that application. 2015 Edina Heritage Preservation Board Minutes December 9, 2014 The board had asked staff to evaluate the steps that led up to the decision to allow the complete demolition of the home and provide some suggestions for providing notification to the HPB and neighbors prior to action being taken when a change to a COA is required. Responding to the board's request for providing notification procedures, Planner Repya provided the board with the following statement: Moving forward, for future construction situations where the chief building official's decision overrides the authority of the HPB, and where there are no changes to the building plans approved through the COA process; when possible, it is proposed that the board and surrounding neighbors who had been included on the COA mailing list be notified prior to the commencement of the construction/demolition activity authorized by the chief building official. However, if the building plans approved through the COA process change, the COA must be brought back to the HPB to address the proposed changes. Member O'Brien appreciated the intent of the proposed statement, however explained that he believed a 13`h policy statement should be added to the "HPB Roles & Responsibilities". Mr. O'Brien then presented the following policy he had crafted which outlined notification requirements for changes to issued COA's: Policy 13: Change in Certificate of Appropriateness (COA): City Code 7111, The Edina City Code provides, among other things, that: a. The HPB shall advise the city on all matters relating to heritage resource preservation; b. The HPB shall review applications for city permits in relation to city heritage preservation landmarks; c. The HPB will make recommendations to the city planner with respect to issuance of a COA. Certificate of Appropriateness The COA is an official document of the city required before any permit can be issued for demolition or new construction in relation to a city heritage landmark. The COA affirms that, in the opinion of the HPB, the proposed activity is consistent with heritage preservation standards and will not have a negative impact on any significant heritage resource. Any change in the scope of the work after a COA is issued requires a new COA. Actions I. Except in extraordinary circumstances involving threats to public health or safety, no partial or complete demolition of any home in the Edina Country Club District built between 1924 and 1944 shall proceed except as specifically authorized in a COA. 2. In those extraordinary circumstances involving threats to public health or safety where partial or complete demolition of any such home is mandated by the city, the HPB staff liaison/planner shall immediately notify the HPB and surrounding property owners. 3. Except in extraordinary circumstances involving threats to public health or safety, any change in work scope/demolition from that specifically authorized in a COA shall require submittal of an application for a new COA with due notice to surrounding neighbors. 4. Neither the HPB staff liaison/planner nor the preservation planning consultant for the city is authorized to deviate from this policy. 2 VIII December 15, 2014 Mayor James Hovland City of Edina 4801 W. 50th Street Edina, MN 55424 Dear Mayor Hovland, Do you recall meeting with us in 2006 to discuss preservation in the Country Club neighborhood? We are writing to update you on a new neighborhood initiative and to get your input—and hopefully your endorsement—of an idea before we approach city staff in the new year. Our renewed preservation activity is prompted in part by the controversial tear-down of 4505 Arden Avenue and the aggressive marketing efforts of that developer, Great Neighborhood Homes. Their website just posted an article titled"Can I Build a New Home in the Country Club District?"that states"The short answer is Yes!!!" and their 2008 home on Wooddale Avenue has a placard in the front lawn stating"This home built by Great Neighborhood Homes"with their phone number. We realized that neighbors who have deliberately invested in their historic homes must respond with positive preservation messaging that celebrates the history, charm and appropriate renovation of our older homes. Our committee is planning an architecture walking tour of Country Club for May 9 at 9:30. We are delighted that the grandson of Country Club's developer, Samuel Thorpe,has joined our first- annual effort to "celebrate the soul of old homes." We will keep Joyce Repya and the Heritage Preservation Board apprised of our plans and will promote the event broadly around town as a great way to celebrate Preservation Month in May. Our committee also wants to add historic designation markers at the two major entries to our neighborhood. A simple sign stating"Historic Country Club District,National Register of Historic Places"would help to celebrate and protect this unique Edina resource. We are investigating designs and prices before approaching city staff in January. Do you approve of this idea or have thoughts on our approach?We welcome your input. Thank you for your attention to our volunteer efforts to support the city's stated planning objective of"preservation of the existing historic house facades and streetscapes" in our neighborhood. Sincerely, Jane Lonnquist Mimi Stake Lynn Wagner 4510 Drexel Avenue 4617 Edina Boulevard 4506 Wooddale Avenue jjlonnquist@earthlink.net stakefam(a,gmail.com wagnerosa@usinternet.com r---- . .... „... loiwy.:74-111RippfrArr- -4,.. ( ,,. .-,. ai,„ ,, t., .„...„ • .. , ... . . . , . . . . . . %., .. .,,,, II. ..., .. . 1 '' (4 , •. "is " 11 - ' •.,.. k, ' . 4,4 .. • ' 41,2 gilv* 111 41 . 1 s,Asa .......... .. _. . .. ... , . . ..,................-- -—................... ..................... .. . ... , ,....... & III . • . #,-, 1 X 4•• , ,*.f.. 1 , . 4:',... pini.1,-•;-"t -,•. ' . . , ... Ai J? ', IP ' , t 7° '-:;. . . cr. _ ,, :. .. . La ; t. 1- - . . 4 _ „ „t . 2 .. , ,,,tr . . t 1 I . I th '-, , Ir. . , . . 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Rapallini Remodeling 2800 Tyndale Avenue S Suite 220 Across the Street 4513 Bruce Avenue Minneapolis, Minnesota 55408 December 29, 2014 Street View Edina, MN 55424 L. tel 612 823 0233 / fax 612 823 4950 S rk . h�k - i .,ti Y fi` r, / ,, px.y,sr wf 54` # r T`s� .+ t �. . mi t•r X, -..--_—,11-, ttb$' a> G •S � p�`�'�+4 4 y,. .a a 'Err # .''1' a / . r tT }, tb�b' X ',-Ly" E ,,� 2 was•r�"" � � ate+ � g4t'.f> ; ztx, � grit' ; "S ,.,r • e - s 7 ,,,,,i4.4-41.,-4 ' '� 4 Ys"" Fly 4 ; '`digs�� -.111,5 ,,, ' v r v ¢y r K. .,a � Architectural Asphalt Shingles Painted Wood Siding Marvin Integrity Windows (to match existing) (to match existing) (white exterior) Rapallini Remodeling ,,,h Albertsson Hansen Architecture, Ltd. 2800 Lyndale Avenue S Suite 220 Exterior 4513 Bruce Avenue Minneapolis, Minnesota 55408 Material Palette Edina, MN 55424 December 29, 2014 tel 612 823 0233 / fax 612 823 4950 -r- - - - 1 LI-GAL DESCIPTIO\ : LOT 28 x 1 < ' • Lot 25, Block 3, COUNTRY CLUB DISTRICT FAIRWAY SECTION, • J E Hennepin County, Minnesota. IRODN-'I 34.2 i I z ° - O O 6 o __ �U o vi FINISHED FLOOR__- I ________- h. ' EXISTING HOUSE z E L- Q) CE\ E�A L \ OYES: ELEV.=898.16 ` V) > c r- ' .� s_ 1. The bearing system used is assumed. 36.4 0 I 1 =U Q O W N _ L(7 LO & 2. The location of the underground utilities shown 38.9 I JD S J� I > o hereon, if any, are approximate only. PURSUANT TO FND FNDIMIMiliD 5" o MSA 216D CONTACT GOPHER STATE ONE CALL AT PK NAIL-� >- 0 _,c co 3I ,1iii IRON rcn �•'= 00 00 (612) 454-0002 PRIOR TO ANY EXCAVATION. FINISHED FLOOR \ 'F - ,_: = - fX o 1"0 o = S C �. N N '_ ELEV.-898.93 Q Q o o in rn E N 3. Site area = 6,717 square feet = 0.154 acres. I �9 32-g-- I l _I o-m `.�.w 4. This survey was made on the ground. �2�c 893aO93�c .§-..I - //// �� FINISHED FLOGR J �9 0 �9s EXISTING HOUSE ` // ELEV.=897.54 5. No current title work was furnished for the " 9 •R QI preparation of this survey, legal description, FND 9o- �9 /� r FINISHED FL1 0R' recorded or unrecorded easements and DRILL HOLEI`, a2 _ �_34.8__-sem STEPS i/ I ELEV.=89 .65 encumbrances are subject to revision upon receipt \-�'9� X895.5 I I I� of current title work. I - c: N W '00F 895.9X �9e ��,��9 6 moo,° �9� \3 \\ WALL-1 x .. • �m 896.;2 •0i � X��co II X ���E IRO - -// 6. Elevation datum is based on NAVD 88 data. ` _ _, r,�. ,, 100.000 (NAVD 88) = 99.814 (NGVD 29 I o� - ' a,. 8 0,..- I I •9&� 6.°.1 cr '/ ::: N , - - ) 9� s� --_ 1. ;. y `' 'v 217-, :9 Bench mark is located Top of Nail t •s -� .� •_6 32.8\-_ al7f�Ar�,� : 'b A (AS SHOWN ON SURVEY) I 892.770 - 6si .� i V/�� � � Xs z ' /oi Co 1 >__ - Elevation = 893.16 92 ,"3• STEPS 1 V' �C s - ���� c V' NI W z W I 6.92 r'; 8� 69J - AREA096.% ,'>°J,"-,714".04:, f!> P/'. � 896QU\... :: 1 • 2f•-i \,,0 LEGEND > J 8c 1 i�� ,�►,`k `9 (9, • ,o, �_FOUND Found Property Monument Q W }Y -___310 e � � 99 s X B ' I SET--..,1/4. IRON Set Property Monument Cl) _ 2S - - %%_•.L. `✓•.� s•� h- GREEN89 IRON (Minn. Reg. No. 23677) Q Q wo6 s' WI �j .� �'7M. a �°,2 :9605 Xq' �° Abs REAA�°9 I Concrete 7 < I1 ¢8.. w° �9 �h'�� ;��g� P:, 896.0�_�° RR I _ Concrete Curb r� (Y 0 W W G' � ?. I ...�.. -__• x x x :Li Fence /r� U z 89 415' jL o...ig''. ...d; o o ..-6:1,,.,,, 6',.%...,q7i i i ./ 6.1 FNDI ~ v I ?4 op„ •. •, :tr vi?,� 69 V �/GARAGENAIL -- - Overhead Electric OO�• • I 6° n, a I 89.:: ... D,6.. s X - moUnderground Electric Q X0 / ' . L-FN ' e s \` -�� Underground Telephone U < CC CO II 60 9° I IRON9cbcp. / . \ �� \��� �� I w c� GaWater I EXISTING SHOUSE , ADDITION/ ~ ��/ '` I w v¢- Sanitary Sewer e9? 36.7 /// NEW ROOF I cs, r ` �--__��__ \\ vF - Storm Sewer 9 X i , \ �, O © Electric Meter Q 2`"c9 9 I �,/ �� FINISHED FLOOR I ❑E Electric Box I I I' / �i� ELEV.=896.59 ® Electric Manhole I ULLI I HSJ BENCHMARK i - - 0 PowerdraPole z TOP OF NAIL �f-- Hydrant ELEV.=893.16 i' _ ® Unknown Manhole (/) moi' 35.9-- FND 0 Gate Valve I O LJ I \-FND ® Catchbasin I FINISHED FLOOR_�/ I IRON / IRON ® Catchbasin ELEV.=898.42 I ® Air Conditioning Unit - ww Window Well ___„-- EXISTING HOUSE �� I ` 16 Deciduous Tree (Dia. in In.) 00 O� FINISHED FLOOR ,-- Q C E TI F I C A TI 0\ . ELEV.=895.20 I i 8S Coniferous Tree (Dia. in In.) I a ` I I hereby certify that this survey, plan or report FINISHED FLOOR_ -//-38=2---- i� Light Pole was prepared by me or under my direct supervision ELEV=896.02 ® Gas Meter Lr) and that I am a duly Registered Land Surveyor 8 Telephone Manhole M I under the laws of the State of Minnesota. m Telephone Box \s-FND V ® Water Manhole ® Sanitary Manhole 00 September 11, 2014 IRON Date: CD Storm Manhole Thomas E. Hodorff �0 - - - -906- -- - - Existing Contour E Minn. Reg. No. 23677 f N- X 934.37G Existing Spot Elev.Existing Spot Elevationter Q'' I z N 1Z. ,--• 3 N CAD File: 2014419.DWG , Revision History. Path: J:\2014419\DWG\ i—p. . 1— = - = IIl 1_,f, < z X� xn IIII IIII �o �o III IIII a lil cf) i 1111 / i IIII Z 1 III 10 7 r 7 1 7 - - - - III 11- - - - r 7 / 1 LL \\_ _ J/ —II fI ° ► r o - - D 1 II 11 II - - -rte - - - n I 1 II I 111111 III I I Ali Oli I I �D dfl -�® IFI I II _1 I -� � {� LI. ill1- - - � � _ _ _ — _ -- -- 7 I N= II—r— IIII Lam_ rL _ ✓ I z I I� I I , II o I �i1� � \�I �N � -- - - - -11 1 m I `� I I I 1- - v) II - flilI rI I I I I _ I - t it' 1 I I -f 1r- Na I I I I I I II II IIN I 11 I I II 11 II 1 1 I I J I I L Na I — ——�'I�� —IF 1r -IFI �� I I I I 1 I I \ I 1 I I 1 M Na — I L - - orf �- - 7 —m (/') —n X D a) t ->G O CD II — li O O -\// /41,. Ns," * ll / ,, ' (n T p p 0 ,.. N N CD Q C° o do o Raoallini Remodelinc T 0 Fr �s�II 0 �� /513 3ruce Avenue, Edna, M\ 55424 us- al 7 T/1 y 2800 Lyndale Ave S, Suite 220,Mpls,MN 55405 • todd@aharchitecture.com 7 tel 612 823 0233 • fax 612 823 4950 • christine©aharchitecture.com