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Home My WebLink About2014 03-11 HPB Packet RegularAGENDA EDINA HERITAGE PRESERVATION BOARD REGULAR MEETING EDINA CITY HALL — COMMUNITY ROOM TUESDAY, MARCH I I, 2014, 7:00 P.M. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF THE MINUTES: February I I, 2014 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. Certificate of Appropriateness I. H-I 4-2 4505 Arden Avenue - Construction of a new detached garage; convert attached garage to living space; and changes to the street facing facade VII. OTHER BUSINESS: A. Explore the History of Your Home: Committee Report B. Heritage Award Nominations VIII. CORRESPONDENCE AND PETITIONS A. Heritage Resource Survey - 2013 Update B. Disaster Management Plan Background Information IX. CHAIR AND BOARD MEMBER COMMENTS X. STAFF COMMENTS XI. NEXT MEETING DATE: April 8, 2014 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. Edina Heritage Preservation Board Minutes February 11, 2014 Member Sussman explained to the board that at the January meeting when he was sharing the facts of the 1907 Minneapolis newspaper article which corrected the 1937 Country Club Crier article on the "Runaway Bridges" (i.e. Browndale & Wooddale); he meant no disrespect to the 1937 Village Recorder, Ben Moore who recounted the 1937 story for the paper - particularly considering that Mr. Moore's grandson is the current chair of the HPB. He added that it is obvious a commitment to public service is a family trait which continues to add great benefit to the community. Chair Moore thanked Member Sussman for the kind words. X. STAFF COMMENTS Planner Repya reported that since the January meeting she has explored ways that the HPB can educate the public about their activities and mission. The city's web site provides a section where individuals (such as the city manager or police chief), and departments (such as the park department) commit to writing a weekly blog on a topic of interest to the public. In addition to the individual and department blogs, there is a "shared blog" category, again with the requirement for a weekly posting. Ms. Repya pointed out that while utilizing the blog would be a great way to communicate the heritage preservation message to the public, a weekly commitment appeared to be a bit much. She went on to explain that she asked fellow board liaisons if their groups would be interested in participating in a shared blog, and depending upon the interest level, a schedule could be created reducing each group's posting commitment to perhaps monthly. The response from the other liaisons was favorable - they agreed to run the idea past their boards and report back at the end of the month. Ms. Repya concluded that she will report back to the board once the other boards and commissions have shared their interest level. The board thanked Ms. Repya for checking into the shared blog and expressed their hopes that the other boards and commissions would find it a useful communication tool. XI. NEXT MEETING DATE March II, 2014 XII. ADJOURNMENT 10:15 p.m. Member Birdman moved for adjournment at I 0:15 p.m. Member Mellom seconded the motion. All voted aye. The motion carried. Respectfully submitted, Joyce Repya 11 DETACHED GARAGE CHECKLIST ADDRESS: 4505 Arden Avenue 520 Square Footage 18' Height at Peak Taller Average height of detached garages on adjacent lots and/or on the block. NA % higher than detached garages on adjacent lots and/or on the block. 13.5' Height at Mid-point of Roof 9.0' Height at Eave 18.0' Length of Ridge 19.5/12 & 9.5/12 Pitch of Roof 4.0' Setback from adjacent properties -1' to East Grade differences if any Building and roofing materials - To match house Notes: Surrounding Garage Heights: 4503 Arden - 20.25' 4517 Arden - 21.5' 4519 Arden - 17.5' Average Heights = 19.75' nIcre-A- 2 0 Pico/I/Li 4,-r-r / W ee,-r inti, I ---1:77-7"e pi- to COP P E.12. 012. GI-A`(` Cl-k F•-)-4a C ArP -,- A4 PH Ropr- FAcrA tl TYP of2- M e5,-rt E.sx t 7—c11,4 Alt 2 C 11" M I R. 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C-00N112--sc a qf /4 10-'14 • 612.6A1-1 I\1(&(4urz.4--kooD 001‘it6 N Larson Associates, Inc. 763-682-9531 P.5 23. There is no draintile below the basement slab or around the basement. There is extensive evidence of moisture and vapor intrusion through the foundation walls. 24. There are many exposed electrical wires, connections, outlets and switch boxes in this home. Some 'of the wiring is the old knob and tube kind which is dangerous as a fire and electrocution hazard. 25. The piping in the basement has asbestos insulation on it which is an environmental hazard. Summary Based on my observations I recommend that this home be replaced with a home of a scale and character consistent with the existing homes of the neighborhood. I recommend the complete removal of the existing structure. The removal of the existing home will allow for construction of a new residence which will meet the current building codes and match the neighborhood character. Please let me know if you have any questions. Sincerely: K. Lar , P.E. tect, Structural Engineer Minnesota Reg. No. 15847 2091251t1 ikl BillLarson Associates, inc. Architects and Engineers Edina Heritage Preservation Board Sub-Committee Resident Property History Property Address: Address Address2 Zip Code Edina Neighborhood Property Owner: First Name Last Name # of Occupants Year Purchased Property History: k Year Built Building Details: Architect Builder Interior Designer Landscape Architectural Style (select How many aYle's We WaiitKere?) - Building Origins: (select Original, Add On, Remodeled, New Construction) Year of Modification Do You Know How Many Owners There Have Been? Owner Characteristics: Why did you choose this property? Why did you choose to live in Edina? Does your house fit the style/character of your neighborhood? (select Yes or No) Explain. What do you like best about your neighborhood? What do you consider the most distinguishable/favorite feature of your home? Would you like to change any aspect of your home? (select Yes or No) Why? What do you think should be the priority for preservation of homes in Edina? City of Edina, Minnesota r if raieird The City of DINA • http://edinaMN.gov/index.php?section=heritage- awardform Edina Heritage Award Nomination Form Please fill out the following form. Name of Property * Address of Property * Street Address Address Line 2 City State / Province / Region Postal / Zip Code Owner of Property * First Last Address of Property * Street Address Address Line 2 City State / Province / Region Postal /Zip Code Preferred Phone Number * ### ### #### Preferred Email * Reason: What was done to preserve and/or restore the historic integrity of the nominated property? * http://edinamn.gov/index.php?section=heritage-awardform&print=yes 3/6/2014 City of Edina, Minnesota Page 2 of 2 Image Upload * [ Browse... Professionals (if any) involved in the project; please provide contact information Realtor Architect Builder Designer Other Submitted by * First Last Ei Public Data Warning * I understand that some of the information provided in this form will be public data. Public data is available to anyone who makes a request for such information. Stb7it http://edinarrm.gov/index.php?section=heritage-awardform&print—yes 3/6/2014 Preparing to Preserve, page 22 Appendix C: INFORMATION SOURCES Federal Emergency Management Agency, Disaster Information Services www.fema.gov/hazard Federal Emergency Management Agency, Environmental and Historic Preservation Program www.fema.goviplan.ehp Heritage Preservation, Heritage Emergency National Task Force www.heritagepreservation.org/programs/taskfer.htm National Center for Preservation Technology and Training www.ncptt.nps.gov National Park Service, Federal Preservation Institute, Historic Preservation Learning Portal www.historicpreservation.gov National Trust for Historic Preservation, Disaster and Recovery Information www.preservationnation.orairesourcesitechnical-assistance/disaster-recovery Preparing to Preserve, page 21 Appendix B: HISTORIC PRESERVATION CONSTITUENCY CONTACT LIST Historic District Commissions National Alliance of Preservation Commissions Drane Wilkinson, Executive Director, 706.542.0169, drane@uga.edu Tribal Historic Preservation Officers National Association of Tribal Historic Preservation Officers Bambi Kraus, President, 202.628.8476, bambi@nthpo.org State Historic Preservation Officers National Conference of State Historic Preservation Officers Nancy Miller Schamu, Executive Director, 202.624.5456, schamu@sso.org Historic Landmarks Site Managers and Boards National Historic Landmarks Stewards Association Lisa Craig, President, info@nationallandmarks.org Main Street Managers National Main Street Center, National Trust for Historic Preservation Doug Loescher, Director, 202.588.6219, douci loecher@nthp.org Statewide and Local Preservation Organizations National Trust for Historic Preservation, Statewide and Local Partnerships Program Susan West Montgomery, Associate Director, 202.588.6000 Hannah Smith, Program Associate, 202.588.6174, Hannah smith@nthp.org Preparing to Preserve, page 20 Jan Thorman, National Coordinator for Protection of Natural and Cultural Resources and Historic Properties under Emergency Support Function #11 of the National Response Framework, Department of the Interior Jane Thursby, Operations Planner, Maryland Emergency Management Agency Charles Tonetti, Architect, National Park Service, Philadelphia, PA Christopher Touzeau, Montgomery County (Maryland) Fire Rescue Services Preparing to Preserve, page 19 Appendix A: TECHNICAL ADVISORY COMMITTEE MEMBERS Alan Aiches, Historic Preservation Specialist, Federal Emergency Management Agency, Department of Homeland Security Martha Catlin, Program Analyst, Advisory Council on Historic Preservation James Cocks, American Institute for Conservation of Historic and Artistic Works, Collections Emergency Response Team (AIC-CERT) Fred Gaske, State Historic Preservation Officer and Division Director, Florida Division of Historical Resources, Department of State James "Butch" Grimes, Architect, American Institute of Architects, National Council of Architecture Registration Boards Andrew Ferrell, Chief, Architecture and Engineering Program, National Center for Preservation Technology and Training John Hildreth, Director, Southern Regional Office, National Trust for Historic Preservation Ann Hitchcock, Senior Advisor for Scientific Collections and Environmental Safeguards, National Park Service Bambi Krause, President, National Association of Tribal Historic Preservation Officers Jane Long, Vice President, Emergency Programs, Heritage Preservation Tim Lovell, Executive Director, Tulsa Partners, Inc. Cooper Martin, Manager, Communities by Design, American Institute of Architects David Reese, Environmental and Historic Preservation Program Manager, Department of Homeland Security Brian Robinson, President, Association for Preservation Technology Preparing to Preserve, -page 18 APPENDICES A. Technical Advisory Committee Members B. Historic Preservation Constituency Contact List C. Information Sources ATTACHMENTS Emergency Planning: A Model Checklist for Historic Preservation 1-2-3 Guide to Building Relationships ACKNOWLEDGEMENTS Susan West Montgomery served as project coordinator for "Preparing to Preserve" and authored the report. ENDNOTES 1. For more information visit www.preserveamerica.gov . 2. Thorp, Sarah M., "Integrating Historic Preservation and Disaster Management," University of Pennsylvania, Thesis, 2006. 3. FEMA Risk Assessment/Risk Management, www.fema.gov, 2008. 4. FEMA, "Integrating Historic Property and Cultural Resource Considerations into Hazard Mitigation Planning: State and Local Mitigation Planning How-to Guide," 2005. 5. Florida Division of Historical Resources, Department of State, Division of Emergency Management, Department of Community Affairs, 1000 Friends of Florida, "Disaster Mitigation for Historic Structures: Protection Strategies," 2008. 6. See Appendix C for list of information sources. Preparing to Preserve, page 17 ACTION PLAN IMPLEMENTATION GUIDE Action Item Possible Lead Organizations Agencies, and Partners Audience SHORT- TERM 1. Emergency Planning: A Model Checklist for Historic Preservation, e- mail version. 2.1-2-3 Guide to Building Relationships, e-mail version Heritage Preservation, Inc Historic preservation community (HPs) MID-TERM 3. Model newsletter article, 500-750 words 4. Emergency Planning: A Model Checklist for Historic Preservation - printed version 5. CERT training for preservationists 6. Peer-reviewed Model Damage Assessment Form 7. Peer-reviewed Model Historic District Commission Post-Disaster Review Policy and Procedures 8. Sample demolition policy statement and permit procedures 9. Revised EMAC requirements that include historic preservation assets 10. Action plan for Tribal planners and preservationists 11. Visual presentation DOI, FEMA, Heritage Preservation DOI NTHP, AIA, AIC, NCSHPO, NATHPO NCPTT, NPS, NTHP, AIA, AIC, NCSHPO NAPC, NPS NAPC, NCPTT, NPS, NTHP, AIA FEMA, NTHP NPS, FEMA, NATHPO DOI HPs HPs and emergency managers (EM) HPs EMs, HPs, SHPOS Historic district commissions (HDC), HPs, SHPOS HPs HPs, EMs Tribal EMs, THPOs HPs,EMs LONG- TERM 12. Comprehensive inventory of historic resources 13. Training 14. Model cost-benefit formula NPS FEMA FEMA, NPS, NTHP HPs, EMs Acronyms: Park Service, NCSHPO — of Preservation Officers, NTHP NCPTT — National Center for Preservation Training and Technology, NPS — National AIA — American Institute of Architects, AIC — American Institute for Conservation, National Conference of State Historic Preservation Officers, NAPC — National Alliance Commissions, NATHPO — National Association of Tribal Historic Preservation — National Trust for Historic Preservation Preparing to Preserve, page 16 that would aid response and recovery efforts for historic resources. Architects, landscape architects, engineers, building inspectors, salvage consultants, and others with expertise in historic preservation should be part of the EMAC network. 10. Revised set of action plan recommendations and advice designed specifically for Tribes. Many of the recommendations and approaches outlined in this action plan are applicable to tribal planning officials looking to safeguard their heritage resources in the event of disasters. However, emergency preparedness planning on tribal lands poses unique challenges and opportunities. All of the recommended action items and approaches should take into consideration tribal perspectives and be amended and augmented as appropriate. 11. Visual presentation to explain the mitigation, response, and recovery planning process and opportunities for adding historic preservation strategies. Using this action plan as a framework, a visual presentation should be developed for historic preservation audiences. Long-term 12. Comprehensive inventory of historic resources, especially in areas that are disaster-prone. This report acknowledges and encourages the National Park Service's "National Historic Property Inventory Initiative" and suggests that areas that are particularly prone to catastrophic natural and human-caused events be given priority in the surveying process. Disaster-prone areas simply cannot wait for the next disaster. 13. More professional training opportunities for emergency management officials, first responders and historic preservationists. FEMA should be encouraged to complete the development of its training module on cultural heritage for emergency planners and first responders. 14. Model cost-benefit formula for assessing the economic impacts of the loss and recovery of historic resources. Methods of modeling the cost and benefits of historic resource recovery should be identified. The findings of models can then inform the decision-making process. Information on the economic benefit of including historic preservation activities in mitigation, response, and recovery should be developed. Preparing to Preserve, page 15 Society of Landscape Architects (ASLA), American Planning Association (APA), National Conference of State Historic Preservation Officers (NCSHPO), the National Trust for Historic Preservation (NTHP), the National Alliance of Preservation Commissions, and others should encourage their members to become CERT-certified. Preservationists should explore ways to expand CERT training to include consideration of historic resources. 6. Peer-reviewed Model Damage Assessment Form. Several examples of damage assessment forms are currently in use throughout the country. However, there is no standardized format or widely accepted model that is particularly applicable to historic resources. A team consisting of preservation advocates, architects, structural engineers, and emergency planning officials should develop a form that can be adapted to various regions and resources and linked to GIS inventory and mapping systems. The form should be reviewed and adopted by experts in the fields of historic preservation, architecture, and engineering, and be widely distributed. 7. Peer-reviewed Model Historic District Commission Post-Disaster Review Policy and Procedures. Model policies and procedures should be developed and widely distributed; however, each historic district commission and regulatory review body should develop policies and procedures that are suitable to their particular laws and resources. 8. Sample demolition policy statement and post-disaster permit procedures. Emergency preparedness and recovery plans should explicitly identify historic resources and target them for recovery. A model demolition review procedure should be developed as a guide for communities to use in developing their own policy and procedures regarding demolition. 9. Revised EMAC requirements that include historic preservation assets. Nationally, state-controlled human resources, equipment, and service assets that can be deployed to aid communities during emergencies are defined and inventoried under the Emergency Management Assistance Compact (EMAC). EMAC does not yet include cultural resource skills that would be helpful in cases where historic resources have been impacted by disasters. There is no national directory of specialists who deal regularly with historic resources in disasters and understand their unique requirements. Historic preservation advocates and emergency planning officials should work together to define EMAC resources Preparing to Preserve, page 14 RECOMMENDED ACTION ITEMS Short-term 1. Emergency Planning: A Model Checklist for Historic Preservation, e-mail version. The checklist is designed to give preservationists and emergency planners a list of goals to achieve when working to integrate historic preservation into their own tribal, state or local emergency response plan. It enumerates a series of provisions that, if adopted, would better protect the built environment from disasters and help to ensure that procedures for repair and restoration preserve the integrity of the historic resources to the greatest extent possible. 2. 1-2-3 Guide to Building Relationships, e-mail version. The 1-2-3 guide suggests a series of actions that historic preservationists can take to reach out to and partner with emergency managers and first responders. Mid-term 3. Model newsletter article, 500-750 words. Preservationists are only just beginning to understand that they can play a role in emergency preparedness planning in their community. Development of a newsletter article, using this action plan as a framework, can be a first step in educating historic preservation advocates about emergency management and how these two professions can be effective partners. It should be distributed as widely as possible. 4. Emergency Planning: A Model Checklist for Historic Preservation - printed version. A printed checklist would be substantially the same as the e-mail version described in recommendation number 1. The printed version could be handed out at meetings and conferences of historic preservationists and emergency management personnel. The e-mail and printed versions should be further enhanced by being keyed to a Web-based tool kit that would offer model procedures and forms, as well as examples of best practices in the field. 5. Participation in Community Emergency Response Team (CERT) training. Professional associations and non-profit organizations including American Institute of Architects (AIA), American Institute for Conservation (AIC), American Preparing to Preserve, page 13 how emergency response and recovery is undertaken and to build relationships with emergency officials in their communities. CERTs would also benefit by having team members with unique knowledge and expertise about the built environment. Historic preservationists, architects, engineers, and conservators should be encouraged by their professional organizations to become CERT- trained as a way to expand their knowledge and enhance their credentials. In this way, they could become an integral part of the response and recovery apparatus in their communities. They also, over time, may be able to expand CERT training to include response and recovery strategies for heritage resources. Encourage historic preservationists and other built environment professionals to become CERT-trained. Explore ways to expand CERT training to include consideration of heritage resources. Outreach More than anything, historic preservationists need to begin talking to the emergency management officials and first responders in their community. Preservationists need to demonstrate that they and their organizations bring important expertise and resources to the planning process and offer themselves as partners in risk assessment, mitigation, response, and recovery planning and implementation. They also need to make a comprehensive case for why historic preservation should be part of local emergency management planning and recovery efforts, including the economic benefits of historic resource protection and restoration. Build relationships between the historic preservation community and emergency management officials and first responders. Develop a cost-benefit formula that can be used to determine the economic value of historic resources and the economic impact to the community of their loss. Preparing to Preserve, page 12 Much in the same way that preservation interests should be represented at the EOC, so too a preservation representative should be involved when local, state, and tribal plans are being drawn for recovery and rebuilding. The preservationist can provide advice regarding which neighborhoods and districts should receive priority attention in the repair and rebuilding phase. He/she can identify sources of funding and technical assistance available to historic resources and help the community develop requests to secure funding. The preservation representative can also recruit and organize volunteers with practical skills who can be put to work in the recovery effort. Propose that a qualified preservation professional take part in deliberations regarding post-disaster recovery activities. Training First responders receive on-going training in life safety and recovery techniques during disasters. Emergency management planners learn how to develop comprehensive mitigation, response, and recovery plans. In addition, they receive extensive guidance from DHS through FEMA about the federal emergency management program and how to access federal assistance when appropriate. However, beyond the FEMA mitigation guide for historic resources, there is very little training and guidance for planners or responders who may be dealing with historic resources before, during, or after a disaster. DHS through FEMA has begun to develop a training module designed to teach emergency planners and responders about the unique characteristics and requirements of historic and cultural resources. Develop a training course that addresses the planning, response and recovery needs of historic resources for emergency management planners and first responders. For their part, most historic preservationists, except for those who regularly face human-caused and natural disasters, have little access to mitigation, response, or recovery training of any kind. They generally do not see emergency planning as part of their mission. Unfortunately, this means that when historic resources are impacted by ,a disaster of any size or severity, preservationists are not ready to respond quickly and effectively to work with emergency officials. Historic preservationists are more likely to become part of emergency response if they take part in Community Emergency Response Team (CERT) training. CERT training is wholly focused on life safety and incident stabilization, and CERT teams are among the first on-site responders during a disaster. CERT training offers historic preservationists the opportunity to gain first-hand knowledge of Preparing to Preserve, page 11 Historic District Commissions and other regulatory review bodies should consider how they will operate in the wake of disaster. If property damage is severe, the number of permit applications coming before them will dramatically increase. If property owners feel that the permit process is not undertaken in a timely fashion, they will be inclined to ignore the process altogether. When this happens, historic fabric is often lost and inappropriate changes occur which are not easily reversed. Modifications can be made to the application and review process to aid property owners in planning post-disaster repair and rehabilitation projects. For example, the commission can shorten the time period for review from the standard 30- to 45-day cycle to a 14- to 21-day cycle. Similarly, the commission can put in place staff approval procedures for certain standardized repair and restoration permit requests, or it can allow provisional approvals. In some cases, temporary replacements for windows, doors, roofs and other weatherproofing features may be approved with the understanding that the owner will return at a later date with plans for appropriate long-term repairs and replacements. Encourage regulatory review bodies to adopt rules and procedures for post-disaster review and permitting. During the planning process, officials identify sites where response and recovery personnel, equipment, and activities can be accommodated. For example, utility crews arriving from other cities will need a place to assemble and to store their equipment. Similarly, responders may need a temporary site to bring debris after they have cleared roads and access routes. A historic preservationist and/or archeologist can help identify sites that will not negatively impact historic resources. Urge local officials to select locations for temporary housing, evacuation sites, utility and service staging areas, and debris removal and storage that do not impact heritage resources. Unique and often irreplaceable building materials and features can be lost in any disaster. Every effort should be made to recover as much of the original building fabric as possible. It is important that materials remain on site until they can be evaluated by historic preservation professionals. Some damaged decorative elements may never be usable, but they can provide guidance in reconstruction. Local and state emergency plans should include salvage protocols for historic properties and, whenever possible, training for salvage contractors on the special needs of historic materials and features. Develop salvage protocols for historic resources and work to have them included in tribal, state, or local emergency response plans. Preparing to Preserve, page 10 scope of the damage, and suggest stabilization methods. Sometimes judgments need to be made quickly about the safety and structural integrity of buildings and whether repair is feasible. Typically, assessment teams include local and regional building officials and, if the disaster is widespread, FEMA inspectors. Architects, engineers, and inspectors with training and expertise in historic structures and sites should be included on assessment teams whenever possible. Preservation expertise lays the groundwork for more effective stabilization, repair, and rehabilitation in historic areas. It also minimizes the need for extensive resurvey and reassessment that may be necessary for properties eligible for Federal assistance and thus subject to compliance with NHPA Section 106. Recruit and train qualified preservation professionals to serve on local Damage Assessment Teams. The forms used by local authorities to assess damage to historic resources should be designed to address architectural characteristics and qualities that may require special treatment as well as traditional structural considerations. Ideally, these forms would be compatible with and linked to a comprehensive survey database maintained by the State Historic Preservation Office, so that determinations made during the assessment would automatically become part of the database. Develop damage assessment forms and processes that take into consideration the special materials and features of historic properties. The demolition of buildings damaged by disaster can be a contentious issue. Safety is the primary concern; some buildings are so badly damaged as to be uninhabitable and beyond repair. Local officials may also feel pressured to move ahead with clearing debris and beginning the process of rebuilding. However, communities devastated by disasters can be further degraded by hasty actions which destroy historic properties and damage the fabric of historic neighborhoods. Most state historic preservation offices have guidelines on documentation, salvage, and other post-disaster procedures for historic resources. Preservationists should make sure that local building and emergency officials are aware of these best practices and allow time to properly evaluate damage and explore preservation solutions. Work with local officials to develop a post-disaster demolition permitting process that encourages a preservation ethic and allows for the evaluation of damaged resources by historic preservation experts. Preparing to Preserve, page 9 compatible with city or county emergency preparedness, databases and mapping platforms, and it should be easily and regularly updated. Hazard Mitigation When the full scope and nature of the resources at risk are understood, communities can try to find ways to protect them. Where historic properties are involved, emergency management officials and preservationists can work together to find ways to mitigate threats, while at the same time preserving the character and integrity of the historic resources. This process may be difficult and choices will need to be made, but models such as those developed in Florida and Tulsa, Oklahoma, can serve as guides to inform the decision-making process. To help ensure that the historic integrity of resources is protected during mitigation projects, preservationists can undertake training in design review, volunteer to review current plans, and share best preservation practices. State Historic Preservation Offices, historic district commissions, and local preservation organizations should offer to work with the emergency managers responsible for developing comprehensive hazard mitigation plans. Tribal, State, and Local Emergency Response Plans Preservationists can play an active role in developing or modifying these emergency plans by identifying historic resources that may require special attention in emergencies and by recommending procedures that can help prevent further damage during response and recovery efforts. Preservationists can also offer guidance on preserving the integrity of historic resources during restoration and repair. Every official emergency preparedness plan includes the activation of an Emergency Operations Center (EOC). The personnel assigned to the center- drawn from many agencies and sectors in the community-oversee both the response and immediate recovery efforts. A historic preservation professional can support the EOC's work by identifying historic resources that have been affected, providing trained volunteers for damage assessment teams, evaluating damage reports, and consulting on site-specific recovery efforts, especially in historic areas that may require special treatment. Ask the local Emergency Operations Manager to include a qualified preservation professional at the Emergency Operations Center. Once life and safety issues are addressed, there is an urgent need for comprehensive damage assessments to streamline and expedite recovery. Teams are sent out to survey building conditions, determine the nature and Preparing to Preserve, page 8 • Prioritizing post-disaster recovery activities. In addition, preservation organizations and emergency planning officials can add volunteer resources to their response efforts through networks such as the Heritage Emergency National Task Force, in order to aid recovery of historic resources. For example, assessment teams can review damages to historic properties and consider needed repairs, how they should begin, and what financial assistance might be available. Perhaps the greatest challenge to integrating historic preservation into emergency preparedness planning is bridging the gap in communications between historic preservationists and emergency management officials and first responders. In recent years, cultural resource organizations have become more proactive in coming together with emergency management officials through initiatives like Alliance for Response. Such efforts provide opportunities for closer working relationships between emergency professionals and heritage resources of all types. OPPORTUNITIES TO INTEGRATE HISTORIC PRESERVATION INTO EMERGENCY PROCESSES Risk Assessment Communities cannot adequately prepare for disaster until they fully understand the scope and nature of the hazards they face and the resources they have at risk. Very few communities have adequate and up-to-date surveys of their historic resources. Where surveys do exist they are often in paper format or in databases that may not be compatible with the data platforms being used by emergency planners. The Preserve America Summit called for the creation of a comprehensive state- or tribal-based inventory of the nation's historic, archeological, and cultural resources. The National Park Service (NPS) through its "National Historic Property Inventory Initiative," has a major role in the inventory effort. "Preparing to Preserve" endorses the NPS initiative, which encourages states and tribes to convert paper inventories to digital format, improve inventory quality, and share inventory data as needed to address emergency response. All communities should complete a comprehensive survey of their historic resources and map those resources using G1S. The survey should be Preparing to Preserve, page 7 has a new publication, "Disaster Mitigation for Historic Structures: Protection Strategies."5 Both outline mitigation strategies to preserve the integrity of historic resources, while at the same time allowing alterations to buildings to withstand potential threats. However, for communities to be successful in balancing these competing objectives, they need to have the expertise and training of design professionals knowledgeable in overseeing and adequately reviewing such mitigation measures before carrying out these plans. Emergency Response and Recovery Hazard mitigation plans are not fool-proof. The next step in the emergency planning process is to consider how to respond to disasters and what procedures should be put in place to assist recovery efforts of historic resources after immediate threats have passed. As noted above, many outstanding tools and guidelines have been developed to address site-specific preservation — that is, publicly or privately held historic sites, museums, collections, and public buildings. There are numerous publications that aid historic sites and collections managers in assessing the risks to their facilities, integrating mitigation measures whenever possible, and responding to a disaster when it occurs.6 Similarly, communities that regularly experience threats from hurricanes, floods, fires, tornados, and earthquakes have developed brochures that can be distributed to property owners to aid them in preparing their homes or businesses for disaster, and then guiding them through proper recovery techniques. Many agencies and organizations are working to expand and refine such guidance and to make those resources more widely available. Unfortunately, beyond site-specific response plans, there is little in the way of historic resource guidance that can aid tribal, state, and local officials in planning for large-scale disasters that might impact multiple sites, landscapes, districts, and large geographic areas. Tribal, state, and local response plans typically include a number of components that affect historic preservation interests: • Site and staging areas for response equipment and personnel • Debris removal and disposal sites • Plans for extracting collections • Planning for salvage • Emergency Operations Center personnel • Damage assessments • Demolition permitting processes and criteria • Regulatory review for building permits • Designating temporary housing sites Preparing to Preserve, page 6 implementing actions to reduce the risk.3 Mitigation measures with the greatest benefit for reducing harm are typically selected. For example, if a community is located along a rail line where hazardous materials are regularly conveyed, first responders will need to train in hazardous materials handling and be sure they have the appropriate equipment to respond safely. Risk assessments also identify what resources beyond human life could be threatened by disasters. Currently, very few communities have completed comprehensive surveys of their historic resources. Often, the information they have is not in an electronic format that can be easily integrated with emergency planning efforts, databases, and mapping platforms. For this reason, historic properties may not be included in community risk assessments. Hazard Mitigation Planning Mitigation planning is a process for tribal, state, and local governments to identify policies, activities, and tools to reduce the potential for damage from disasters. In this way, hazard mitigation provides opportunities to reduce or eliminate long-term risks to life and property. The process has four steps: organizing resources, assessing risks, developing a mitigation plan, and implementing the plan and monitoring progress. Following the risk assessment, planners usually begin the process of considering ways to protect valuable resources. For example, in flood-prone areas, levees may be built or structures elevated above the flood plain. Structures located along fault lines may be retrofitted to protect them from earthquakes. In hurricane-prone areas, property owners may be encouraged to install hurricane shutters on windows or straps on roofing systems. Buildings may be relocated from the most vulnerable areas. Some mitigation measures may have serious consequences for historic resources. In locally designated historic districts, historic district commissions typically review the potential impacts of mitigation measures proposed for historic properties. In cases where federal funds are used for mitigation projects, NHPA Section 106 reviews will likely be triggered, ultimately requiring that repairs to historic properties be carried out according to the Secretary of the Interior's Standards for such actions. For example, these standards may require the use of matching materials such as mortar color and joints as well as paint colors or other finishing details. FEMA has developed an excellent guide, "Integrating Historic Property and Cultural Resource Considerations into Hazard Mitigation Planning."4 Florida also Preparing to Preserve, page 5 which is initiated only after a request by a governor and approval by the President through a Presidential disaster declaration. Even when Federal assistance is triggered, it may occur days or even weeks after the event. Actions are then carried out jointly by federal departments and agencies in collaboration with state, tribal and local jurisdictions. The Disaster Cycle Local government's emergency services are the first to respond to a disaster, often with assistance from adjacent jurisdictions, the state, and other agencies. They utilize the Incident Command System (ICS), which provides standard response and operating procedures to ensure effective communication among a variety of agencies not accustomed to working together. When a state is overwhelmed by catastrophic events, the governor can request federal resources. Provision of federal assistance is authorized by a Presidential disaster declaration, and mobilized by DHS through FEMA. Such assistance may address search and rescue, electrical power, food, water, shelter, and other basic human needs. Requests for federal assistance require significant commitments by the states for recovery efforts. Major disaster declarations follow these steps: • Local governments respond, supplemented by neighboring communities and volunteer agencies. When a local jurisdiction is overwhelmed, • The state responds with resources such as the National Guard and state agencies; • Damage assessments are taken by local, state, federal, and volunteer organizations to determine losses and recovery needs; • A major disaster declaration is then requested by the governor, based on the damage assessment, and an agreement to commit state funds and resources to the long-term recovery; • DHS through FEMA evaluates the request and recommends action to the White House based on the disaster, the local community, and the state's ability to recover; • The President approves the request or DHS informs the governor it has been denied. This decision process could take a few hours or several weeks depending on the nature of the disaster. Emergency planning at all levels generally consists of three linked steps — risk assessment, mitigation planning, and planning for response and recovery. Risk Assessment In order to adequately respond to a threat, communities must first understand the nature of the hazards they face. Risk assessment is the deliberate process of understanding the likelihood that an asset is threatened or vulnerable, recognizing the severity of foreseeable consequences and then selecting and Preparing to Preserve, page 4 Historic preservation organizations, however, are not always aware of available resources for preparedness and mitigation. And, the needs of many historic structures, districts, and landscapes that are not under the jurisdiction of a single public or private entity are not being addressed. Preservationists and emergency planners need to develop enhanced strategies and tools to deal with the emergency preparedness needs of clusters of publicly and privately owned historic resources - downtown business districts, residential neighborhoods, main street commercial strips, farmsteads, and cultural landscapes. THE EMERGENCY MANAGEMENT SYSTEM The Emergency Planning Process The responsibility for emergency planning is based on a variety of federal, tribal, state, and local authorities. While DHS provides extensive guidance, technical assistance, tools and support to tribal, state and local officials, the plans, and the planning processes themselves are subject to the unique governmental mandates of each tribe, state, and locality. Furthermore, the nature and extent of any plan is largely determined by the nature of the threat and the experience of governmental officials in responding to past emergencies. Communities regularly subjected to major events (i.e., hurricanes or earthquakes) are generally more experienced in addressing emergency planning and response than those that have rarely, if ever, felt the impact of human-caused or natural disasters. State emergency response plans can serve as models for local and tribal planning officials to guide their actions in the event of an emergency, but they do not prescribe local planning, response, or recovery activities. These plans typically divide responsibilities in order to address particular needs: urban search and rescue, food; shelter, medical services, transportation, communications, public works, firefighting, and more. At the local or regional level, emergency preparedness is often the responsibility of a town, city, or county government. The capacity to undertake such planning varies from one locality to another. Emergency preparedness may fall to senior emergency officials such as fire or police chiefs, who may or may not have the skills and training to create viable, comprehensive community emergency plans, much less address the specific needs of cultural resources and historic properties. Most disasters are handled on the tribal, state, or local level and do not require federal assistance. A state plan goes into effect only when the local response is overwhelmed or ineffective. Within DHS, FEMA leads the federal response, Preparing to Preserve, page 3 incumbent on preservationists to work effectively within those systems. Second, historic preservation professionals and advocates generally have little or no experience with emergency preparedness, response, and recovery processes. They may not be aware of how emergency plans are developed and who is responsible for them. It is important for them to seek disaster training opportunities in their communities and through professional organizations, as well as form necessary partnerships before disaster strikes. The work of historic preservationists tends to focus on slow and relentless threats to historic resources, rather than the consequences of catastrophic events. On the other hand, the top priority of emergency officials is to save lives and property and to respond quickly and effectively to help citizens find food, shelter, and medical assistance. For these officials, the historic built environment will be a secondary priority. However, when historic preservationists and emergency managers coordinate their efforts, they can develop proactive and effective plans that will benefit the entire community. Action Plan Scope and Content "Preparing to Preserve" explains the emergency management system, including risk assessment, hazard mitigation, response, and recovery. Then it identifies a number of opportunities and recommendations for integrating historic preservation concerns into those processes, primarily at the local and state levels. The response to all emergencies begins at the local level, and the opportunities presented require preservationists to gain an understanding of emergency policies, practices, and protocols that impact their communities. "Preparing to Preserve" provides a series of short-, mid-, and long-term action items to move forward the recommendations. It also includes two products for wide distribution: an Emergency Planning Model Checklist for Historic Preservation, and a 1-2-3 Guide to Building Relationships with Emergency Officials. "Preparing to Preserve" focuses on community-wide rather than site-specific issues. FEMA, Heritage Preservation, the National Trust for Historic Preservation (NTHP), the National Center for Preservation Technology and Training (NCPTT), and a myriad of tribal, state and local governments, organizations, and institutions have developed both site-specific and event-specific response and recovery plans and hazard mitigation strategies. In 1995, Heritage Preservation, in cooperation with FEMA, created the Heritage Emergency National Task Force to address threats to museums, libraries, archives, and historic sites, as well as irreplaceable family heirlooms. One Task Force initiative, Alliance for Response, encourages preparedness by developing local partnerships between cultural institutions and first responders in cities across the country. Preparing to Preserve, page 2 place policies and procedures for swift and effective response actions to save lives, protect property and the environment, and meet basic human needs. In addition, planning officials are trying to ensure that the life and commerce of their communities can be quickly restored. Historic preservation can play an important part in these efforts. Research shows that the familiar landmarks of one's neighborhood - churches, schools, stores, front porches, and parks - provide a tremendous source of comfort and hope for survivors.2 It is critical, as stabilization, repair, and reconstruction efforts begin, to protect these community icons from neglect or further damage. Historic preservation can be a powerful catalyst for recovery and revitalization because it helps maintain and restore the fabric of a community, providing symbols of resilience in the face of disaster. Preservation professionals can aid this process by being an integral part of preparedness, mitigation, response and recovery efforts. They can partner with planning officials to ensure that well- conceived plans are adopted and implemented. They can use their existing community networks to enhance outreach and education efforts and to mobilize volunteers, as appropriate, during the response and recovery process. Preservationists bring a wealth of experience and expertise to the table. They can help communities identify and qualify for sources of funding and technical assistance that may not otherwise be available to planning officials. Following major disasters, recovery funding through the Federal Emergency Management Agency (FEMA) in the Department of Homeland Security (DHS) typically triggers historic preservation compliance under Section 106 of the NHPA. Any strategies that protect historic properties from harm will lower the cost and time of the Section 106 review. Target Audience "Preparing to Preserve: An Action Plan to Integrate Historic Preservation into Tribal, State, and Local Emergency Management Plans" is primarily directed to historic preservationists including Tribal Historic Preservation Officers, State Historic Preservation Officers, statewide preservation organizations, Heritage Areas, local non-profit preservation organizations, historic district commission staff and commissioners, and Main Street managers. It also seeks to inform emergency management officials at all levels about how they can advance their objectives by including historic preservation in preparedness, mitigation, response and recovery plans. By working together, emergency management and preservation professionals can safeguard the historic built environment, expedite rebuilding efforts, and ensure that historic landmarks survive. The action plan recognizes two realities. First, official frameworks for local, tribal, state, and federal emergency management systems are already in place. It is itt,SEpv la • NI V AMERICA Explore and Enjoy Our Heritage Preparing to Preserve: An Action Plan to Integrate Historic Preservation into Tribal, State, and Local Emergency Management Plans December 2008 INTRODUCTION History "Preparing to Preserve: An Action Plan to Integrate Historic Preservation into Tribal, State, and Local Emergency Management Plans" is part of Preserve America, a federal government-wide program that encourages and supports community efforts to safeguard our nation's priceless cultural and natural heritage) In October 2006, the Preserve America Summit in New Orleans brought together a distinguished group of preservation professionals and advocates from local, state, and federal government, as well as non-profit organizations from around the country, to review the historic preservation program as it has evolved since the passage of the National Historic Preservation Act (NHPA) in1966. The group developed a series of recommendations to assist communities in advancing historic preservation at the local level. One recommendation identified the need to find ways to "integrate historic preservation, archaeological and cultural resources into emergency management at the local, state and Federal levels." "Preparing to Preserve" proposes a series of action items to help the historic preservation community meet this need. "Preparing to Preserve" was funded through a grant from the Department of the Interior and directed by Heritage Preservation, Inc., and a Technical Advisory Committee (see Appendix A.) The Value of Historic Preservation in Emergency Management Planning Disasters can be concentrated in a small area or involve states or whole regions. On any scale, they can be devastating for people and communities. Both governmental agencies and non-governmental organizations are developing emergency plans to prepare communities for a variety of threats and putting in In addition to the intensive survey of individual properties, the 2013 survey work plan included reconnaissance-level surveys of the following residential neighborhoods: • West Minneapolis Heights (including Mendelssohn subdivision) • White Oaks • Browndale Reconnaissance survey is a "once over lightly" inspection of an area designed to characterize the general distribution of buildings and streetscapes representing different architectural styles or periods. It is basically a planning exercise that involves background research and a "windshield" inspection of individual buildings. Reconnaissance survey usually does not result directly in determinations of landmark eligibility. (One of the city's strategic planning goals is to carry out a reconnaissance survey of all neighborhoods containing significant concentrations of housing over 50 years old—it is estimated that approximately 90% of the city's older housing stock remains unsurveyed.) The West Minneapolis Heights reconnaissance survey identified well over 100 houses constructed between the 1880s and the 1940s, including several well preserved examples of pre-1920s nonfarm suburban dwellings. The neighborhood also contains an important concentration of intact contractor-built homes dating from the early postwar period (ca. 1947-1955). This part of Edina was originally surveyed for historic preservation in 1979-80; consequently, much of the existing inventory data is out of date (the Hess survey was also heavily biased against vernacular architecture). While the area does not qualify as a heritage landmark district, several homes appear to meet the eligibility criteria for individual designation. A final survey report is being prepared and will be delivered to the HPB in 2014. The White Oaks and Browndale reconnaissance surveys yielded important data on the evolution of two of Edina's oldest suburban neighborhoods. The Browndale neighborhood was found to contain an important concentration of high-style homes reflecting early 20th century architectural styles and development patterns. The houses in White Oaks, which developed after the late 1930s, generally lack individual architectural significance; however, the neighborhood as a whole is distinguished by its informal plan of development and unique environmental features. Intensive survey of both neighborhoods is recommended. 2 MEMORANDUM TO: Heritage Preservation Board FROM: Robert Vogel, Preservation Planning Consultant DATE: March 4, 2014 SUBJECT: Results of 2013 Heritage Resources Survey The Edina HPB has been gathering data on the city's heritage preservation resources since the early 1970s—almost a thousand historic buildings and sites have been identified and are documented in the city's heritage resources inventory, which consists almost entirely of paper files stored at city hall and at the state historic preservation office in St. Paul. Less than 50% of the surveyed properties have been fully evaluated to determine whether they meet defined criteria of historical significance and integrity. Beginning in 2011, the HPB has made reorganization of the heritage resources survey a priority consultant task. Because the amount of information contained in the existing inventory is so voluminous, the work will undoubtedly take years to complete. One of the near-term objectives is to assess the heritage landmark eligibility of selected properties by conducting intensive survey (in some cases re-survey). As the name implies, the purpose of intensive survey is to produce all of the information needed to document a property's historical, architectural, or cultural significance and make a determination of heritage landmark eligibility. In 2013, the board approved a consultant work plan that included intensive survey of the following properties: • Southdale Center • Sly House, 6128 Brookview Ave. • Mill Pond Cascade in Minnehaha Creek • Onstad House, 4305 Morningside Rd. • Schendel House, 5224 Interlachen Blvd. • House (former church), 4003 Morningside Rd. • Otterlei House, 5528 Interlachen Blvd. • House, 4250 France Ave. • House, 4300 France Ave. As a result of the 2013 survey program, Southdale Center, the Sly House, and the Onstad House were determined eligible for designation as Edina Heritage Landmarks. It was determined that more information will be needed to fully evaluate the historic significance of the Mill Pond Cascade, which was designed and built in 1935-40 as part of a federal work relief project involving rehabilitation of part of Minnehaha Creek. The other surveyed properties were found to lack historical or architectural significance; in most cases their historic integrity had also been compromised by inappropriate additions and alterations. 1 ro or ad aced: pates red rd c' COA D wL c a( rear y'.t.f er .7pe'VIOUS ro Lead t o water orcoAeris on rl re BC r t re and coLk Threats to public health and safety of occupants: Conclusions • Meeting building code is clea ly required by the City in this type of remodeling and addressed this issue in a memo to the board. • In addition, it is a builder's best practice to not just meet, but to surpass building code to make sure a home is safe for its occupants. Threats to public health and safety of occupants: Conclusions • For example, the only way to provide an adequate 6' 8" tall 3' wide front door would be to lower the front door, widen the opening (altering streetscape) and completely remodel the entire entry foyer. • Since we would be altering the adjacent stairways, landings, and egress openings, the entire space would have ho be rebuilt to meet city building code. Threats to public health and safety of occupants: Conclusions • It is neither fair nor advisable for the HPB to require the Pronley's to live in these conditions. (No one should be required to live in this home). • Not only are these issues expensive to remedy, many of them cannot be remedied due to the architectural limits of the structure. 0 -1/ Unsafe Environmental Issues • Previous owner raised dogs in house. 10 kennels observed on property. Feces, urine, and dander were present throughout property. • Mouse droppings found throughout insulation. Requires removing all insulation and replacing. Would have to tear open all walls to remove pests, droppings. • Lack of air exchange combined with no radon venting could also be a concern. r ie er-/-Lea th rnov'r sopa a j _ structure ho n '-r iF u u 0 ir ace Ru ed fi y puw.L8 SITS nealJcd1bv't_h] zi-sisveini 0 conta!ping matevia harfa assim sapcsimesma abrasions on the &save 1 at:on. Masa rrisad ba removed and rep ((has' n T[ heads to ha comp y rap acad. Savara n'pj-ht raxtuvas ,Z`G 1 - nal- 15,1TLF USES` igs pFotactIva aes ©OO vs,cre o),LOL(DE-i Mr.itrAy 6:1PSES actrocutkoR 1110SIZZE:rd. hes sKp©saci knob Ent atL% raserna orlict COVSJSAS 1©A 417c acticsi cr F es ca ye ave j ho SSP' o ra d F 00 Ow ard E-1) D) •-2) 7- OO Q,---;1 „,•=. row for rwa‘i s too r B.:es Cr e ress (6-„Ti (/' 1 i ,' 4-e----,7, err ower eve). Wouild ran F eie red wo poterta[ r (01 vva proper eq reriodeD structi ra _ t Gas J Ks e oar Osc cdz rd P a 8 and crf° re Se r space coss CS 7a e co u or J , ave re-7d betwee q s 8 ) 0 Cs s d lat. on rtrap co L 0 C p nu:DJ oorviare e r Oack. , - ter o Too r re r a u, r F-:' ,....;„ E---.Le v s L ,,, _. c__)rP-s, / eat)] - __.c .JP ,sr---_,„cs; 8 S (:-7„ ) S r -cc, heracr par P c.c9,1rd r waikoL ro ee: -ct d j 1:1 % ° L ..,:Liccd re r-- e L)L 0 Rear staircase unsafe • Stairway only 33" wide (code requires 36") • Stair head room only 6'4", code requires 6' 8". • Landing at bottom of stairs only 28" deep, code requires 36". • Stair treads are too tall and of inconsistent height posing trip hazard. • No guardrail balusters (fall hazard). F reer a o v coo' " W 0 5) r for , --ety ca m n ri F v TS a _roor () r. b rd •-7 C S p ored ) 9 r Front Entry Lacks Adequate Egress • Front Door only 6' 2" tall and 30" wide. Too ow and narrow for homeowner. Could cause injury and is a clear hardship. Code requires 6' 8" tall and 36" wide for safe egress. • Entry opening to living space through front door only 4'8" -6'1" tall. Too low for homeowner, could cause injury (86). Code requires 6'8" for safe egress. • Front stairway unsafe. Too narrow for safe egress (fire crew access hazard). Guardrail openings more than 4" (fall and strangulation hazard to young children, no continuous handrail (fall hazard), less than 36" landing hits cased opening (fall hazard). The home has a multitude of City Building Code Violations that make the dwellinc unsafe for the occupants. • Fall hazards, trip hazards, fire hazards, electrical hazards, ventilation hazards. • Overall lack of egress in and out home creates a dangerous situation. • Hazardous conditions of home qualify it to be considered an unsafe home under MN Statute 1311.0206 UNSAFE BUILDINGS OR STRUCTURES. Threats to public health and safety of occupants r74)_3, \ r d stu CCC - ro * avy C Li or, p t'J ro risQ 0 - 0 tN oar 0 1-0 d s ow 11 0 or re r rr oC d. Li D-1 Ll j•L 7Th ra ( DO TC w r\ c„, r. r v e r a I o (c) r r p r sc5 ce 100 a rage r 00a g sts oRcs re- 0 teci 11 0 a rd crl ri e "r0 ar d rotir Ja m 1-0 _ \v/6) V;f8 ear ,L-331,,_ na n)D -Ad ' LA1„2 ssatalds, horns— thcs scevws v_elish n_ of wata -si TJugnOCI.1 T© (01 S-rn SO, a amcd mo 4 -1Q©bv2h. c©iii 'oy:rsa-c-7;-M 'LC n (1",•4 ' ra U room strucftura \\With hams. t1:6- o ramcovad, subif © JGO[rCn_ hard ©or 10 alias irL'Ecxrca©:. or _or [ ' 7r ñ I EI uniDifs -m_y lne.Lta_ 61A-Cd. TS 118 inDle L jr)) _rov n rl 8ni raad ranl e ha ALS •,-1',=3-1Ett(-;--)1r_n_a ©Ji:/ CA,SS (f)f.71d1 :rug. Mt k--2 hale 2' scrracen siccase D Li 1 0 0 fuLS BS fT anany csse sradi contrEoutor ©orrad_an.sa_ a Asa al_ con Ina _=1C8Tat:I S Lozob _Fue irad snd rugd: rnia[r [no'rd: CDTSZSTA, Roof Failure • The roof system has a structure failure and should be repaired or replaced if necessary. There is strong evidence the roof has and is leaking so complete removal and reconstruction including structural repair should be performed to properly restore the building. • Temporary posting in attic not properly attached. Main roof shows signs of structural failure. Someone has been in the attic adding additional support to the roof. The adjustable steel posts are temporary post jacks and not designed for permanent installation. The members which the posts are attached to are not secured and rock back and forth when walked on. It appears that the load under the posts is not carried any further than the ceiling below. Some of the framing shows signs of water damage and is sagging in the front and the roof boards are loose. U • cr- wear_ \\dryisi =--•` • •Th 3 • (? ro , =1 — s r ed st,Jcco ar :11 rlrl rftrate m Nor, r EIC r„- watt wa water to 0 allllovi torr or (P r ° Cj •1•..) rig grade, cLo I L' 'IC LA r r , _ _ cc:3d • I I • _ I 1 r IL) ED: 0 a 1,7 _r‘ ra \\.f7 ©11 roc. t v wp r cr ow we Hoi a C eTh eve sJbloor sect 44Itatir v age owe ea g cL c72„ ce KS a oatr ro 'f° ro ano on t ec . \Nat. r eve r V'9 tl J Je to. water ° or P- exposed Lower level —water damaged subfloor the main level due to bathroom leaks. \ d growth and wood rot identified o 3urface of the wood subfloor. _ owe vya ) J 0 wa 0 0 L-1-D , 1 ,f 0 Z1 ° nC n rcr-r3,1 Lower level — water vf II a lc rci%;-1 iacing ci i3::Vi -.c.1 • oTvetfi. identifie - :he ba, wall near fl nr. AZZ u _ „If h, u n 0 T._ be V F. ba se Fl I Fc cf_ J. \_/?\rt-) rl Evidence of Structural Deterioration and Failure Plan of Treatment • The POT explicitly states that the City promotes voluntary compliance with historic preservation as long as it is possible to make an efficient, contemporary use of older homes. • This is not possible with 4505 Arden. has sufferer" so badly from deferred maintenance that it has unfortunately gone past the tipping point. The historic integrity of 4505 Arden has been compromised • Significant deterioration and damage. • Several potential threats to public health and safety of occupants. • Inappropriate additions and alterations. • These issues have been confirmed and documented by licensed architects/engineers and residential environmental health experts. MINUTES Regular Meeting of the Edina Heritage Preservation Board Edina City Hall — Community Room Tuesday, February 11, 2014 7:00 p.m. I. CALL TO ORDER 7:05 P.M. 11. ROLL CALL Answering roll call was Chair Moore and Members Mellom, Weber, Sussman, O'Brien, and Birdman. Absent were members Christiaansen, McDermott, Brandt, and Johnson. Staff present was Senior Planner, Joyce Repya. Preservation Consultant, Robert Vogel was also in attendance. III. APPROVAL OF MEETING AGENDA Member O'Brien moved to approve the meeting agenda. Member Mellom seconded the motion. All voted aye. The motion carried. IV. APPROVAL OF THE MINUTES January 14, 2013 Member Sussman asked that his comments under Item VI. B. "Wooddale Bridge - Potential National Register Designation" be changed from indicating that Minneapolis newspaper articles from 1907 refuted the 1937 Country Club Crier account of the bridge calamities; to the 1907 Minneapolis newspaper articles corrected the 1937 Country Club Crier account of the bridge calamities. Mr. O'Brien moved approval of the January 14th minutes subject to Member Sussman's requested change. Member Mellom seconded the motion. All voted aye. The motion carried. V. COMMUNITY COMMENT — None VI. REPORTS & RECOMMENDATIONS A. H-14-1 4612 Arden Avenue — New Detached Garage and Front Entry Overhang Planner Repya advised the board that the subject property is located on the west side of the 4600 block of Arden Avenue. The existing home, a Colonial Revival style constructed in 1933, currently has a single story 2-car attached garage accessed by a driveway on the south side of the property. The Certificate of Appropriateness request entails the construction of a new detached garage in the southwest corner of the rear yard with the conversion of the attached garage to two stories of living space. The plans also include adding a small front entry overhang supported by brackets. Addressing the plans for the proposed detached garage, Ms. Repya pointed out that the 529 square foot, 2-car detached garage is proposed to be accessed from the existing driveway on the south side of the property. A service door and 2 windows are provided on the north elevation; the south elevation also has 2 windows; and windows are also provided in the gable Edina Heritage Preservation Board Minutes February 11, 2014 end of the east and west elevations. The design of the structure is proposed to compliment the Colonial Revival style of the home. The mass and proportions of the proposed garage are well within the averages of the surrounding detached garages; and the plans demonstrate a structure that is not unlike new garages previously approved in the district through the COA process. Ms. Repya also pointed out that a new, small front entry overhang supported by brackets is proposed to provide protection from the elements over the 17 square foot front stoop. The overhang is shown to project 3'3" from the front building wall. The roofing material will be asphalt shingles to match the house. Concluding an explanation of the proposal, Planner Repya added that the plans for the conversion of the one-story attached garage to two stories of living space at the rear of the home were provided for the Board's information, since additions to the rear of the home not visible from the front street do not require a COA. The addition has been designed to provide a compatible use of the home while at the same time compliment the home's overall historic character - utilizing wood lap siding and asphalt shingles on the second story. The first floor of the addition, not visible from the street scape is proposed to be clad with wood-paneling and a standing seam metal roof to add interest to the rear of the home and break-up the long expanse of wood siding on the north and south elevations. Ms. Repya pointed out that as standard practice for all COA applications, Preservation Consultant Robert Vogel reviewed the subject plans and provided a written statement where he observed that the proposed garage appears to be compatible in scale, size, and building materials with other historic homes in the neighborhood and will not detract from the district's historic character. The new front entry overhang is also appropriate to the house and its surroundings. Based on the plans presented he recommended approval of the COA for both the new detached garage and front entry overhang. Regarding the existing attached garage which is shown to be replaced with 2 stories of living space; Mr. Vogel observed that the plans for the new addition are provided to the board as a courtesy and not subject to the COA review. He added that the addition is not an important historic character defining element of the home, and no important architectural details will be removed or obscured by any of the proposed rehabilitation treatments. Ms. Repya concluded that staff agreed with Consultant Vogel's evaluation of the proposed improvements to the property, noting that the proposed detached garage is consistent with new garages previously reviewed in the district and the proposed front entry will blend in well with the historic facade of the home. Approval of the Certificate of Appropriateness request was recommended. Findings supporting the recommendation included: • The plans provided with subject request clearly illustrate the scale and scope of the proposed projects. • The proposed detached garage will complement the architectural style of the home and not 2 Edina Heritage Preservation Board Minutes February 11, 2014 be detrimental to the adjacent historic structures. • The proposed work preserves the essential character of the property and contributes to the heritage values of the district as a whole. • The information provided supporting the subject Certificate of Appropriateness meets the requirements of the Zoning Ordinance and the Country Club District Plan of Treatment. The approval recommendation was also subject to: I. The plans presented, and 2. The placement of a year built plaque on the exterior of the new detached garage. Applicant Comments: Scott Waggoner, 5619 Bernard Place, from w.b.builders, representing the property owners explained that his client was struggling with the need for more efficient living spaces for their family as well as a more functional garage. They agreed upon the proposed plan because it will not only enhance the historic home, but also provide for a more livable home for their family. Board Comments: Board members asked for and received clarification of the plans. After which Consultant Vogel commented that it was nice to see a clean addition - simple and elegant; the essence of the Colonial Revival style. Member Mellom agreed with Mr. Vogel's observations adding that she was glad that changes were not proposed for the facades of the original home, other than the minor front entry overhang. Members Birdman, O'Brien and Weber also commented that they were pleased with the plans which were very clear - depicting a good design for the home. Motion: Member Birdman moved approval of the Certificate of Appropriateness for a new detached garage and front entry overhang subject to the plans presented and a year built plaque installed on the exterior of the new detached garage. Member O'Brien seconded the motion. All voted aye. The motion carried. B. H-14-2 4505 Arden Avenue - Whole House Rehabilitation, Change To Street Facing Facade, and New Detached Garage Planner Repya reported that the subject property is located on the east side of the 4500 block of Arden Avenue. The existing home, a Tudor style constructed in 1926, currently has a two story 2-car attached garage accessed by a driveway on the south side of the property. The Certificate of Appropriateness request entails the construction of a new detached garage in the southeast corner of the rear yard. Several flat roofed additions to the rear of the original home which include a 2-stall attached garage are proposed to be removed and replaced with a new 2 story addition to increase the living space of the home. The rehabilitation work proposes removal of all material from the original home which the applicant indicates will then be rebuilt to the exact dimensions with respect to the height, form 3 Edina Heritage Preservation Board Minutes February 11, 2014 and mass of the 1926 home. Changes to the front fagade include moving the front entry and chimney to the center of the home to provide for entry to the home from the street elevation. Also, the plan proposes more Tudor detailing with the addition of half-timbering, stonework, and natural stucco. Providing the board with background information on this property, Planner Repya explained that on January 12, 2010, the HPB heard a request to remove the historic resource classification of this 1926 home to provide for the introduction of a COA application to build a new home on the site. At that time, information attesting to the degradation of the home's structure justifying removing its historic status was presented to the board; to include several inappropriate additions to the rear; as well potentially dangerous environmental issues. The decision of the board was that the additions to the rear of the home did detract from the original structure and could be removed, however the board concluded that information presented did not support rationale to declassify the heritage resource status of the home. Ms. Repya added that a year later, at the January I I, 2011 HPB meeting, the applicant returned for a sketch plan review of proposed changes to the front façade of the home. The front façade plan reviewed by the HPB was identical to the subject front façade plan under consideration. At that time, the applicants explained that their goal for the renovation would be to maintain the essential form and integrity of the original home - staying true to the historic character of Arden Avenue and the district, while providing spaces that would be more compatible for their family's needs. The response of the board was favorable. Ms. Repya then provided a breakdown of the work proposed relative to the subject COA application to include: Front Façade Changes & Rehabilitation of Original Home Changes proposed to the front façade include: • Moving the front entry to the center of the front façade to provide entry on the first floor level of the home, thus eliminating an awkward step-down transition from the entryway to the living room. • The new entry will project 5 feet from the front building wall, be constructed of stone, and will be open on the sides. • The undersized chimney will be moved slightly to the south to accommodate the relocated entry. The rebuilt chimney will be enhanced with stone and brick, and topped off with a clay or copper chimney cap - consistent with Tudor design. The rehabilitation of the original home entails: • Addition of stone to the front fagade and half-timbering is also proposed to replace the bare stucco areas of the original home. • Removal of all materials from the original home. Attached Garage Conversion to Living Space Plans for the conversion of the flat roofed additions and attached garage to two stories of living space at the rear of the home have been provided for the Board's information. The addition has been designed to provide a compatible use of the home while at the same time compliment 4 Edina Heritage Preservation Board Minutes February 11, 2014 the home's overall Tudor design and historic character - utilizing natural stucco siding with Miratec half-timbering, brackets, and asphalt shingles. Detached Garage The proposed 520 square foot, 2-car detached garage is proposed to be accessed from the existing driveway on the south side of the property. An overhead door is proposed on the west elevation from the existing driveway. A service door is also provided on the west side, and windows are shown on all elevations. Ms. Repya observed that the design of the proposed garage is intended to compliment the Tudor style of the home with exterior finishes shown to match the house with natural stucco, Miratec half-timbering and asphalt shingles. The height and mass of the proposed structure is well within the dimensions of new detached garages previously approved in the district, and the 18' height to peak is actually 2 feet shorter than the detached garage to the north at 4503 Arden Avenue. The exterior finishes proposed for the garage are shown to match the house with natural stucco, Miratec half-timbering and asphalt shingles. Ms. Repya provided a summary of Preservation Consultant Robert Vogel's written evaluation of the project by pointing out the following: • The home, built in 1926 embodies some of the distinctive characteristics of the Tudor style and has been evaluated as a contributing heritage resource within the Country Club District; however, the house lacks historical distinction and is not individually eligible for designation as an Edina Heritage Landmark. • The new garage proposed for 4505 Arden Avenue appears to be compatible with the house in scale, size, and building materials and should not detract from the neighborhood's historic character. Based on the plans presented with the COA application, he recommended approval of the COA for construction of the detached garage subject to the plans presented and a year built plaque being displayed on the exterior of the structure. • The proposed changes to the exterior of the house (what the applicant describes as a "whole house rehabilitation") amounts to a teardown and total reconstruction of the historic structure. The argument that the house as it exists today is not worthy of preservation is not substantiated by historical, physical, or pictorial evidence. • The house retains sufficient historic integrity to convey its historic significance in its existing condition; and is a good candidate for respectful rehabilitation, including repairs, alterations, and the removal of inappropriate structural elements, however, he struggled to see how a teardown would meet the city's heritage preservation policy objectives. • The district plan of treatment clearly states that the primary preservation goal of the Country Club District is "preservation of the existing house facades and streetscapes" and specifies rehabilitation as "the preferred treatment for heritage preservation resources." Both the plan of treatment and the Secretary of the Interior's Standards for the Treatment of Historic Properties (which are, by ordinance, the required basis for COA decisions) define rehabilitation as the process of making possible a compatible use for a property through repair, alterations and additions, while preserving those 5 Edina Heritage Preservation Board Minutes February 11, 2014 portions or features which convey its historical, cultural or architectural values. Rehabilitation does not encompass demolition of a historic resource and reconstruction of the entire structure—the goal of rehabilitation is the conservation of significant historic features, not their replacement. • To meet the standards for rehabilitation and the COA guidelines in the district plan of treatment, the applicant should be required to make a reasonable effort to preserve as much original historic fabric as possible. Therefore, unless the applicant can make a strong case for demolition of the existing house, Mr. Vogel concluded in his comments that he would recommend denial of the COA for demolition of the existing house. Planner Repya concluded that the subject COA request includes some of the direction provided by the 2010 Heritage Preservation Board with the removal of the later additions/attached garage; and the construction of a new detached garage, and 2 stories of living space to the rear of the original home. However, the 2010 HPB also provided very clear direction to the applicant in their determination that the original structure was to remain a heritage resource in the district, and thus would not be eligible for demolition. While the plans provided attest to maintaining the original home's height, mass and setback; "removing all materials from the original home" as proposed, in essence is a demolition of the original home. Ms. Repya then recommended a continuance of this request to the March 1 I th meeting affording the applicant the opportunity to provide plans that do not include demolition of the original 1926 home. Since the deadline for action on this request is prior to the March I I th meeting, the applicant should request in writing a continuance of the COA request. Ms. Repya added that if the applicant is not agreeable to a continuance to the March I I th meeting, staff would recommend denial of the COA request. Applicant Presentation: Scott Busyn, 4615 Wooddale Avenue of Great Neighborhood Homes, representing property owners Tim and Michele Pronley provided the board with a PowerPoint presentation in support of the COA request. The following information was provided: • Background on the 2010 HPB review of the home. • Cited problems including bat infestation in the front wall; strong urine smell from numerous pets; major roof leaks - Thus, don't want to remodel, but prefer rehabilitation through reconstruction. • Explained that although original building materials are proposed to be removed, the HPB will retain the ability to control the new construction to ensure that it replicates the height, scale and mass of the original home. - Equated the process to the reconstruction of the district's streets, sewer and storm water systems in 2008. • Recited the history of the 2008 plan of treatment update approved by the City Council, and opined that the proposal complied with the plan for the following reasons: + Continue Tudor design of the home + Street scape will be maintained v Deteriorated/damaged materials will be removed 6 Edina Heritage Preservation Board Minutes February 11, 2014 v Original floor & eave heights will be maintained using GPS technology Structural changes will include a deeper basement allowing for taller ceilings, and better articulation on the north and south (side) facades of the home. Mr. Busyn asked the board what they were attempting to preserve in the district - pointing out that the significance is derived from the themes of community development and planning. He pointed out that the subject application will provide the HPB maximum control of "new" construction in the district, and provide a voluntary pathway for owners who feel their homes are beyond the tipping point. He concluded that history is changing, and rather than freeze drying the neighborhood; approving this proposal will be a step toward writing a new history for the district. Public Comments: Jane Lonnquist, 45 I 0 Drexel Avenue, explained that she is an interested preservationist who lives in the neighborhood, and was an active participant in the 2008 revision of the district's plan of treatment. She thanked the Pronley's for their desire to invest in the neighborhood; and asked the HPB to carefully consider the process the applicant is proposing - pointing out that they are using many new terms that are not clearly defined. Ms. Lonnquist added that she is also concerned about the final product, questioning at what point changes to a historic façade go the extreme of affecting the structure's historic integrity. Cheryl Dulas, 4609 Bruce Avenue, explained that she too was involved in the 2008 revision to the district's plan of treatment which included a great deal of input from the residents of the neighborhood. She added that she believes it is important to maintain the front façade of the historic homes; and cautioned the board that if the plans are approved as proposed, such approval could have precedence setting ramifications for other homes in the district. Matt Abroe, 4507 Arden Avenue, explained that he lives next door to the subject home on the south side, and expressed his support of the plans. He expressed his opinion that the existing home is completely dilapidated, and the proposed changes for the home look good. He added that just because a home is old doesn't mean it is worthy of being preserved. Board Comments: Member Mellom explained that she lives across (4506 Arden Avenue) from the subject property, and while not a member of the HPB in 2010, was pleased with the board's decision at that time to not remove the heritage resource status of the home, thus making way for demolition and construction of a new home. She added that the 2010 reports from the environmental and engineering teams commissioned by the applicant did not present a structure that was uninhabitable and in need of demolition when reviewed by the City's chief building official as well as the city engineer. Consequently, unless the home has deteriorated significantly since 2010, (which is questionable since there 7 Edina Heritage Preservation Board Minutes February 11, 2014 have been renters living in the home since that time), she could not support a plan that included removal of all building materials. Member Birdman agreed with Ms. Mellom's comment that the current status of the original home should be provided. Apparently, in 2010 the home was deemed habitable by the city's building official. If the condition of the home has changed since then, evidence to the changes in the home's habitability should be provided. Member Moore stated that the plan as proposed should require a re-evaluation of the home's historic status since it was constructed during the district's period of significance (1924- 1944) and is not eligible to be torn down unless the applicant can prove it no longer adds to the historic significance of the district- which is the process entertained and denied by the HPB in 2010. He added that he too would like to see up to date information regarding the current condition of the original home - questioning whether the entire structure was unsalvageable. Member Weber observed that the district's plan of treatment is supported by the Secretary of the Interior's Standards for Rehabilitation, and the language in the plan of treatment is very clear, "No COA will be approved for the demolition, in whole or in part of any heritage preservation resource unless the applicant can show that the property is not a heritage resource."...that is a rule, not a suggestion. He added that it appears that the plans proposed for the original home are attempting to create a false sense of historic development. Member Weber wondered if the new window placement proposed on the north and south elevations of the existing home, as well as the changes to the front facade weren't creating the need to remove a majority of the original building materials. Mr. Weber also asked if it is technically feasible to do the rehab work with the existing structure; and whether the house is structurally sound - questions that need to be answered. Member Sussman questioned whether this home is in such an extreme state of disrepair that it cannot be rehabilitated, adding that old historic homes in much worse condition than the subject property are rehabilitated without tearing them down. Mr. Sussman pointed out that he is also concerned about the broader application of the applicant's expressed need to construct the historic home to new building standards. He also opined that the additional half-timbering and stone work proposed on the front façade appeared more in keeping with the historic homes on the west side of the Country Club District, and less applicable to the homes on the Arden Avenue. Mr. Sussman concluded that he agreed with the 2010 HPB determination that the additions to the rear of the home were not significant to the historic integrity of the original home and could be removed/replaced without having a detrimental effect on the historic home. Member O'Brien observed that the applicant's description of the proposal as a "whole house rehabilitation" is a play on words - clearly the proposal calls for a demolition of the original 8 Edina Heritage Preservation Board Minutes February 11, 2014 historic home. Mr. O'Brien pointed out that he would be in favor of delaying a decision on this request until more information on the current condition of the home is provided, and also potentially visiting the home as well. He added that he lives in the Country Club District and knows that these historic homes need continual maintenance. Preservation Consultant Vogel agreed with the board member's request for more information relative to the current status of the original home - stressing that it is important to evaluate all the data from the applicant relative to the amount of material that is deemed deteriorated and in need of replacement. He added that in 2010 the board visited the home, and it might be beneficial to again have the board view the property to gain a better perspective of the issues cited by the applicant. Motion: Member Moore moved to continue this item until the March meeting to afford the board the opportunity to receive an update of past information provided for the 2010 COA request; as well as a possible site visit by the board. Member O'Brien asked Member Moore if he would accept an amendment to the motion to include that "the HPB must receive a letter from the applicant requesting a 60 day continuance of the COA request - If a continuance letter is not received, the COA request shall be denied". Member Moore agreed to Member O'Brien's suggested amendment to the motion. Member O'Brien then seconded the motion. Members Mellom, Birdman, O'Brien, and Moore voted aye. Member Weber voted nay. The motion carried. C. Disaster Management Plan Planner Repya reminded the board that their 2014 work plan included the creation of a disaster management plan for the city's historic resource properties. She pointed out that since this plan needs to dovetail with the city's existing emergency management plan it will be important to have the city's fire chief who oversees the city's plan involved with this project. Ms. Repya added that the new fire chief, Tom Schultz will begin work on February I 7th; and once he has settled in, she will introduce him to this project. In the meantime, Consultant Vogel who will be instrumental in drafting the plan presented an outline of the important components to consider with the disaster management plan. He added that the creation of the plan will beneficial to city officials and property owners alike by focusing on procedures for emergency response and damage assessment. Interestingly, once the disaster management plan has been adopted, Edina will be the second city in Minnesota to have such a plan for its historic properties. The board agreed that this plan will go a long way to support Edina's heritage preservation program. No formal action was taken. 9 Edina Heritage Preservation Board Minutes February 11, 2014 VII. OTHER BUSINESS A. Explore the History of Your Home - Committee Report Committee member Birdman reported that since the January HPB meeting, the committee considered the board's suggestions about garnering community interest for the "Explore the History of your Home" project. To that end, the committee provided copies of a questionnaire they drafted which requested information regarding I . Property's Address; 2. Property Owner (name, # of occupants, year purchased); 3. Property History (year built, building details, architectural style, modifications, and # of owners); and lastly 4. Owner Characteristics (how they chose their home, what they like best, etc.) Member Birdman asked the board to consider additional information to include on the questionnaire and send those suggestions to Planner Repya who will in turn ensure that they are passed on to the committee. He added that it is their hope to finalize the questionnaire by the end of February; and then have board members and their friends, as well as our student members and their families and friends complete the questionnaire during the month of March. The hope is to engage at least 50 property owners with the goal of determining if this project is worth pursuing further. The board thanked committee members Birdman, Weber and Moore for their work on the questionnaire, and agreed that they would follow-thru with providing input, and also participating in the questionnaire. B. Heritage Award Nominations Planner Repya announced that nominations for the 2014 Heritage Award are now being accepted through the city's web site. She shared copies of the nomination forms and encouraged board members to submit a nomination and also invite property owners, who they feel might be likely candidates for nomination. Ms. Repya added that there will be a shout-out for nominations in the spring issue of About Town; and nominations will close on April 4th to afford the board sufficient time to choose a nominee and prepare the award. C. Preservation Month (May) Planning Due to the late hour, this item was continued to a future meeting. VIII. CORRESPONDENCE & PETITIONS - None IX. CHAIR AND BOARD MEMBER COMMENTS Chair Moore reported that on February 3' the Oliver Kelly Grange (OKG) held their first meeting in Edina's Minnehaha Grange Hall, and it was very well attended. Mr. Moore shared that the meeting was very interesting, and was he pleased to receive a plaque on behalf of the HPB, awarded by the OKG that acknowledged the board's good stewardship of the historic building. The board agreed that providing space for the OKG association was a very good use of the building, and they appreciated that the group acknowledged the city's preservation efforts with the plaque which they hoped would be displayed in the Grange Hall. 10 HERITAGE PRESERVATION BOARD CERTIFICATE OF APPROPRIATENESS STAFF REPORT Originator Meeting Date Agenda # VL A. 1. Joyce Repya March 11, 2014 H-14-2 Senior Planner OWNER: Tim & Michele Pronley LOCATION: 4505 Arden Avenue PROPOSAL: Certificate of Appropriateness for: • New detached garage and converting the attached garage to 2-stories of living space • Changes to the street facing facade RECOMMENDED ACTION: Approval subject to the plans dated March 11, 2014 BACKGROUND: The initial COA request was presented at the February 11, 2014 meeting and included: I. The construction of a new detached garage in the southeast corner of the rear yard, and converting the attached garage to 2 stories of living space; 2. A whole house rehabilitation entailing removal of all exterior materials from the original home which would then be rebuilt to the exact dimensions with respect to the height, form and mass of the 1926 home; and 3. Changes to the front facade to include moving the front entry and chimney to the center of the home to provide for entry to the home from the street elevation; as well as adding more Tudor detailing with half-timbering, stonework, and natural stucco. At the February, 11, 2014 meeting the HPB determined that the "whole house rehabilitation" described was in essence a demolition of the original 1926 home, thus voted to continue the request to the March I meeting to afford them the opportunity to receive an update of past information provided with the 2010 COA request that which had been denied; as well as a possible site visit by the board. SUBJECT REQUEST: The current plans presented for review no longer include a "whole house rehabilitation", but rather construction of a new detached garage; converting the attached garage to 2 stories of living space; and changes to the street facing facade of the home. Due to the deferred maintenance of the home, there may be the need to replace rotted/deteriorated materials on the exterior of the home, as was the case COA H-14-2 4505 Arden Avenue March 11, 2014 with a similar project completed at 4820 Moorland Avenue. Details of the proposed work include: Detached Garage The proposed 520 square foot, 2-car detached garage measures 26' x 20' feet in area. Access to the garage will be obtained through an overhead door on the west elevation from the existing driveway. A service door is also provided on the west side, and windows are shown on all elevations. The design of the structure is proposed to compliment the Tudor style of the home. The peak height of the garage is shown at 18', height at mid-point of the roof is 13.5'; height at the eave is 9'; ridge length is 18'; and the pitch provided is 9.5/12 for the main structure and 19.5/12 for the gable sections on the east and west elevations. The exterior finishes proposed for the garage are shown to match the house with natural stucco, Miratec half-timbering and asphalt shingles. Attached Garage Conversion to Living Space Plans for the conversion of the flat roofed additions and attached garage to two stories of living space at the rear of the home have been provided for the Board's information. The addition has been designed to provide a compatible use of the home while at the same time compliment the home's overall Tudor design and historic character - utilizing natural stucco siding with Miratec half-timbering, brackets, and asphalt shingles. Front Façade Changes Changes proposed to the front façade include: • Moving the front entry to the center of the front façade to provide an entrance on the first floor level of the home, thus eliminating an awkward step-down transition from the entryway to the living room. • The new entry will maintain a gable peak, but will be clad in stone like the proposed chimney. The plan has changed from front entry canopy open on the sides that projected 5 feet from the front building wall that was presented at the February meeting. In keeping with the plan of treatment guidance that "Entrances, porches, and other projections should relate to the pattern of existing adjacent historic homes and respect the rhythm and continuity of similar features along the street", the front entry canopy has been removed, replaced with an entrance that remains consistent with the front setback of the homes on either side. • The existing undersized chimney that has been pulling away from the structure will be rebuilt and moved slightly to the south to accommodate the relocated entry. The new chimney will be enhanced with stone and brick, and topped off with a clay or copper chimney cap - consistent with Tudor design. Also, the roof structure on the south side of the home will be slightly altered to accommodate the new chimney location. PRESERVATION CONSULTANT ROBERT VOGEL'S COMMENTS: Robert Vogel evaluated the plans and observed that the new architectural details reflect a contemporary, 215 t century approach to old house rehabilitation and the proposed exterior work has been designed so that the remodeled house will be compatible in size, scale, color, and texture with other Tudor style homes in the district. The proposed structural additions should not significantly alter the scale and character of the historic façade. Furthermore, since the home would not be eligible for heritage landmark designation on its own, the changes proposed to the front facade will not have a 2 COA H-14-2 4505 Arden Avenue March 11, 2014 detrimental effect on the home's historic integrity. STAFF RECOMMENDATION: Taking into consideration board comments from the February meeting, the applicant has chosen not to propose the "whole house rehabilitation" of the home. The plans for the new detached garage and addition to the rear of the home remain unchanged from the initial submission. The proposed changes to the front facade relative to the chimney and slight changes to the rooflines on the south side to accommodate the chimney also remain unchanged. However, the applicant has proposed to remove the front entry canopy which had been open on the sides and projected 5 feet in from the front building wall and beyond the front setback of the homes on either side. A new stone entrance is proposed that does not project beyond the front street setback of the homes on either side, and ultimately respects the rhythm and continuity of the street scape along Arden Avenue. Staff recommends approval of the subject Certificate of Appropriateness for the new detached garage and changes to the street facing facade. Findings supporting the approval recommendation include: • The new detached garage and changes to the street facing facade are consistent with the Tudor design of the home. • The proposed detached garage will complement the architectural style of the home and not be detrimental to the adjacent historic structures. • The proposed changes to the front facade preserve the essential character of the property and contribute to the heritage value of the district as a whole. • The plans provided with the subject request clearly illustrate the scale and scope of the proposed project. • The information provided supporting the subject Certificate of Appropriateness meets the requirements of the Zoning Ordinance and the Country Club District Plan of Treatment. The approval recommendation is subject to: • The plans dated March 4, 2014. • A year built plaque attached to the exterior of the detached garage. Deadline for City Action: April 21, 2014 (Additional background information relative to the condition of the home from the 2010 COA request has been provided for your information.) 3 March 5, 2014 Edina Heritage Preservation Board City of Edina 4801 West 50th Street Edina, MN 55424 Re: 4505 Arden Avenue Change to Exterior Façade, Addition and New Detached Garage Dear Heritage Preservation Board: Attached are the revised elevations and site plan for the renovation we will be conducting at 4505 Arden Avenue. We will be removing the rear addition and attached garage. We will then rehabilitate the existing home. We will also be making the attached changes to the front façade. Finally, a new detached garage will be built. The changes to the exterior façade are being made to address the following issues with the home: 1) The front entry is elevated above the entire first floor and requires stepping down into the living room. Headroom is also below code in this entry. This makes for a very awkward and unsafe entry to the home. 2) The entire front chimney is deteriorated beyond repair and must be replaced. 3) The bedroom windows in the front of the home are not adequate size for egress. 3) The existing façade lacks much of the architectural detailing of similar English Tudor Homes in the district. For some reason, the exterior was never finished or lacked the building budget of the other homes. As you can see in the elevations, we will be adding stone, half-timbering, and other architectural details to the front of the house. The side elevation (south side) shows how we will be improving the streetscape by removing the "box" addition and adding correct rooflines, gables, dormers, and half-timbering details. The essential form and integrity of the home will be unimpaired. The goal of these renovations is to provide our family with a compatible use of the home while maintaining the historic character of Arden Avenue and the district. Thank you for taking the time to review these sketches. Please let us know if you have any questions. Sincerely, Scott Busyn, Great Neighborhood Homes on behalf of Tim and Michele Pronley 4515 Arden Avenue Edina, MN 55424 2O 0 &AArobad MEMORANDUM TO: Joyce Repya, Associate Planner FROM: Steve A. Kirchman, Chief Building Official DATE: January 11, 2010 SUBJECT: 4505 Arden Ave of Edina I've reviewed the BEM report dated 11/23/09, the Larson Associates, Inc letter dated December 10, 2009 and the letter with attachments from Scott Busyn dated January 11, 2010, regarding their inspections of the home on 4505 Arden Ave. Based on the information submitted and reviewed, I agree there are numerous components of the dwelling requiring repair or replacement; there are some components which are structurally deficient and there are numerous building code violations. However, most, if not all, structures constructed in the early 1900s require repair or replacement of many building components; most, if not all, dwelling structures constructed in the early 1900s would be judged to contain some structurally deficient elements and most, if not all, dwelling structures constructed in the early 1900s don't meet many other requirements of current building codes. Rehabilitation of the dwelling will require demolition of a great deal of the existing home, but is possible. I do have concerns about the structural integrity of the foundation. Most residential dwelling foundations are over-designed and a limited amount of deterioration is not structurally significant, b don't know the . extent of damage to the foundation at 4505 Arden Ave. I do not believe evidence has been presented to --rentreTh Ju gment t ie l oirieis unsa e or uninhabitab e. H:\My Documents\Memos&Rpts\Planning\4505ArdenAve2.DOC City Hall 4801 WEST 50TH STREET EDINA, MINNESOTA, 55424-1394 www.cityofedina.com 952-927-8861 FAX 952-826-0390 TTY 952-826-0379 MEMORANDUM TO: Joyce Repya, Associate Planner FROM: Steve A. Kirchman, Chief Building Official . CA NI . DATE: January 6, 2010 SUBJECT: 4505 Arden Ave City of kind I've reviewed the BEM report dated 11/23/09 regarding their inspection of the home on 4505 Arden Ave. Based on the information contained in the report, I agree there are numerous components of the dwelling requiring repair or replacement, however, the report contained no evidence indicating any structural deficiencies. Based on what was contained in the report, I cannot state the home is unsafe or uninhabitable. H:\My Documents\Memos&Rpts\Planning\4505ArdenAve.DOC City Hall 952-927-8861 4801 WEST 50TH STREET FAX 952-826-0390 EDINA, MINNESOTA, 55424-1394 www.cityofedina.com TTY 952-826-0379 ASTM E2418 -06 Standard Guide for Readily Observable Mold and Conditions Conduci... Page 1 of 2 Back to Environmental Assessment Standards and Risk Management Standards ASTM E2418 - 06 ASTM E2418 - 06 Standard Guide for Readily Observable Mold and Conditions Conducive to Mold in Commercial Buildings: Baseline Survey Process Active Standard ASTM E2418 Developed by Subcommittee: E50.02 'Book of Standards Volume: 11.05 Buy Standard (PDF) more info 15 pages $ 44.00 Buy Standard (Print) more info 15 pages $ 44.00 ASTM E2418 1. Scope 1.1 PurposeThe purpose of this guide is to define good commercial and customary practice in the United States of America for conducting a baseline survey for readily observable mold and conditions conducive to mold in a commercial building related to a commercial real estate transaction by conducting: a walk-through survey, document reviews, and interviews as outlined within this guide. This guide is intended to identify observable mold and physical deficiencies conducive to mold as a result of moisture and water infiltration through the commercial buildings envelope or substructure, or generated within the building as a result of processes or mechanical systems, excluding de minimis observable mold and physical deficiencies conducive to mold. This guide is to allow e user to assess the potential need for further assessment or other actions that may be appropriate that are beyond the scope of this guide. For purposes of this guide, the acronym "BSP" or "Baseline Survey Process" is used interchangeably with this guides full title. 1.2 Purpose LimitationsWhile a BSP may be used to survey for readily identifiable mold and physical deficiencies conducive to mold, the BSP is not designed to serve as comprehensive survey for the presence of observable mold and physical deficiencies Conducive to mold in all or most areas in a commercial building. It is not intended to reduce the risk of the presence of observable mold and physical deficiencies conducive to mold nor is it to eliminate the risk that observable mold and physical deficiencies conducive to mold may pose to the building or its occupants. 1.3 Considerations Beyond This Scope The use of this guide is strictly limited to the scope set forth in this section. Section of this guide identifies, for informational purposes, certain physical conditions (not an all-inclusive list) that may exist at a property and certain activities or procedures (not an all-inclusive list) that are beyond the scope of this guide but may warrant consideration by parties to a commercial real estate transaction. The need to investigate any such conditions in the consultants scope of services should be evaluated based upon, among other factors, the nature of the property and the reason for conducting the BSP. The scope of such further investigation or testing services should be agreed upon between the user and the consultant as additional services, which are beyond the scope of this guide; prior to initiation of the BSP process. The responsibility to initiate work beyond the scope of this guide lies with the user. 1.3.1 Sampling for mold growth is a non-scope consideration under this guide. As noted by EPA 402-K-01-001, sampling cannot be used to assess whether a commercial building complies with federal standards, since.no EPA or other federal standards or Threshold) dmit ValuesSTLV_s_) have been established for mold spores. And, sampling woad only produce results reflecting a specific 1/5/2010 ctrri org/Standards/E24 1 8 .htm ASTM E2418 -06 Standard Guide for Readily Observable Mold and Conditions Conduci... Page 2 of 2 moment in time in the best case and could produce inaccurate or misleading results in the worst case. 1.4 Organization of the GuideThis guide has 13 sections and three appendices. Section defines the Scope. Section is Referenced Documents. Section is Terminology. Section defines the Significance and Use of this guide. Section describes User Responsibilities. Sections through provide guidelines for the main body of the report, including the scope of the Walk-through Survey and preparation of the report. Section and identifying Out of Scope Considerations. Section lists keywords for Internet reference. provides the user with additional BSP scope considerations, whereby a user may increase this guides baseline scope of due diligence to be exercised by the consultant, provides the user with a suggested Interview Checklist, and provides the user with a suggested Field Checklist. 2. Referenced Documents ASTM Standards E 1 527 Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process E2018 Guide for Property Condition Assessments: Baseline Property Condition Assessment Process Other Document EPA402-K-01-001 U.S. Environmental Protection Agency, Mold Remediation in Schools and Commercial Buildings, March 2001 Index Terms ICS Number Code 91.040.20 (Buildings for commerce and industry) DOI: 10.1520/E2418-06 cross"' ASTM International is a member of CrossRef. ASTM E2418 (Environmental Assessment Standards and Risk Management Standards) Citing ASTM Standards [Back to Topl Back to Environmental Assessment Standards and Risk Management Standards Copyright © 1996-2010 ASTM. All Rights Reserved. ASTM International, 100 Barr Harbor Drive, PO Box C700, West Conshohocken, PA, 19428-2959 USA http://www.astm.org/Standards/E2418.htm 1/S/711111 Dec 15 09 09:53a Larson Associates, Inc. 763-682-9531 p.1 December 10, 2009 Mr. Scott Busyn Great Neighborhood Homes 5018 Arden Avenue Edina, MN 55424 Re: Private Residence 4505 Arden Avenue Edina, Minnesota Dear Scott: As requested we met at the above referenced residence so that I could inspect and assess the condition of the existing home and to review your report ofthe existing deficiencies of the building. You had prepared a report for the city addressing the structural and code deficiencies and the problems associated with remodeling the existing home and complying with the existing building code requirements. The purpose of this report is to outline the condition of the existing home and to confirm and reiterate many items contained in your review. Summary of Observations Exterior 1. The existing concrete driveway has multiple cracks in it and the cracks are displaced vertically, causing an uneven surface and tripping hazard. 2. The existing front entry steps are cracked and are pulling away from the house wall. 3. The front door and wooden sill is rotting and the threshold is sinking causing a gap under the door. 4. The exterior finish of the home is stucco. The stucco shows substantial signs of deterioration, such as cracking and staining. The staining indicates that moisture has penetrated the stucco and has entered the sheathing of the wall. 5. The chimney at the front of the home is separating from the main house wall. There are open cracks in the stucco between the chimney and the house which allows water to penetrate the wood frame wall. Some of the cracks were filled with caulking, but the cracks are not adequately sealed. 6. At the sides of the house I observed significant random horizontal cracks in the stucco and vertical cracks at the corners of the stucco walls. There are no control joints in the stucco, which are needed to contain the cracks. A lot of the Larson Associates, Inc. Architects and Engineers 2381 Eaken Avenue N.E. Buffalo, Minnesota 55313 Tel. (763) 682-9530 Fax (763) 682-9531 Larson Associates, Inc. 763-682-9531 p2 deterioration in the stucco has been aggravated by roof water spilling off of the roof and leaky downspouts and gutters. 7. The wooden soffits and fascias are rotting and are not properly flashed at joints. There is not any ventilation in the soffits. Water is entering the soffits and fascia joints and penetrating the stucco. 8. The windows of the home are wood windows which are rotting from the exterior and interior due to poor maintenance and the absence of metal flashing at the exterior. I observed water staining at the interior of many of the windows. 9. At some of the windows an attempt has been made to seal the gap around the frame and the stucco by applying a foam sealant. The foam is improperly installed and does not provide a watertight seal, rather it traps moisture. 10. At the north side of the house there is a walkway and a concrete window well. The concrete around the window well is settling and separating from the main wall of the house allowing for water to enter of basement walls. 11. A metal downspout from the roof actually drains into the window well.and is allows water to penetrate the basement walls. 12. The concrete slabs have settled and are now sloped downward toward the house, directing water to the house instead of away. Water is draining into the gap between the concrete sidewalk and the basement wall. Again, an attempt was made to seal the gap with expanding foam, which was not successful. 0 13. At many areas of the home there is evidence that the exterior surface of the foundation walls is deteriorating due to water penetration. 14. At the joints between the low shingle roofs and upper stucco walls there is not any metal flashing at the junction of the wall and roof edge to direct the water away from the stucco wall. Water is seeping behind the stucco at those locations. 15. At the east side (rear) of the home an addition was added to the original home. The addition consists of a two stall garage at the main level and a sunroom at the upper level, The sunroom roof bears on the 2 x 8 framing of the garage roof without a beam below of the sunroom wall. The roof framing of the garage is overstressed and structurally inadequate. . 16. The roof over the garage is a "flat" roof. The roofing is leaking and water has penetrated the framing of the garage roof. There is substantial staining of the roof boards and rotting in the lumber. There are boards which have cracked and fallen out leaving holes in the roof sheathing. 17. There is a parapet wall around two sides of the garage roof. The top of the parapet does not have any metal flashing to prevent Larson Associates. Inc. Architects and Engineers Larson Associates, Inc. 763-682-9531 p.3 water intrusion into the parapet and walls and roof below. Dark staining is observed in parapet stucco. 18. At the rear wall of the garage the water drains off the roof into a metal gutter. Again there is not any proper metal flashing at that junction to prevent water from entering the stucco. 19. The roof over the garage is accessible by door from the sunroom. The roofing is not protected from foot traffic which causes damage to the roofing material. There is not a guardrail around the accessible roof. Code specifies a guardrail with a minimum height of 36" and maximum openings of 4" in the railing. 20. At the base of the stucco walls at the garage area, metal sheet steel has been added at the base of the wall, which was applied over the stucco to protect the surface. It actually traps water behind the metal causing further deterioration in the stucco wall. 21. The garage addition appears to be settling and separating from the original house structure. The addition foundations are not adequate or were placed on poor or soft soil. 22. The garage slab has substantial random cracks in it. 23. The garage overhead door is deteriorating and should be removed and replaced. 24. The rear garage addition does not match the scale or character of the original home and is really an eyesore in this neighborhood. 25. There is a metal canopy roof at the south side of the home which is separating from the supporting walls. Water is penetrating the stucco at those locations. 26. The front entry door is only 30" wide by 6'-2" high which does not meet the building code requirements of a 36" wide door, 6'-8" Interior 1. The front entry foyer is small and leads directly to,the stairway to the upper level or to the living room through a fight opening. 2. The wall opening to the living room is arched, but is only 6'-1" tall at the center. The width is also restricted to about 31" at the floor by the stairway. 3. The stairway to the upper floor does not meet the code for rise of steps and length of treads. The handrails do not meet code and there is a not proper guardrail at the wall openings on the living room side of the stairs. 4. There is another stairway at the rear of the home. That stairway also does not meet the building code and is deficient in many ways, such as handrails, guards and stair treads and a width of only 33". The access width to the stairs is only 24", less than the 36" width required by code. Larson Associates, Inc. Architects and Engineers Larson Associates, Inc. 763-682-9531 p.4 5. The landing at the bottom of the stairs is too short 6. At the top of the rear stairs the guardrails is too low and the . openings in the railing are too wide to meet the building code. 7. The stairwayto the basement also has multiple code deficiencies. The stairways in this home would require additional floor space to re-build. Because of their locations within the home it is very impractical to modify these stairs. 8. Many of the doors within the house are too small to provide proper access or egress from the spaces_ 9. The floor of the living room is sagging substantially due to settlement of the supporting beams and footings. 10. The wood floors are water stained. 11_ The interior of the home shows signs of extensive deterioration. . There are many areas of missing plaster, lack ofpaint, paint flaking off of the walls. Some of these areas have been patched but the quality of the repair work is very poor_ Much of the repair work has been an attempt:to cover up the extensive, long term water damage. 12. The walls of many of the rooms are not finished. Some have been sheetrocked, taped, and then not painted. 13. There is not afire separation at the wall between the garage and the house. There also is not a fire separation at the ceiling between the garage and the upper sunroom. Both fire separation as required by code. The door between the garage and house should be a fire door. 14. The attic access is open with only a screen covering the access. The access is also too small to meet code. 15. The existing roof structure is sagging and has been propped up with steel posts_ The roof framing is not structurally adequate and should be rebuilt. The attic insulation is inadequate. 16. No vapor barriers are present in this building. The interior moisture can penetrate the upper ceilings and exterior walls and become entrapped in the structure and insulation. 17. The attic space is not properly ventilated, allowing moisture to build up and causing damage to the structure. 18. There are not egress windows in the bedrooms of the home. This is a violation of the building code. 19. There are no smoke detectors in the bedrooms. 20. The dining room glass doors have non-tempered glass which is a safety concern, and code deficiency. 21. The basement height is less than 7'-0" making it unusable as habitable space. 22. There is not an egress window in the basement, causing a safety hazard and code violation. gill!Larson Associates, Inc. Architects and Engineers November 23, 2009 from the inside > out Scott Busyn Great Neighborhood Homes 5018 Arden Avenue Edina, MN 55424 RE: FINAL REPORT — Moisture and Mold Evaluation 4505 Arden Avenue, Edina, Minnesota Mr. Busyn: Building Environmental Management Corporation (BEM Corp.) is pleased to provide you with this final report on the conditions assessment performed of the residence located at 4505 Arden Avenue in Edina, Minnesota on November 19, 2009. The purpose of the conditions assessment was to determine if the home has significant deficiencies related to water intrusion, mold growth contamination or evidence of water damage that may be compromising the integrity of the home as well as the structure. The area of focus for the evaluation was the interior and exterior of the home and included a visual inspection of each room, each floor and the exterior condition of the home. Additionally, thermal imaging of the home was performed on the exterior and interior of the building envelope to identify any areas of water intrusion damage or related concerns that could lead to structural damage or mold growth contamination. The home has significant deferred maintenance issues related to poor drainage, roof structural damage, stucco related failures, improper or missing flashing details, etc. that all have contributed to the infiltration of water and water damage to specific building systems associated with the property. The resulting water damage has impacted the windows, ceilings, walls and flooring in various areas within the home. The ongoing and continued water intrusion has resulted in visual fungal growth contamination on various building materials in the home as well. BEM Corp. was hired by Mr. Busyn to perform the conditions assessment, including photographic documentation of the exterior of the home and the indoor environment within the home as well as determine if residual mold contamination issues exist. The inspection procedures were performed consistent with the intent of the ASTM Standard E2418. The following report outlines the findings of the conditions assessment performed on November 19, 2009. 1 building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743 4769 F - 651 286.2665 www bem-corp.com 2.0: GENERAL OBSERVATIONS - PHOTOGRAPHIC DOCUMENTATION View of the front elevation of the home. Front view — chimney — water damaged stucco and wood rot of window soffit. Front view — chimney — water damaged stucco and wood rot of window soffit. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743 4769 F - 651.286.2665 www.bem-corp.com Front view — chimney / roof intersection — water damaged stucco and wood damage to the fascia. Front view — front stoop — water damaged stucco and poor seal / flashing at concrete intersection. Front view — front stoop handrail — water damaged stucco and poor seal / flashing at rail intersection. building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743.4769 F - 651.286.2665 wwv;Lbem-corp.com Front view — water damaged stucco and no flashing above window. Water damaged wood window framing. Front view — water damaged stucco and poor flashing at roof intersection. Front view — window framing water damage. building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.hem•corp.com Front view — water infiltration in lower level window well. Front view — water damaged stucco and poor water capture of roof. Water damaged and rotted wood soffit and fascia. Front view — water damaged stucco along chimney. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Front view — water damaged stucco and no flashing above window. Water damaged wood window framing. Front view — water infiltration in lower level window well. Foundation cracking and slab pulling away from foundation. Front view — water damaged stucco and no flashing above window. Water damaged wood window framing. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www bem-corp.com Front view — front stoop — water damaged stucco and poor seal / flashing at concrete intersection. Front view — front stoop — water damaged stucco and poor seal / flashing at handrail intersection. North facing view — water damaged stucco and poor seal / flashing at roof / wall intersection. building environmental management corp. 4506 SE 1091h avenue - clear lake, minnesola 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com North facing view — water damaged and rotten wood window frame. This condition was typical for a majority of the windows in the home. North facing view — poor application of caulk at frame / stucco intersection. North facing view — water damaged stucco and poor seal / flashing at light fixture intersection. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T 320.743.4769 F - 651.286.2665 www.bem-corp.com North facing view — water damaged stucco and grading along home was pulling away from foundation allowing water to infiltrate along foundation wall. North facing view — water draining from roof to grade and into window well allowing water to infiltrate along foundation wall. North facing view — water damaged stucco exterior, poor drainage and poor stucco exterior repair. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com North facing view — water damaged stucco exterior, poor window flashing and wood frame rot noted. Northeast facing view — water damaged stucco exterior, poor drainage and poor stucco exterior repair. Northeast facing view — water damaged stucco exterior, poor drainage and poor stucco exterior repair. building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T • 320.743 4769 F - 651.286.2665 www.bem-corn com North facing view — water damaged stucco exterior, poor drainage and poor stucco exterior repair. North facing view — water damaged stucco exterior, poor window flashing and wood frame rot noted. Northeast facing view — water damaged stucco exterior, poor drainage and poor stucco exterior repair. 11 building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743.4769 F - 651 286.2665 www.bem-corp.com North facing view — water damaged stucco exterior, poor flashing and wood soffit / fascia water damage and rot. North facing view — water damaged stucco exterior, no flashing and wood window frame water damage and rot. East facing view — water damaged stucco exterior, poor drainage and wood window frame water damage and rot. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www bem-corp.com South facing view — water damaged stucco exterior, poor flashing and structurally compromised awning. South facing view — water damaged stucco exterior, poor flashing and structurally compromised awning. South facing view — water damaged stucco exterior, poor flashing and structurally compromised awning. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com South facing view — water damaged stucco exterior, poor flashing and roof water drainage. Southeast facing view — water damaged stucco exterior, poor flashing and water damaged and rotted soffit / fascia. Lower level — damaged hot water pipe insulation. Unknown as to what type of materials this may be (asbestos, etc). 14 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Lower level — water damaged subfloor for the main level due to bathroom leaks. Visual mold growth and wood rot identified on the surface of the wood subfloor. Lower level — water damaged foundation wall along north facing side of home. Visual mold growth identified on the base of the wall near floor. Lower level — water damaged foundation wall along north facing side of home. Visual mold growth identified on the base of the wall near floor. building environmental management corp. 4506 SE 109th avenue - clear lake. minnesola 55319 T - 320.743 4769 F - 651.286.2665 www bem-corp.com Lower level — water damaged foundation wa►l along north facing side of home. Visual mold growth identified on the base of the wall near floor. Lower level — water damaged ceiling due to water leaks on main level (bathroom and or kitchen). Visual mold growth identified on the exposed subfloor sections in lower level. Lower level — water damaged foundation wall and ceiling along north facing side of home. Concrete delamination was noted at the base of the wall. building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743 4769 F - 651.286.2665 www.bem-corp.com North facing view — water damaged stucco, poor seal around wall penetration, which is allowing water to infiltrate into building envelope. North facing view — water damaged stucco, poor flashing at window and wood damage and rot of window frame. North facing view — water damaged stucco and poor drainage at grade, which is allowing water to infiltrate the foundation wall system. 17 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Northeast facing view — water damaged stucco, poor flashing at windows and wood damage and rot of window frames. North facing view — water damaged stucco, poor flashing at window and wood damage and rot of window frame. North facing view — water damaged stucco, poor flashing at window and wood damage and rot of window frame. 18 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.hem-corp.com North facing view — water damaged stucco, poor flashing at roof details and rotten soffit / fascia along rear porch roof of home. North facing view — water damaged stucco, poor flashing at window and roof details. East facing view — water damaged stucco, poor flashing at roof details and rotten soffit / fascia along rear porch roof of home. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743 4769 F - 651.286.2665 www.bem-corp.com East facing view — water damaged stucco, poor flashing at door details and rotten wood framing. East facing view — water damaged stucco, poor flashing at window details and rotten wood framing. East facing view — water damaged stucco, poor flashing at roof and parapet details and rotten soffit / fascia along rear porch roof of home. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www,bem-corp.com East facing view — water damaged stucco, poor flashing at roof and parapet details and rotten soffit / fascia along rear porch roof of home. East facing view — water damaged stucco, poor flashing at roof and parapet details and rotten soffit / fascia along rear porch roof of home. Also, no safety railing in place above porch. East facing view — water damaged stucco, poor flashing at roof and parapet details and rotten soffit / fascia along rear porch roof of home. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com South facing view — water damaged stucco, poor flashing at window details and rotten wood window framing. Also, poor flashing at roof and parapet details and rotten soffit / fascia along rear porch roof of home. South facing view — water damaged stucco, poor flashing at window details and rotten wood window framing. South facing view — water damaged stucco, poor flashing at roof and parapet details and rotten soffit / fascia along rear porch roof of home. 22 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651:286.2665 www.hem-corp.com Ilakirt:044-00 !Oak ‘‘‘ South facing view — water damaged stucco, poor flashing at window details and rotten wood window framing. Also, poor flashing at roof and parapet details and rotten soffit / fascia along south facing side of home. South facing interior wall — water damaged interior stucco under the windows. Second floor ceiling — above stairway — water damaged ceiling was patched. There are visual signs of water staining and related damage noted. 23 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Second floor ceiling — above stairway — water damaged ceiling was patched. There are visual signs of water staining and related damage noted. Second floor — water stains on top of door frame due to infiltration from the roof and attic. There are visual signs of water staining and related damage noted. Second floor southwest bedroom — west facing wall and ceiling water damage. There are visual signs of water staining and related damage noted due to leakage around the exterior chimney construction. 24 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Second floor southwest bedroom — west facing wall water damage. There are visual signs of water staining and related damage noted due to leakage around the windows. Second floor southwest bedroom — south facing wall water damage. There are visual signs of water staining and related damage noted due to leakage at the base of the wall. Second floor southwest bedroom — south facing wall water damage. There are visual signs of water staining and related damage noted due to leakage around the windows. 25 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www,bem-corp.com Second floor southwest bedroom — south facing closet wall water damage. There are visual signs of water staining and related damage noted due to leakage at the base of the wall. Second floor northwest bedroom — west facing wall water damage. There are visual signs of water staining and related damage noted due to leakage around the windows. South facing view — water damaged stucco exterior, poor flashing and structurally compromised awning. 26 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Second floor — hallway wall / door frame water damage. There are visual signs of water staining and related damage noted due to water infiltration through the roof and attic systems. Second floor — southeast bedroom closet water damage. There are visual signs of water staining and related damage noted due to water infiltration through the roof and attic systems. Second floor — southeast bedroom closet water damage. There are visual signs of water staining and related damage noted due to water infiltration through the roof and attic systems. 27 building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Second floor — southeast bedroom flooring water damage. There are visual signs of water staining and related damage noted due to water infiltration through the windows and perhaps hot water radiation system failures. Second floor — southeast bedroom flooring water damage. There are visual signs of water staining and related damage noted due to water infiltration through the windows and perhaps hot water radiation system failures. Second floor — southeast bedroom wall water damage. There are visual signs of water staining and related damage noted due to water infiltration through the roof system. 28 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corn.com Second floor — southeast bedroom wall water damage. There are visual signs of water staining and related damage noted due to water infiltration through the roof system. Second floor — southeast bedroom wall water damage. There are visual signs of water staining and related damage noted due to water infiltration through the roof system. Second floor — east stairway. The door to the second floor east patio / porch opens above the stairway, which is a serious safety hazard for the occupants. 29 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Second floor — east stairway. The door to the second floor east patio / porch opens above the stairway, which is a serious safety hazard for the occupants. Second floor — east facing wall and ceiling in porch / patio water damage. There are visual signs of water staining and related damage noted due to water infiltration through the window and roof systems. Second floor — east facing wall in porch / patio water damage. There are visual signs of water staining and related damage noted due to water infiltration through the window and roof systems. 30 building environmental management corp. 4506 SE 109tH avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651 286.2665 www.bem-corp.com Second floor — south facing wall in porch / patio water damage. There are visual signs of water staining and related damage noted due to water infiltration through the window and roof systems. East entry to garage — Note the inadequate clearance into the garage. To improve this condition would require significant structural renovation to repair. Garage under east side of home — Note the severe and significant visual signs of water staining, wood rot damage and mold growth contamination present on the framing and second floor subfloor systems. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T • 320.743.4769 F - 651.286.2665 www.bem-corp.com Garage under east side of home — Note the severe and significant visual signs of water staining, wood rot damage and mold growth contamination present on the framing and second floor subfloor systems. Garage under east side of home — Note the severe and significant visual signs of water staining, wood rot damage and mold growth contamination present on the framing and second floor subfloor systems. Garage under east side of home — Note the severe and significant visual crack in the structural perimeter wall. The crack is greater than 1/4 inch wide and is illustrating failure in the wall system. 32 building environmental management corp. 4506 SE 109th avenue - clear lake. minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com Southeast facing exterior view — Note the severe and significant visual signs of water staining and stucco damage present. The roof drainage is not adequately redirected away from the home, which has led to excess water impaction damage to the stucco wall material. South facing view — water damaged stucco exterior, poor flashing and structurally compromised awning. West facing exterior view — Note the severe and significant visual signs of water staining and wood rot damage present. The stucco wall system is also heavy stained and water damaged in this location. 33 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com East facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. East facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. West facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. 34 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com North facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. North facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. North facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem•corp.com North facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. South facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. North facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. 36 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com West facing interior view (living room near chimney) — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. West facing interior view (living room) — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. Southeast facing exterior view — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. 37 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com South facing interior view (upper level southwest bedroom) — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. South facing interior view (upper level southwest bedroom) — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. Northwest facing interior view (upper level northwest bedroom) — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. 38 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T • 320.743.4769 F - 651.286.2665 www.bem-corp.com West facing interior view (upper level southwest bedroom near chimney construction) — Note the dark discolorations (black and blue) are indicative of anomalies that are consistent with water intrusion in the thermal scanned building materials. Continued water incursion in the building envelope can cause mold growth to the structure and wood rot damage. 3.0 CONCLUSIONS AND RECOMMENDATIONS The following conclusions and recommendations are outlined specifically to address the conditions assessment performed on November 19, 2009. â Based on the visual inspection performed on the exterior of the home, BEM concludes there is significant visual evidence of water intrusion damage to the stucco cladding, chimney system, roof system parapet walls, soffits, eaves and fascia. The entire extent of the water damage and potential structural wood damage or rot is unknown at the time of this evaluation; however, the water damage to the stucco is significant and has likely caused extensive damage to the sheathing materials and possibly the wood framing around the entire building envelope located above grade. The photographic documentation supports these findings. â Based on the visual inspection performed on the interior of the home, BEM concludes there is significant visual evidence of water intrusion damage to the walls, flooring and ceilings throughout the home. Additionally, there is strong evidence of window failures, roof failures and drainage failures that have led to significant and uniform water incursion damage of the interior finish materials. The entire extent of the water damage and potential structural wood damage or rot is unknown at the time of this evaluation; however, the water damage to the interior wall, floor and ceiling systems is significant and has likely caused extensive damage to the entire building envelope located above grade. The photographic documentation supports these findings. â Based on the visual inspection performed on the interior of the home, BEM concludes there is visual mold growth contamination in the lower level on the exterior foundation walls, the subflooring system in the upper level east facing porch, the ceiling structure of the garage and upper level ceiling associated with the attic and roof leak conditions as noted. 39 building environmental management corp. 4506 SE 109th avenue - dear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www.bem-corp.com The thermal imaging evaluation performed as part of this condition assessment indicates there are numerous and uniform anomalies to the building envelope of the home. BEM concludes these anomalies are likely indicative of significant evidence of water intrusion throughout the home. . The entire extent of the water damage and potential structural wood damage or rot is unknown at the time of this evaluation; however, the thermal imaging evidence is significant and has likely caused extensive damage to the entire building envelope located above grade. The thermal imaging photographic documentation supports these findings. In summary, the overall condition of the home with respect to the building envelope, roof system, drainage, foundation and structure is poor overall. The deferred maintenance and lack of overall care to the property has caused the home to become a potentially unsafe structure. The indoor environmental contamination, water damage as well as structural deficiencies have resulted or potentially resulted in massive deterioration of the property. The home is no longer a representation of the neighborhood in its current condition and is considered to be a safety concern due to excessive water damage and construction defects associated with this property. Recommendations: o BEM recommends complete removal of the stucco cladding throughout the entire home. This includes the stucco located above grade and to the roof level. All associated wood sheathing and structural framing, rim joists, etc. should be replaced as needed or throughout if these materials are deemed unrestorable. o The roof system has a structure failure and should be repaired or replaced if necessary. There is strong evidence the roof has and is leaking so complete removal and reconstruction including structural repair should be performed to properly restore the building. o The exterior chimney should be removed and replaced. The visual evidence of water damage as noted on both the interior and exterior portions of the building envelope associated with the chimney is indicative of severe water damage. o The water damaged and mold contaminated interior building materials throughout the home as outline in the above sections should be remediated per the IICRC S520 Standard for Professional Mold Remediation. This includes all water impacted, mold contaminated, water damaged and water stained building materials on the lower, main and upper levels of the home. A professional mold remediation firm should be contracted to perform this work throughout the impacted areas of the home 40 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.286.2665 www,bem-corp.com o The ceiling framing and upper level porch subflooring materials as noted from the garage should be replaced to remove the wood rot and structural damage noted. o The windows throughout the home should be removed and replaced throughout the home. All wood rot associated with the window wall framing, trim framing and exterior sill and trim framing should be removed and replaced throughout the home. o The drainage around the entire perimeter of the home should be corrected. The sidewalk or immediate perimeter grade along the foundation should be removed, regraded and replaced throughout. This also includes redirection of the roof drainage away from the foundation. o The south facing awning should be removed and replaced if desired. This item is clearly an unsafe structure and could collapse under snow load, wind damage, etc. This system is also not properly flashed so this would also have to be corrected. o Due to the construction deficiencies and outdated building code issues identified during the conditions assessment, BEM recommends correcting all of the applicable building code, state code and / or local code violations and safety hazards that apply. Additionally, due to the extensive recommendations outlined in this section it may be necessary to completely update the building code deficiencies throughout the home per the state and local code requirements. 41 building environmental management corp. 4506 SE 109th avenue - clear lake, minnesota 55319 T - 320.743.4769 F - 651.28612665 www.bem-corp.com STANDARD OF CARE Information provided in this document is based upon current and generally recognized scientific and technical understanding of the issues presented. Indoor air quality problems can have many causes, which are not readily apparent. In addition, some causes may be masked or hidden by conditions or activities within the building. As a result, the conclusions and recommendations do not guarantee that all factors have been identified and that all issues will be resolved if the recommendations are implemented. The conclusions and recommendations made in this document are our professional opinion and are based on the observations made and conditions present at the time of the investigation, discussions with individuals involved, and the results of tests and/or measurements performed. Following or implementing the recommendations does not provide complete protection from future building occupant irritation or possible health consequences that may be caused by indoor environmental conditions. No warranty is implied or intended. Sincerely, 440,02e_ Slade K. Smith, Registered Professional Industrial Hygienist (RPIH) Registered Construction Inspector (RCI) BEM Corporation 42 building environmental management corp. 4506 SE 109th avenue - clear lake. rninnesota 55319 T - 320.743.4769 F - 651 286.2665 www.bem-corp.com