90-1537 � � � � � � V � , ,
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Counci l Fi le # , 0-/.537
Green Sheet # _��
RESOLUTION
� OF SAINT PAUL, MINNESOTA �-�
P
i £
Presented By �.,�,�,.�
Referred To Committee: Date
WHEREAS, David erg and Josephine Berg Simes as owners applied for a building
pernut to demolish he Mannheimer-Goodkind House located at 270 West Seventh
Street, which house is listed on the National Register of Historic Places as one of the
significant houses in the Irvine Park Historic District;
WHEREAS, followi g a public hearing the Heritage Preservation Commission acting
pursuant to Section 3.07 of the Saint Paul Legislative Code by its Resolution No. 1036
adopted September 4, 1989, made the following findings:
(1) Th Mannheimer House is listed on the National Register of
Historic Plac s as one of the significant houses in the Irvine Park Historic
District, is ca egorized as pivotal to the locally designated Irvine Park
Heritage Pres rvation District, is among only a handful of remaining good
examples of t e French Second Empire style in the Twin Cities, and serves
as a wonde 1 compliment to the Alexander Ramsey House, a more
ornate examp e of this style on the same block, the only other French
Second Empi e style house in the Irvine Park District, and the most
important arc itectural landmark in the district;
(2) Los of the French Second Empire style double house at 270 W.
Seventh St. w uld harm the district's representation of 19th century
residential de elopment and the districts interpretation of the of those who
provided the olitical, economic, military, medical and religious leadership
that shaped th territorial and state capitol at Saint Paul;
(3) De olition of the Mannheimer House at 270 W. Seventh, the
only building i the Irvine Park District along W.Seventh Street which is
contributing t the district, would harm the district's connection to Fort
Road and the omplimentary local and national register designated
Rochat-Louise Sauerwein Block across the street;
(4) The National Register Nomination Form for the Irvine Park
Historic Distri t, written in 1973, states that the Mannheimer House "is
unchanged exc pt for the stucco resurfacing and the rebuilt front
porch,[is]now sed as a boarding house,[and]is well maintained and in
good condition'; the house was renovated and opened as a bed and
breakfast hoste ry in 1981;
(5) In 1 86 the current owners had plans to restore the house for
use as office s ce for Saint Paul Steel Supply Company, and the HPC
approved plans for restoration of the front porch and front facade of
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�e buildin and for work in the front ard with the exce tion of a
g Y P
proposal to dd bay windows to the front of the building and to add a
circular driv in the front yard; without a circular drive and bay windows,
the applican decided not to proceed with their plans to renovate the
building and have allowed it to rapidly deteriorate;
(6) e applicants have indicated they now have no interest in
restoring the building and state they would give the building to the city if
the city want it;
(7) e Division of Public Health has detemuned that, because of
its deteriorat d condition, the house at 270 W. Seventh is a dangerous
structure; th have notified the owners that a list of deficiencies must be
repaired or t e building must be torn down by September 25, 1989, or the
Division of ealth will refer the matter to the City Council to receive
authority to e the house;
(8) Be ause the Mannheimer House is listed on the National
Register of istoric Places as part of the Irvine Park Historic District, an
Environment 1 Assessment Worksheet (EAW) must be prepared before
the city may ' sue a permit for demolition of the building; an EAW has
not yet been repared, and this requirement would now preclude city
issuance of a ermit to demolish the building by September 25, 1989;
(9) Th applicants state they cunently have no plans for
constructing new building on the property with which to compare the
economic val e or usefulness of the eausting building;
(10) P rt of the significance of the Mannheimer House is related to
its etcisting lo tion; while it would be good to move the house back to the
front of the 1 (it was moved to the rear of the lot when West Seventh St.
was widened i 1933), the Mannheimer House should ideally not be
moved to a di ferent lot;
and denied the appli ation for permit to demolish the Mannheimer House,
recommended that t e City conduct a study to identify alternatives and assess the
feasibility of reuse of the building, and requested the Planning Commission to review
and comment upon t e possibility of City acquisition of the property;
WHEREAS, pursuan to Section 73.07(h) of the Legislative Code, on September 21,
1989, the owners file an appeal from the determination of the Commission on the
grounds that it was:
(a) arbi rary and capricious,
(b) cont ary to the Dangerous Structure Notice issued by the
Division of Pu lic Health on August 25, 1989, and the Notice of
Condemnation and Order to Vacate issued by the Department of Fire and
Safety Services on September 6, 1989,
(c) not s pported by the evidence, and
(d) irrel vant and unnecessary because Commission review under
Section 73.07(a (4) is specifically exempted for structures required to be
demolished un er Chapter 45 of the Legislative Code or Chapter 463 of
Minnesota Sta tes;
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WHEREAS, on Se tember 28, 1989, the City Council referred the appeal to its
Committee on Hou ing and Economic Development which matter was scheduled for
consideration befor the Committee on October 25, 1989, with continuances at the
request of the own rs' attorney to November 8, 1989, November 22, 1989, and
December 27, 1989 on which later date the Committee heard from the owners, City
staff and interested persons and recommended denial of the appeal, and directed staff to
effect the securing f the building, to undertake with involvement of the owners and
neighbors a reuse s dy including the feasibility of relocating the building, and to report
to the City Council soon as possible, but no later than within 90 days;
WHEREAS, the Ci staff commissioned John Gelderman of Gelderman Real Estate
and Thomas R. Za n of Thomas R. Zahn & Associates to conduct a reuse study and a
document entitled, ' e Mannheimer-Goodkind House Reuse Study" dated April 1990,
("Reuse Study") was prepared by these persons which Reuse Study identified four
alternative uses of t e property, assessed the financial and development feasibility of
these altematives d recommended demolition of the back wing of the building and
reuse of the main st cture, alone or with a reconstructed back wing, as a youth hostel
conventionally finan ed with a low interest rehabilitation loan from the City for 21% of
the cost (31% if the back wing is reconstructed);
WHEREAS, the He 'tage Preservation Committee after considering the Reuse Study, by
Resolution No. 90-5 adopted April 12, 1990, recommended to the City Council, after
review and commen by the Planning Commission, that the City acquire the
Mannheimer-Good nd House property by gift, negotiation or eminent domain, that the
City consider uses w ich would maintain the House at 270 West Seventh Street,
including sale of the property to the Minnesota Council of the American Youth Hostels
Inc., and that if dem lition of the building is considered, historical documentation of the
building be required according to Level II documentation standards of the American
Building Survey and iled with the Minnesota Historical Society and the Heritage
Preservation Commi sion;
WHEREAS, the Di sion of Public Health, Department of Community Services issued
an order identified a "Nuisance Building Notice" dated January 22, 1990, a copy of
which is attached an incorporated as part of this resolution by reference; this order was
served upon the own rs in accordance with the provisions of Chapter 45 of the Saint
Paul Legislative Cod and informed them that the structure on 270 West Seventh Street
constituted a nuisanc under Chapter 45; and this order, among other things, directed
the owners to prese e the structure in its present condition until a determination
regarding the feasibil ty of rehabilitating it was completed;
WHEREAS, the own rs have taken no action to comply with the January 22, 1990
notice and order, an as a result, the Division of Public Health requested a public
hearing before the Ci Council for April 19, 1990, which hearing was duly held upon
notice personally se d upon the owners; and
WHEREAS, the own rs appeal of the Commission's denial of their application for
building pemut to de olish the Mannheimer-Goodkind House was also heard by the
City Council on April 19, 1990, in a joint hearing at which hearing all interested parties
were given an opport nity to be heard and the minutes and findings of the Heritage
Preservation Commis ion, order of the Division of Public Health, reports of staff and all
other relevant files a records was considered; now therefore, be it
I.
RESOLVED, upon th appeal from the determination of the Heritage Preservation
Committee, the Coun il �nds:
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1. That the findings of the Heritage Preservation Commission
were not ch lenged in any material respect by the owners in presenting
their appeal;
2. That the owners have no present plans to develop the
property and intend to use it for parking in the event their appeal is
granted;
3. That following a fire in the building, but without first
obtaining a rmit, the owners allowed the interior of the building to be
stripped and hat in the process support timbers and wall joists were cut
through with a chain saw;
4. That the owners have taken no affirmative steps to correct
the damage one in the property in the stripping process;
5. That action to support and secure the building is feasible and
that a contra tor with experience in historic building renovation has
offered to un ertake such work for $1 and the cost of permits;
6. at before the City could grant a building permit to
demolish the uilding which is on the National Register of Historic Places,
an Enviromm �tal Assessment Worksheet (EAW) process must be initiated
and that the wners as "proposers" of the demolition action have not
submitted co pleted data portions of an EAW for City consideration; and
7. at the owners offered no evidence that no feasible and
prudent alter ative to demolition exists or that demolition is consistent
with the publi health, safety and welfare.
RESOLVED FiJR ER, upon the foregoing findings the City Council determines:
1. at the findings and determination of the Heritage
Preservation ommission are affirmed.
2. at the exception to the requirement for HPC review of the
demolition pe it application under Section 73.07(a)(4) does not apply
until the Coun il has ordered demolition pursuant to Chapter 45 of the
Legislative Co e or Chapter 463 of Minnesota Statutes.
3. at the owners appeal from the determination of the
Heritage Prese ation Committee is in all things denied.
II.
RESOLVED, upon t Division of Public Health notice and order the City Council
finds:
1. at the owners, interested parties and responsible parties
with respect to the property are David A. Berg and Josephine Berg Simes
were properly s rved notice of the April 19, 1990 hearing upon the
Division of Pu ic Health notice and order respecting the property at 270
West Seventh reet, Saint Paul, Minnesota.
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2. That there are now and have been since August, 1989,
multiple inte ior and exterior Housing Code and Building Code violations
in existence t the subject property.
3. That the Department of Fire and Safety Services on
September 1 , 1989, condemned this structure as an "Unsafe Building"
under Articl 2.201(b) of the Minnesota Uniform Fire Code and that the
building is st 1 subject to this condemnation order.
4. That the rear addition to the building located on the subject
properiy has ad its interior structural supports cut through causing the
roof to sag d the rear addition to be destabilized.
5. at the Division of Public Health has monitored the
condition of t e property and has observed progressive sagging of the rear
addition whic if not corrected will eventually result in the collapse of the
rear addition.
6. at in its present condition the three story masonry and
wood frame c nstruction main structure is a nuisance as defined under
Section 45.02, subd. 11 of the Saint Paul Legislative Code, in that it is a
building whic has created a dangerous or unhealthy condition or which
threatens the ublic safety within the City.
ORDER
RESOLVED FINAL Y, that the Council of the City of Saint Paul makes the following
order:
1. e owners, interested and responsible parties and their
assigns shall m ke the Subject Property safe and not detrimental to the
public peace, ealth, safety, and welfare by securing the property from
trespass and b buttressing the building to provide adequate structural
support to pre ent further sagging thereby making it safe from collapse.
The repairs or ered in this resolution shall be completed within ten (10)
days of the dat of mailing of this resolution.
2. I the conective action described in paragraph 1 above is not
completed with n the ten (10) day time period, the proper City officials are
authorized to t ke whatever steps are necessary to secure the building and
to prevent furt er sagging or possible collapse including filing in district
court under Mi nesota Statutes Section 463.161, a motion for summary
enforcement of this order and for the cost of such repairs to be charged
against the pro erty as provided under Minn. Stat. sec. 463.21.
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3. In the event the structure is to be repaired by the City, the
owners sh 1 provide access to the structure to City staff and all contractors
employed y the City to take the corrective action required by this order.
4. IT IS FURTHER ORDERED, that a copy of this resolution
be served pon the owner of record or such owner's attorney and upon all
lienholder of record.
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--------------- ----- - ------ --------- -------------�=__________________________________
Yeas Na s Absent Requested by Department of:
Dimon
Goswttz
Lon
Macca ee
Rettman
T une
Wi son BY=
_________________�_ _—�____—_________
Adopted by Council: Da e
AUG ��� Form Approved by Cit Attorney
Adoption Certified by C uncil Secretary BY. T G
By: �
� 1990 A�r ved by Mayor for Submission to
Approved ¢� Mayor: Dat �G � i Council
. ,
By. �►�iii�l,G%'� By:
&
���.��ED SEP - 8 iy90.
� � ��0-��3�
DEPARTM@NT/OFFICFJCOUNqL DATE INITIATED GREEN SHEET No. 1 ���
Legislative Op�►z�.�;t#,n / it Councii 8 22 90 �mwo�re INITIAUDATE
CONTACT PER80N 6 P110NE �DEPARTMEN7 DiFiECTOR �GTY COUNqI
Dave T �� ❑CITY ATTqiNEY �ITY CLERK
MUBT 8E ON COUNdL AdENDA BY(DAT� IpU71N0 �BUDOET OIRECTOH �FIN.8 A�3T.�RVICE8 DIR.
�MAYOR(OR A881STAN1] �
TOTAL#►OF SIQNATURE PAQES (CLIP ALL LOCATIONS FOR SIONATUfi�
ACT10N REOUESTED:
Resolution adopted ordering the securing of the structure at 270 West 7th Street to
provide adequate s ructural support.
F�COM�rao�TiONS:Mw�+(N a►�(� COUNqL COMMITTEE/RdEARqI REPORT AL
_PLANNINO CO�AMI3SION —qVIL RVIC:COMMI$810N ��Y8T PF�IE NW.
_GB COMMITTEE _
_STAFF _ COMMENTS:
_DISTRICT COURT _
BUPP�iT$WHldi OOUNpI OBJECTIVET
INITIATINO PROBLEM,188UE.OPPORTUNITY ,Whet,Whsn.WMw.Why):
Dangerous structure at 270 West 7th Street.
ADVANTAQES IF APPROVED:
Restoration of a hi toric structure.
RFCEIVED
DISADVANTAf3iES IF APPROVED:
No disadvantages. C�YY CLEht�
DI8ADVANTAOE8 IF NOT APPF�VED:
Loss of a historic ite in the city.
! COU��ia �R��eA� C,�l�l�
,
� AUG �3�
TOTAL AMOUNT OF TRANBACTION � C08T/REVENt��OA�T�(CIRCLE ONE) YES NO
FUNDINO 80URCE ACTIVITY NUMBER
FINANqAL INFORMATION:(EXPWN)
n�. . . ,.
s�: '� � � �
NOTE: COMPLETE DIRECTIONS ARE INCLUDED IN THE(3REEN 8HEET INSTRUCTIONAL
MANUAL AVAILABLE IN THE PURCHASINi'a OFFICE(PHONE NO.298-4225).
ROUTINO ORDER:
Below ers preferred routinpe for ttn fivs most frequent typN of doctNnsnta:
CONTF�ACTS (assumss authoriz�d COUNqL RE30LUTION (Amend, Bdgfs./
budget sxfats) Acc�pt.OraMs)
1. Outside/�Qsncy 1. DspartnMnt Dinctor
2. Initiating DspeRment 2. Budget DiroCtor
3. Gty Attomsy 3. Ciry Attorn�y
4. May�or 4. May�oNAs�MtaM
b. Flnancs d Mpmt Svcs.Director 5. qly CouncN
6. Flnance AacouMing 8. Chisf�untant. Fln 8 Mgmt Svca.
ADMINISTRATIVE OROER ��, OOUNqL RESOLUTION �and ORDI�NANCE
1. Activity Manaper 1. Inkiatinp DepertmoM Director
2. Da�rtment 1�►ccaur►tant a• �Y�eY
3. M UfN�taM
4. Bu�dpst��Director�� 4. CIty�COWidI
5. City Clerk
8. Cfibf Accountant, Fin&Mpmt Svca.
ADMINISTRATIVE ORDERS (all othsrs)
1. tnitiaUng DspaRmer�t
2. City Attor�sy
3. May�oNAs�stant
4. dty Cls�it
TOTAL NUMBER OF 31ONATURE PAOES
Indicate the#�of ppes on whk�signatur�are requlred and papsrcNp
each of thsse ss.
ACTION RE(HJESTED
Dsac�ibs vrhat tM projsct/nqwat�ks t�accornplbh in�thsr chroralopl-
c�l order or order of importarKS.rrhicl�sv�sr is nast appropriate for tFre
issue. Do rwt v�ite compNte s�tenos�. 8sgin each item in yuur Ii�t with
a verb.
RECOMMENDATIONS
Canplets if ths lesus in que,tbn has besn pressnt�d bsfore ury body, public
or private.
3UPPORTS WHICH COUNGI OBJECTIVE?
tndic�te which Council o�cthre{s)Y�P��9�s�PPo�bY��
ths key wrord(s)(HOUSIN(i,Ff�CREATION, NEICiHBORHOOD8, ECONOMIC DEVELOPMENT,
BUDQET, SEWER SEPARATION).(SEE OOMPLETE U3T IN INSTRUCTIONAL MANUAL.)
COUNGL OOMMITTEE/RESEARCH REPORT-OPTIONAL AS REOUE8TED BY COUNqL
INITIATINO PROBLEM, 13SUE,OPPORTUNITY
Explatin the sitwtbn or condidons that crearted a nesd br your pnojsct
or request.
ADVANTAOES IF APPROVED
Indicate whNMr thb b simply an�nnual bud�et procsduro roquirod by law/
charter or whetMr there vs tpscMc in which the Gty of 8aint Paul
and its cidzens wlll b�nslit irom thls�action.
DISADVANTAOES IF APPROVED .
What nepettive slfecxs or rtw�jor chan�es to exiating or past proceseas might
this ProkcU►e4uat prodt�co if it is paseed(s.g.,traiNc delerys, noise,
tax increeaes or aa�msnb)?To Whom�When?For hanr long?
DISADVANTAOE8 IF NOT APPROVED
What will be ths r�epativs conspwnc�s N tha promiaed actfon is not
approved4 InabNihr to dslive�ssrvk:s?Continued hiOh tratNc, noi�,
accident rats?Loes of rsvenus?
FlNANqAL IMPACT
Although you mt�at tailor ths information you provide here to the issue you
are addreaainq,in g�neral you muet answar two questio�a: How much is it
�oing to o�t?Who is going to pey?
. , �� _ ,�.�.� 7
�C�tT O�
�� :. CITY OF SAINT PAUL
p M
; �������m ; OFFICE OF THE CITY ATTORNEY
� h�
♦
"" JANE A. MC PEAK, CITY ATTORNEY
647 City Hall,Saint Paui,Minnesota 55102
RECEIVEb 612-298-5121
JAMES SCHEIBEL ������0 FAX 612-298-5619
MAYOR
May 15, 199 0 CITY Cl.ERK _
To: Albert Ols rr
City Clerk
Rosanne D' gostino
Council Re earch
Fr: Jim Hart
Assistant ity Attorney
Re: Mannheimer Goodkind House
Resolution Denying Appeal
and Orderi g Securing of Building
On April 19, 1990, the Council took the referenced action
involving the annheimer-Goodkind House by motion. Enclosed is the
reolution form lizing the motion. Please take all necessary steps
to process the Resolution so that it can be on the May 24, 1990,
Council agenda A court date has been set assuming Council action
on that date nd in anticipation of the owners possible non-
compliance. If necessary, of course, another court date can be
reserved.
cc: Councilme ers
Edwin Lee '
Steve Roy
Al1en Tors enson
. • , Council File # � ` �� �
� Green Sheet #
RESOLUTION
CITY OF SAINT PAUL, MINNESOTA
Presented By
Referred To Comnittee: Date
WHEREAS, David Berg and Josephine Berg Simes as ers applied for a building
permit to demolish he Mannheimer-Goodkind House ocated at 270 West Seventh -
Street, which house is listed on the National Register f Historic Places as one of the
significant houses ' the Irvine Park Historic Distric
WHEREAS, follo g a public hearing the Herit e Preservation Commission acting
pursuant to Section 73.07 of the Saint Paul Legis tive Code by its Resolution No. 1036
adopted September 14, 1989, made the followin findings:
(1) e Mannheimer House is 1' ted on the National Register of
Historic Pla s as one of the signific t houses in the Irvine Park Historic
District, is c tegorized as pivotal to e locally designated Irvine Park
Heritage Pre ervation District, is a ong only a handful of remaining good
examples of he French Second E pire style in the Twin Cities, and serves
as a wonde 1 compliment to th Alexander Ramsey House, a more
omate exam le of this style on e same block, the only other French
Second Emp re style house in e Irvine Park District, and the most
important ar hitectural land rk in the district;
(2) ss of the Fre Second Empire style double house at 270 W.
Seventh St. ould harm t district's representation of 19th century
residential d velopment d the districts interpretation of the of those who
provided the political, e onomic, military, medical and religious leadership
that shaped e territo a1 and state capitol at Saint Paul;
(3) D molitio of the Mannheimer House at 270 W. Seventh, the
only buildin in th rvine Park District along W.Seventh Street which is
contributing o th district, would harm the district's connection to Fort
Road and th co plimentary local and national register designated
Rochat-Loui e- uerwein Block across the street;
(4) National Register Nomination Form for the Irvine Park
Historic Dis 'ct, written in 1973, states that the Mannheimer House "is
unchanged cept for the stucco resurfacing and the rebuilt front
porch,[is] used as a boarding house,[and]is well maintained and in
good co iti n'; the house was renovated and opened as a bed and
breakf t ho telry in 1981;
(5) In 1986 the current owners had plans to restore the house for
use as office space for Saint Paul Steel Supply Company, and the HPC
approved pl for restoration of the front porch and front facade of
the building nd for work in the front yard with the exception of a
proposal to dd bay windows to the front of the building and to add a
circular driv in the front yard; without a circulax drive and bay windows,
` th� applican decided not to proceed with their plans to renovate the �o�%S`37
building and have allowed it to rapidly dete�rate;
(6) e applicants have indicated they now have no terest in
restoring the building and state they would give the build" g to the city if
the city wan it;
(7) e Division of Public Health has dete ' ed that, because of
its deteriora d condition, the house at 270 W. Sev nth is a dangerous
structure; th y have notified the owners that a lis of deficiencies must be
repaired or e building must be torn down by eptember 25, 1989, or the
Division of ealth will refer the matter to th City Council to receive -
authority to aze the house;
(8) B cause the Mannheimer Hou is listed on the National
Register of istoric Places as part of th Irvine Park Historic District, an
Environmen 1 Assessment Worksheet AW) must be prepared before
the city may issue a permit for demo 'on of the building; an EAW has
not yet been prepared, and this req rement would now preclude city
issuance of permit to demolish t building by September 25, 1989;
(9) e applicants state ey currently have no plans for
constructing new building on he property with which to compare the
economic v ue or usefulness f the existing building;
(10) art of the si ' icance of the Mannheimer House is related to
its existing 1 cation; while t would be good to move the house back to the
front of the ot(it was m ed to the rear of the lot when West Seventh St.
was widened in 1933), t e Mannheimer House should ideally not be
moved to a ifferent 1 ;
and denied the app 'cation or permit to demolish the Mannheimer House,
recommended that he Ci conduct a study to identify alternatives and assess the
feasibility of reuse f the uilding, and requested the Planning Commission to review
and comment upon the ossibility of City acquisition of the property;
WHEREAS, pursu to Section 73.07(h) of the Legislative Code, on September 21,
1989, the owners fil d an appeal from the determination of the Commission on the
grounds that it w .
(a) ar itrary and capricious,
(b) c trary to the Dangerous Structure Notice issued by the
Division of blic Health on August 25, 1989, and the Notice of
Condemnati n and Order to Vacate issued by the Department of Fire and
Safety Servic s on September 6, 1989,
(c) n supported by the evidence, and
(d) i elevant and unnecessary because Commission review under
Section 73.0 (a)(4) is specifically exempted for structures required to be
demolished nder Chapter 45 of the Legislative Code or Chapter 463 of
Minnesota S atutes;
WHEREAS, on Se tember 28, 1989, the City Council referred the appeal to its
Committee on Hou ing and Economic Development which matter was scheduled for
' � consideration befor the Committee on October 25, 1989, with continuances at the gv'���`3�
request of the own rs' attomey to November 8, 1989; November 22, 1989, and
December 27, 1989, on which later date the Committee heaxd from the owners, City
staff and interested persons and recommended denial of the pea1, and directed staff to
effect the securing f the building, to undertake with involve ent of the owners and
neighbors a reuse s dy including the feasibility of reloca ' the building, and to report
to the City Council as soon as possible, but no later than 'thin 90 days;
WHEREAS, the Ci staff commissioned John Gelde an of Gelderman Rea1 Estate
and Thomas R. Z n of Thomas R. Zahn & Associa s to conduct a reuse study and a
document entitled, 'The Mannheimer-Goodkind Ho se Reuse Study" dated April 1990,
("Reuse Study") w prepared by these persons wh' Reuse Study identified four -
alternative uses of e property, assessed the fina cial and development feasibility of
these alternatives d recommended demolition f the back wing of the building and
reuse of the main s ructure, alone or with a re nstructed back wing, as a youth hostel
conventionally fina ed with a low interest r abilitation loan from the City for 21% of
the cost (31% if th back wing is reconstruct d);
WHEREAS, the H ritage Preservation C 'ttee after considering the Reuse Study, by
Resolution No. 90-5 adopted April 12, 19 0, recommended to the City Council, after
review and comme by the Planning C 'ssion, that the City acquire the
Mannheimer-Good 'nd House proper by gift, negotiation or eminent domain, that the
City consider uses hich would maint n the House at 270 West Seventh Street,
including sale of th property to the innesota Council of the American Youth Hostels
Inc., and that if de olition of the b ilding is considered, historical documentation of the
building be require according to vel II documentation standards of the American
Building Survey an filed with th Minnesota Historical Society and the Heritage
Preservation Co ssion;
WHEREAS, the Di 'sion of blic Health, Department of Community Services issued
an order identified a "Nui ce Building Notice" dated January 22, 1990, a copy of
which is attached a d inco rated as part of this resolution by reference; this order was
served upon the o ers in ccordance with the provisions of Chapter 45 of the Saint
Paul I.egislative Co e an mformed them that the structure on 270 West Seventh Street
constituted a nuisan e u er Chapter 45; and this order, among other things, directed
the owners to prese e e structure in its present condition until a determination
regarding the feasib li of rehabilitating it was completed;
WHEREAS, the o ers have taken no action to comply with the January 22, 1990
notice and order, as a result, the Division of Public Health requested a public
hearing before the ity Council for April 19, 1990, which hearing was duly held upon
notice personally se ed upon the owners; and
WHEREAS, the o ers appeal of the Commission's denial of their application for
building permit to d molish the Mannheimer-Goodkind House was also heard by the
City Council on Ap '1 19, 1990, in a joint hearing at which hearing all interested parties
were given an oppo 'ty to be heard and the minutes and findings of the Heritage
Preservation Commi sion, order of the Division of Public Health, reports of staff and all
other relevant files nd records was considered; now therefore, be it
L
RESOLVED, upon he appeal from the detemunation of the Heritage Preservation
Cominittee, the Cou cil finds:
� • • 1. That the findings of the Heritage Preservation Commission ���'�`�7
were not ch llenged in any material respect�Gy the owners in presenting
their appeal;
2. That the owners have no present plans to dev op the
property an intend to use it for parking in the event the' appeal is
granted;
3. That following a fire in the building, b t without first
obtaining a ermit, the owners allowed the interio of the building to be
stripped and that in the process support timbers d wall joists were cut
through with a chain saw; � -
4. That the owners have taken no firmative steps to correct
the damage one in the property in the stri ping process;
5. That action to support and ecure the building is feasible and
that a contra tor with experience in his ric building renovation has
offered to u dertake such work for $ nd the cost of permits;
6. That before the City ould grant a building permit to
demolish the building which is o he National Register of Historic Places,
an Enviro ntal Assessment rksheet (EAW) process must be initiated
and that the wners as "propo rs" of the demolition action have not
submitted co pleted data po ions of an EAW for City consideration; and
7. That the o rs offered no evidence that no feasible and
prudent alte ative to de olition exists or that demolition is consistent
with the pub ic health, ety and welfare.
RESOLVED FUR ER, pon the foregoing findings the City Council determines:
1. Th the findings and determination of the Heritage
Preservation 'ssion are �rmed.
2. That the exception to the requirement for HPC review of the
demolitio rmit application under Section 73.07(a)(4) does not apply
until the o cil has ordered demolition pursuant to Chapter 45 of the
Legisla ' e C de or Chapter 463 of Minnesota Statutes.
3. That the owners appeal from the detemunation of the
Heritage Pre ervation Committee is in a11 things denied.
II.
RESOLVED, upon he Division of Public Health notice and order the City Council
finds:
1. That the owners, interested parties and responsible parties
with respect o the property are David A. Berg and Josephine Berg Simes
were properl served notice of the April 19, 1990 hearing upon the
Division of blic Health notice and order respecting the property at 270
West Sevent Street, Saint Paul, Minnesota.
" � • • • 2. That there are now and have been since August, 1989, Gf�►��`��
multiple int rior and exterior Housing Code-and Bu' ' g Code violations
in existence at the subject property.
3. That the Department of Fire and S ety Services on
September 2, 1989, condemned this structure an "Unsafe Building"
under Artic 2.201(b) of the Minnesota Unifo Fire Code and that the
building is s 'll subject to this condemnation der.
4. That the rear addition to the uilding located on the subject
property h had its interior structural su orts cut through causing the
roof to sag nd the rear addition to be stabilized. -
5. That the Division of Pu c Health has monitored the
condition o the property and has ob rved progressive sagging of the rear
addition wh ch if not corrected will entually result in the collapse of the
rear additio .
6. That in its present ondition the three story masonry and
wood frame construction main cture is a nuisance as defined under
Section 45.0 , subd. 11 of the ' t Paul Legislative Code, in that it is a
building wh' h has created a ngerous or unhealthy condition or which
threatens th public safety in the City.
ORDER
RESOLVED FIN LY, t t the Council of the City of Saint Paul makes the following
order:
1. owners, interested and responsible parties and their
assigns shall e the Subject Property safe and not detrimental to the
public peac ealth, safety, and welfare by securing the property from
trespass and by buttressing the building to provide adequate structural
support to event further sagging thereby making it safe from collapse.
The repairs rdered in this resolution shall be completed within ten (10)
days of the ate of mailing of this resolution.
2. If the conective action described in paragraph 1 above is not
completed 'thin the ten (10) day time period, the proper City officials are
authorized t take whatever steps are necessary to secure the building and
to prevent rther sagging or possible collapse including filing in district
court under Minnesota Statutes Section 463.161, a motion for summary
enforcemen of this order and for the cost of such repairs to be chaxged
against the roperty as provided under Minn. Stat. sec. 463.21.
• � � . . � b " 1`�� �
3. In the event the structure is to-be rep ' ed by the City, the.
owners shall provide access to the structure to Ci staff and all contractors
employed b the City to take the corrective actio required by this order.
4. IT IS FLJRTHER ORDERED, at a copy of this resolution
be served u on the owner of record or suc wner's attomey and upon all
lienholders f record.
r��
--------------- ----- - ------ ---------
Yeas Na s Absent Requested by Department of:
Dimond
Gosw�tz
Lon
Macca e
Rettman
41h l son By�
Form Approved by City Attorney
Adopted by Council: Dat
Adoption Certified by C uncil Secretary By_ �
By� Appro ed by Mayor for Submission to
Co�ci l
Approved by Mayor: Dat
By:
By: &
�� ^�`-�� `` �
.�v CITY OF SAINT PAUL
`��t �' OFFICE OF THE CITY CLERK
4� ��
O M �_
� ���'��'{ �` "
+. �° Albert B. Olson
.... 386 City Hall, Saint Paul, Minnesota 55102
612-298-4231
JAMES SCHEIBEL
MAYOR
April 23, 1990
Ms. Jane McPeak
City Attorney
Room 647, City H II
Dear Ms. McPeak:
After public heari g April 19th, the City Council denied the appeal of David and
Josephine Berg to a decision of the Heritage Preservation Commission which denied
the issuance of a ermit to demolish the structure located at 270 W. 7th St.
Will you please pr pare the proper resolution implementing this action.?
Very truly yours,
Albert B. Olson
City Clerk
LMA
cc: Allan Torstens n, HPC staff
' �`/Q-/S��
� -� Members:
+ ^ Bill Wilson, chair
- CITY OF SAINT PAUL . Tom Dimond
Irii'ii`
OFFICE OF TFIE CITY COIINCIL Kiki Sonnen
Dat : December 27, 1989 I �
WILLIAM L. WILSON Committee Report RECFt1/�n MARK 1L RDING
COUnCilman Legislative Aide
To: Saint Pau Cit Council {�C�9i�9
y CI1 Y" C!ER�C
From : Housi g and Economic Development Committee
Bill W Ison, Chair
1. Approval of inutes
COMMITTEE R OMMENDED APPROVAL of the NOVEMBER 22, 1989, MINUTES.
2, Appeal of Da id and Josephine Berg to a decision of the Heritage
Preservation Commission which denied the issuance of a permit to
demolish the structure located at 270 W. 7th Street.
COMMITTEE RE OMMENDED DENIAL OF THE APPEAL; and
to direct th staff to ensure that the building is completely secured;
and for the taff to undertake a study of re-use, which includes also
the feasibil ty of relocation of the building, with the involvement of
the owners a d neighbors, as a possibility; and to report back to the
Council as s on as possible, but not later than within 90 days.
CITY HALL SEV TH FLOOR SAINT PAUL, MINNESOTA 55102 612/298-4646
s�48
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GEARIN AND SHIELY, P.A.
ATTORNEYS AND COUNSELORS AT LAW
500 DEGREE OF HONOR BUILDING
SAINT PAUL, MINNESOTA 55101-1073
ROBERT A. GEARIN TELEPHONE 227-7577
•JAMES F. SHIELY, JR. AREA CODE 612
_ September 21, 1989
'AL50 ADMITTED TO PRACTICE IN
STATE OF WISCONSIN
OF COUNSEL
JOSEPH L. MELZAREK
RECEIVE�
St. Paul City Clerk
Ramsey County Courthouse S�2, 11�
St. Paul, MN 55102
CITY CLERii
Dear Clerk:
Enclosed herewith please find two copies of Notice of Appeal
and Statement setting forth the grounds of appeal pursuant to Section
73.07 (h) of e St. Paul Leqislative Code.
Very truly yours,
GEARIN & SHIELY, P.A.
��
ames . iely„/Jr.
JFS:tl
Enclosure
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• �
� NOTICB OF APPBAL `��� i
�D '�.__._i
STATffi�NT OF GROIINDS
David Berg nd Josephine Berg Simes hereby give notice of their appeal
of the decision of the City of St. Faul Heritage Preservation Commission
on September 14, 1989, in H.P.C. File No. 1036 denying them approval of the
issuance of a C'ty permit to demolish the dangerous structure located at
270 West 7th Stre t, St. Paul, Minnesota.
This appeal is made pursuant to Section 73.07 (h) of the St. Paul
Legislative Code nd is based on the following grounds:
The fai ure to approve the issuance of a City permit to demolish
the dangerou structure located at 270 West 7th Street, St. Paul,
Minnesota, w s
(a) Ab trary and capricious
(b) Co trary to the findings and orders of the City of St. Paul
Public Healt Department and the City of St. Paul Fire Department
that the bu'lding is a hazard to the public health and safety and
should be d stroyed (see attached Dangerous Structure Notice dated
August 25, 1 89 from the St. Paul Public Health Department ordering
that the bu lding be destroyed on or before September 25, 1989,
and the Not'ce of Condemnation and Order to Vacate requiring that
the building be demolished by September 11, 1989. )
(c) No supported by any evidence.
(d) Ir elevant and unnecessary since no approval of the
Heritage Pe servation Commission is required under Section 73.07
(a) (4) of t e St. Paul City Legislative Code which specifically
exempts the requirement of any action by the Heritage Preservation
Commission ith respect to structures required to be demolished
in accordan with Chapter 45, Legislative Code of the City of
St. Paul or innesota Statutes, Chapter 463.
GEARIN & SHIELY, P.A.
/''�Y
RECEIVED � ames . Shiely, Jr.
�o��� Attorney for Appealants David Berg
�i and Josephine Berg Simes
500 Degree of Honor Building
GiT�I G'��'�S'� St. Paul, MN 55101
612-227-7577
Attorney I.D. No. 100390
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� ...�,,,y. C1TY �F SAINT PAUL '
, DEPART�ti1E�T OF CO�'�1MUNITY SERVICES
? � ;i Oi�'ISION OF PUBIIC HEALTH
' :�;Cedar$treec.iaint P:ui.Minnesoca 55101
(612)292-:717
Gcorae lstimer
�,t,yor D.ANGEROOS ST'RUCTL'RE 110TT_CE
August 25, 1989
Qavid A.. & Josephi e Berg
.1647 Hillcrest Ave
Saint Paul, 1� 551 6-2150 , �
RE: 270 7th Street West
SEly 40 ft of t 1 & S1ib to St.; Lot �, Block 28,
Rice and Irvin s Addition Blocks 26 -thru 41, 46 thru 53
Dear Mr. & Mrs. Be g:
The Division of lic Health has deterruned that the above-noted house is a
dangerous structur , which Chapter 47 of the St. Paul Legislative Code defines
as:
"any struct e which is potentially dangerous to persons or property
including t not limited to:
(a> a struc ure which is in dax�ger of gartial or cos�lete collapse; or
tb) a struc ure which has any e�c�erior parts such as chi.rmeys, eaves,
porches siding, failings, or trim which are loose or in danger of
falling or
(c) a struc ure which has any parts such as porches, stairs, rair�s,
rails, lconies, or roofs which are accessible and which are either
collaps , in danger of collapsing, or unable to s-�ipp�ort a person."
The Ordinar►ce furt er states that a dangerous structure is a nuisance and it
may be ardered to down by the City.
NO�TE: If you do-r�o want to have the City begin action to have the buildin9 .
torn da�1 yo�u are eby notif ied thaL the attached 1 ist of def iciencies mist
be repaired or y+ou m�st- have the builciing torn aown on or before Septe�nt�r 25.
1989.
Any repair or de�a ition must be corr}�Ieted in accordance with all applicable
laws.
If the work is not co��leted or if you have not had the house torn dawn by the
above date, the Di ision of Public Health will refer this matter to the City
Council to receive authority to raze the house and charge all costs inc.�urred
ac3air�st the real e tate as a special assessment to be collected in the san�e
manner as taxes. he City Council will schedule a public hearing to consider
if the hou_se shoul be torn down• If a public hearing becares necessary, you
will be notified the tiir�e and dat;e of the hearing and you will be allowed to
present evidence the City Council. A copy of this order will be kept on
t .
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+ � 270 7th Street kes
August 25, 3989
Page -2-
file in the City C erk's office and a resolution declaring this property
to be a nuisance s 11 be on f ile in �he Rainsey County Recorder's office. •
Ca��liance with t attacned iist of de�iciencies will r�ve vour
building fror.� the ist of dangerous s�ructures, but it does not mean that
the building cor�l�es with all applicable housing and building codes.
The date for compl�ance with these orders shall not be extended unless you
receive written a roval from the Division of Pubiic Health.
If you wish to ha the City tear daticn your house, you nay request a
consent forrn be s nt Lo you from our office to sign and return to us.
However, please aware that a21 ow�ers and interested parties c�aist sign
the form before t e Cit� can tear• the building doc�an without a City Council
order. Also be a are that the cost of the de�Iition if performed by the
City, would bec � a special assessnert� against the property.
If you have arn estions about this order, please contact the Vacant
Building Section t (612) 298-Y153. _
Sincerely,
�����
Steven R. Roy •
Environmental Hea th Progran *1ar�ager .
SRR:kjl
�closure
cc: Warren Frost
Planning and Economic Develo�tt
Allan Torste son '
Heritage Pre ervation Comnission
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• • ' • DEFICIENCY LIST •
,•, ' FOR
270 SEVENTH STREET WEST
AUGUST 16, 1989
All repairs an new installations must be made in accordance with
the appropria codes. Permits must be obtained where changes
and/or additi ns to an electrical system require upgrading of the
service si2e o current Natioaal Electrical Code (N.E.C_ )
requirements. ome plumbing regairs may necessitate updating of
the fixtures nd/or piping inv�olved. A permit is requ�ired for any
repair or new installation. Permits may be obtained fro� the
Building Insp ction and Design Division, Room 445 City Hall.
INTERIOR
FIRST FLOOR �
FRONT HA L ,
1. There is broken glass, wood and debris throughout hall.
Remove a 1 glass, wood and debris and clean all areas.
2 . Broken a d missing plaster and wall board. Repair all holes
and repl ce all missing wall board or plaster. .
3 . Improper and illegal installation of lighting throughout
front ha lway on both sides. Remove illegal wiring and
fixtures and repair and provide wiring and fixtures which
meet Nat onal Electric Cade requirements_
4 . Steps to second floor on both sides of hallway have been
damaged. The handrail has been broken and removed. Repair
steps to second floor and provide legal handrails.
NORTHWES ROOM
5. Ceiling ight fixture has been removed and has bare, exposed
wires. R place ceiling light fixture and rewire, to meet
National Electric Code requirements. ,
6. Strewn d bris throughout room. Remove all refuse and
properly clean and sanitize carpet.
7. There is a sink cabinet along south wall with the door
broken o f. Properly repair sink cabinet and replace or
repair d or. .
8. There is also a smoke detector on the south wall improperly
. placed f om the ceiling. Check smoke detector and make sure
it is fu ctioning properly and is legally placed.
9. Trap dry in sink along south wall. Properly seal trap for
handsink. '
10. The door has been taken off and is missing. Properly replace
door to oom. .
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� , Deficiency List • �
' 270 Seventh treet West
Page 2 of 18
FIRST F OR (continued)
NEXT RO M SOUTH OF NORTHWEST ROOM
11. The doo has been broken off and removed_ Properly replace
door.
12 . Handsin to bathroom shower area fixture has been unhooked.
Properl ,hook up the pl�mbing for handsink and clean the
bathtub.
13_ All plu bing traps are dry. Provide liquid seal for traps.
14 . Doors t the toilet area for room have been ripped off and
are mis ing. Provide alY doors to the toilet area.
15. In the oilet area the toilet is missing. Properly provide
functio al toilet fo,r area.
16. The wal s in the toilet area are cracked and have missing
parts. epair all walls and clean the fl.00r and properly
sanitiz .
17 . The bat room and toilet area are covered with carpeting. -
Properl cover with material that is impervious to water and
properl seal corners.
18. The wes side ceiling lights have been removed and there are
hanging electrical wires as well as illegally installed
electri al light wires. Remove all improper wiring and
provide proper ceiling Zight fixture to meet National
Electri al Code requirements.
19 . Electri al outlet for south wall is missing cover plate.
Provide legal cover pla�e.
20. Walls a d floors are covered with debris and refuse and
walls h ve been painted. Properly resurface walls and floors
and cle n and sanitize areas. �
21. West wa 1 window at the north end has been broken through.
There i broken glass laying on the floor and outside. Pick
up and emove and dispose of all broken glass and replace
window.
22. East wa 1 closets. • Interior of closets have broken, loose
falling plaster into the bathroom area. Properly repair all
closet alls.
NEXT RO M NORTH OF SOUTHWEST ROOM
23 . Along t e west wall, north end window has been broken out
with gl ss inside and outside. Remove all broken glass and
repair indow in a worlamanlike manner.
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� , ' Def�ciency Li t -
� � � 270 Seventh S reet West
Page � of 18
FIRST F OR (continued)
NEXT ROO NORTH OF SOUTHWEST ROOM (continued)
24_ Illegal lectrical wiring stretched through room. Remove all
illegal lectrical wiring.
25. Broken c iling light fixture. Replace.
26. Battery 'perated smoke detector inoperable. Replace or
repair b ttery operated smoke detector_
27_ Room is ull of junk and debris. Remove all debris and
refuse f om room and properly sanitize floor and walls.
28. East wal there is a large hole in plaster. Properly repair
all brok n and damaged plaster.
SOUTHWES ROOM �
29 . Room is ull of refuse and debris (newspapers, broken glass,
magazine , cement bricks, blocks and wood) . Remove all
rubbish nd refuse from room and properly dispose of.
30. West wal of room, the exterior door is broken and damaged
� with boa ds across it to prevent entrance. Repair door and
frame an windows above the door.
31. There is a double bolt lock in door. Properly provicie dead
bolt loc keyed only from outside for exterior door.
32 . The west window is broken with glass strewn over room as
well as utside. Properly repair window.
33. South wa 1 window has been broken out with broken glass
outside s well as inside. Properly repair window and remove
all brok n glass.
34 . West wal closet area: the walls are showing signs of
damaged laster and cracks on ceiling. Repair and replace
all dama ed plaster and repair walls and ceiling.
KITCHEN
35. Ceiling ight has extension cord wiring. Remove extension
cord wir ng to ceiling light and properly hook up according
to Natio al Electrical Code requirements.
36. The pl ing trap for the kitchen sink is dry. Provide
liquid s ai for plumbing trap.
37. Floor, w lls and appliances are filthy. Clean the floor,
walls an appliances and sanitize.
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,` Oeficiency Lis � �
' 270 Seventh St eet West
Page 4 of 18
FIRST FLO R (continued)
KITCHEN ( ontinued)
38. South wal has cracked and peeling wallpaper. Remove all
cracked a d peeling wallpaper and praperly surface.
39. Kitchen c binets have been damaged and the doors have been
removed. epair all kitchen cabinets and their doors.
STAZRWAY O SECOND FIAOR
� 40. Stairway o second floor €rom southwestmost room is filled
with plas er and other debris falling from second floor, and
is unusab e. Remove all debris and properly repair stairwell
area.
41. The door rame to the , stairwell area has been damaged.
Repair do r frame.
NORTHEAST CORNER ROOM
42 . Near the all area there is broken and missing plaster and
general d maged done to walls and floors. Repair all damaged
plaster a d all damage dane to walls and floors and properly
clean and sanitize all areas.
43 . Room is f 11 of mattresses, broken and damaged panes of
glass and other debris. Remove all garbage and refuse from
room and roperly dispose of. Clean and sanitize floor and
walls.
44 . North win ows on west end have been broken with glass
outside a well as inside. Repair or replace all damaged
windows.
45. Door to r om has been torn off the hinges. Properly replace
door.
46. South wall of room, there is an open plumbing trap where
handsink used to be. Properly close off alI plumbing.
47. Human fe al matter found in room. Properly clean up all
fecal ma ter and properly sanitize.
48. Southwes closet are•a of room: there is broken and damaged
plaster n ceiling and on walls. Properly repair or replace
all dama ed plaster.
49. Smoke de ector is non-functional and improperly placed.
Properly place smoke detector and make sure that it is
function'ng properly.
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�' � , Deficiency Lis . � �
� � 270 Seventh St eet West
Page 5 of 18
FIRST F R (continued)
NEXT ROOM SOUTH OF NORTHEAST ROOM
50. Area is f 11 of human feces, carpet, mattresses and other
debris. P operly remove all human feces and debris clean and
sanitize rea.
51. The top o the handsink has been removed with open plumbing
underneat . Properly repair or replace handsink area and
properly lose off open plumbing_
52. Bathroom n hall area: toilet is missing: Provide functional
toilet.
53 . Toilet ar a is full of broken and damaged plaster on floor.
Remove br ken and dam�ged plaster from room.
SOUTHEAST CORNER ROOM
54 . Ceiling h s a large hole that appears to have water damage
around th area. Replace and repair ceiling in a workmanlike
manner.
55. Smoke det ctor is falling off ceiling. Provide functional
smoke det ctor and proper placenent.
56. Water dam ged and cracked walls and ceiling. Repair all
damaged s rfaces of roor.i.
57 . Room is f 11 of bed parts, mattress and other debris. Remove
and prope ly store all debris.
58. Handsink long the west wall is S-trapped_ Provide proper P-
trap for andsink.
59. The trap ' s dry. Provide liquid seal for trap.
60. Door to r om has been taken off. Provide door to room.
BASEMENT
61. Basement teps on the west side lack handrails_ Provide
legal han rails for basement steps.
62. Theai�lal odamagebtoewallssinPthelbasementswellnareaaged.
Rep
63. There is loose step on the basement steps. Repair.
BASEMENT- OUTHWEST CORNER ROOM
64 . Drop ceiling has been damaged and missing drop ceiling
tiles. Re air drop ceiling in a workmanlike manner.
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270 Seventh S reet West
Page 6 of 18
BASEMENT (continued)
BASEMENT - SOUTHWEST CORNER ROOM (continued)
65. Walls an carpeting show mold and water damage. Properly
clean an remove all mold and repair any mold or water
damage t floors and walls.
66. Room lac s any light and ventilation for room. Properly
provide dequate light and ventilation for this room_
67 . Closet i north end of room: walls and floors have been
damaged, are missing sheet rock in areas and floor is
littered with general debris. Clean area and properly
replace il walls and floors in a workmanlike manner_
BASEMENT - BATHROOM
68. Bathroom area lacks proper installation of any toilet_
Properly provide toilet for bathroom area.
69. Bathroom area is carpeted. Remove all carpeting and provide
flooring substantially impervious of water_
70. The step area to get into the bathroom missing step. Provide
legal st ps. .
71. Shower h s been ripped out. Replace tub and hook up ali
plumbing. . .
72 . Exposed iring south side of tub area. Properly close off
wiring.
73. Damage t walls in bathroon area. Repair all walls in
bathroom area.
74. Hall out ide of bathroom area shows damage from mold
througho t. Clean and remove all mold from area on all
walls. - '
75. Drop cei ing tiles are missing along hall area_ Provide
ceiling iles.
76. North en of hall, the ceiling is missing any type of drop
ceiling. Walls are not finished carpeting is littered with
general ebris and needs proper maintenance and cleaning.
BASEMENT - NORTHWEST CORNER ROOM
77. Lacks an iight and ventilation. Provide.
78. Room lac s proper ceiling. Provide.
79. There is mold along walls, along carpeted floor_ Floor
covered ith general debris. Properly clean all surfaces and
. destroy 11 molds.
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� Deficiency Li t - '
�� 270 Seventh S reet west
Page 7 of 18
BASEMENT (continued)
BASEMENT - NORTHWESTMOST ROOM
80. Room sho s signs of mold and water damage along walls.
Remove a 1 mold and replace all water damaged walls.
81. Carpetin is filthy with scattered debris and refuse_ Remove
all debr s and refuse and properly clean and sanitize
carpetin .
� 82 . There is no ceiling in this room. Pravide ceiling_
BASEMENT - CLOSET OFF OF NORTHWESTI�IOST ROOM
83. Walls ar damaged and plaster board has been broken. Repair
all wall . ,
84. There is no ceiling. Provide.
85. Support ost in closet is improperi�r installed. Remove and
properly install proper support post.
HALL ARE S - WEST SIDE
86. All hall areas on west side show signs of mold damage and
water da age. Repair all hall walls and floors from mold and
water da age.
BASEMENT - NORTHEAST AR£A '
87. There is one larger room with two starage iike areas. All
walls an concrete floor show signs af mold and bacteria
build-up Repair and clean all walls and remove all mold
buildup nd all water da�age. Repair or replace walls.
BASEMENT - EAST SIDE
88. Furnace n east side is damaged and in need of repair.
Repair o replace furnace so that i� functions properly.
89. Both wat r heaters in basement area are lacking proper
temperat re pressure relief devices with proper spill pipes.
Provide.
90. Support ost by furnace are showing rot and damage. Properly
repair o replace all support post.
BASEMENT - NORTHMOST CLOSET - EAST SIDE
91. Support ost has been removed aemove�and2supply legalsed for
support f main support beam. R
support ost for main beam.
92. Flaking nd failing cement along east wall and around
basement windows.
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� � ' Deficiency Lis -
' . � 270 Seventh St eet hlest �
Page 8 of 18
BASEMENT continued)
BASEMENT GENERAL .
93. Properly epair foundation walls throughout basement.
94 . Around bo ler there is possible asbestos which is loose and
falling. heck boiler area and pipes for asbestos and
properly emove and dispose of.
95. Broken gl ss and debris throughout east side basement floor
area. Rem ve all broken glass and debris from basement area.
BASEMENT UNDRY ROOM
96. The laund y tub has open plunbing direct tc the sewer.
Properly lose off.
97. P-trap un erneath the laundry tubs is dry. Provide liquid
seal for -trap.
98. Zllegal e ectrical wiring for the lights upstairs are
illegally attached into the electrical junction boxes.
Remove wi ing and detach from panel box_
99 . Exterior teps to outside fro�► the east most side of
basement ack handrails. Provide legal handrails.
100. There is n open sewer pipe in the stairway area_ Properly
cap sewer line_
101. There is pen electrical wiring along the step area going to
the outsi e. Properly close off.
102. Back stai ell area is full of debris. Remove all debris and
refuse ai ng stairwell area.
103 . Bricks ai ng the south side of stairwell area lacking
mortar. P operly tuckpoint all bricks.
104. Doorway a ea into basement from exterior stair area: the
frame has rotting wood. Remove and replace all rotting wood
in frame rea.
105. Wood encl sure area over rear steps: sunlight and daylight
can be se n thru the wood area. Properly repair and replace
all rotte wood on the wood enclosure and properly seal off.
106. Window ar a on part of the wood enclosure (south end) the
glass •has been broken. Replace ali broken glass panes.
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, Deficiency Li t �
' 270 Seventh S reet West
Page 9 of 18
SECOND F OR NORTHWEST CORNER ROOM
107. The ceii ng light has been disconnected and removed,
unprotec ed and illegal wiring hanging from ceiling. Replace
ceiling ight and repair wiring to meet National Electrical
Code sta dards.
108 . Battery perated smoke detector is non-functional . Rzplace
or repai smoke detector so that is functions properly.
109. South wa 1: there is a broken and damaged handsink cabinet.
Repair o replace cabinet and secure all plumbing fixtures.
• 110. Floor ha ripped and peeTing linoleur�. Repair or replace
flooring .
111. There is broken glass on floor and plaster bits. Remove all
debris f om floor.
112. North si e windows: exterior windows appear to be broken and
in need f repair with missing glass, screens and/or ripped
screens_ Repair storm windows. �
113 . South cl set area there is broken and damaged plaster walls.
Repair a 1 damaged plaster and remove all damaged plaster
from flo r area.
114. East wal there is a broken outlet fixture. Repair to meet
National Electrical Code requirements. �
115. Door to oom has been broken off and removed. Provide door
to room.
FIRST RO M SOUTH OR NORTHWEST CORNER ROOM
116. The hand ink has been damaged and broken. Repair handsink
cabinet rea also hook-�p plumbing properly. .
117. Walls, c iling and floors show signs of damaged, peeling
paint, b oken and cracked plaster. Repair.
118. Electric 1 fixture on west wall has been damaged. Probable
hookup t ceiling fan. Repair to meet National Electrical
Code re irements. •
119. Ceiling ixture has been removed and has hanging, exposed
� wires. P operly close off wires and replace fixture to meet
National Electrical Code requirements.
120. Smoke de ector is improperly placed and non-functional.
Provide unctional smoke detector and properly place.
121. Door to oom has been removed. Restore.
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� � Oeficiency Li t ` •
�70 Seventh reet West
Page l0 of 18
SECOND R (continued)
FIRST R M SOUTH OR NORTHWEST CORNER ROOM (continued)
122. Window north end of room has been broken through both
storm wi dows and interior windows. Repair or replace both
storm a interior windows.
123 . Room is nly six feet wide. Check to see if dimensions are
require wider than six feet wide €or a habitable room.
SECOND M SOUTH OF NORTHWEST CORNER
124 . The han sink area has been removed has open plumbing.
Properl close off plumbang areas or provide installation of
handsin and cabinet. .
125. There i damage to the ceiling and wall plaster in this
room. R ove all damaged surfaces and resurface.
i26. West wall windows: both storm windows are damaged and in
disrepa'r. Repair or replace storm windows.
127. Interio windows do not function properly. Repair or replace
both in erior windows.
128. Door to room has been removed. Provide door.
129. Ceiling fixture has been removed. Provide ceiling fixture
and cIo e off electrical junction box and exposed wiring to
meet Na ional Electrica� Code requirements. �
130. The bat ery operated smoke detector is non-functional.
Provide functional smoke detector for room.
131. Fuse bo in hallway is possibly overfused. Properly fuse all
lines.
WEST SI E BATHROOM AREA
132. Interio window does nat function properly. Repair or �
replace.
133 . Bathroo handsink has been removed and has exposed plumbing
fixture . Properly close off plumbing fixtures or provide
proper andsink and praperly connect all plumbing.
134 . Toilet as been removed from bathroom area. Provide toilet
for bat room.
135. Ceiling light has exposed wires. Provide proper ceiling
ligh�t� f r bathroom area and close off open junction box.
136. Bathtub area shows signs of smoke damage and so does tub.
Properl clean all walls and ceramic ti2e in bathroom area
and san'tize_
137 . Door to bathroom area is missing- Provide.
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Deficiency Li t '
� 270 Seventh S reet West
Page 11 of 18
SECOND F R (continued)
ROOM SOU H OF BATHROOM AREA ON WEST SIDE
138. Room lac s entry door. Provide.
39. There is damage to plaster walls and ceiling in room_ Repair
all dama ed plaster and properly resurface.
140. East wal : there is a damaged electrical outlet. Repair to
meet Nat'onal Electric Code standards.
141. There ar exposed electrical wires from switch area to
ceiling an and/or light. Repair wiring to meet National
Electric Codes requirements. -
142. Ceiling ixtures have been removed, there is exposed
electric 1 wiring. Properly replace ceiling fixtures and
close of all bare wires to meet National Electric Code
standard .
143 . Handsink in room has been broken and damaged. Replace and
properly hook up all plumbing to handsink.
SOUTHWES CORNER ROOM
144 . Electri al nolding has been pulled from the tiaalls and
ceiling. Properly repair molding and properly hookup all
electri al services.
145. There i some damage to plaster walls. Repair.
146. Ceiling fixtures are in disrepair. Repair or replace.
•147. Interio window does not work properly. Properly repair or
replace.
148. East si e storage closet: the walls and ceiling have damaged .
plaster. Repair all walls and ceilings in roaut and remove
all dam ged plaster.
149. East cl set: the floor is covered with damaged plaster,
bricks nd refusedfromsarearandrproperlyecleandand�resurface
debris nd
floor a needed. '
HAI,I, A, WEST SIDE
150. There , i damage to plaster on walls and ceilings. Walls have
been pa tially removed in spots and are in need of
replace ent. Properly repair all walls and ceilings and
properl resurface.
151. Handrai s are missing around stairwell areas and are need of
replace ent. Properly replace ,all handrails_
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• Deficiency Li t �
270 Seventh S reet West
Page 12 of 18
SECOND F R (continued)
NORTHEAS MOST ROOM
152 . There is a lot of smoke damage to floors, walls and ceiling.
Properly clean all surfaces in room and closet areas.
153 . There is �some plaster cracks and damaged plaster on the
walls_ R pair all damaged plaster to room.
154 . The smok detector in this room is non-functional. Repair or
replace moke detector. -
155. Windows n the north wall, both windows lack proper storm
windows nd interior windows are missing panes of glass and
do not f nction properly. -Repair both storm windows and
interior windows on north wall.
156. Closet a ea has damaged plaster and falling ceiling plaster.
Properly repair all plaster and remove all refuse from
closet.
157 . Door to oom has been removed. Replace door to room.
ROOM WES OF NORTHEAST CORNER ROOM
158. Missing n entrance door. Provide entrance door to room.
159. Al1 surf ces (ceilings, walls and floors} are smoke damaged. �
Properl clean all surfaces.
160. Window n the north wall has been damaged and does not
functio properly. Properly provide storm window and
interio window for that area.
161. Room la s smoke detector. Properly provide smoke detector
for roo . ,
162. Ceiling fan is improperly secured to ceiling. Provide proper
ceiling junction box far fan in all rooms.
ROOM SO TH - ADJACENT OF NORTHEASTMOST ROOM
163 . There i plaster damage on the ceiling and on the walls.
_ Repair 11 damaged" plaster in room.
164 . Windows on the east side walls are damaged. Repair or
� replace both interior windows and storm windows.
165. There' i open plumbing on the north wall of room where
handsin used to be. Properly close off plumbing or provide
handsin and properly. install plumbing fixtures.D
166. There i smoke damage throughout room. Properly clean room
and car eting surfaces of all smoke damage and closet area.
j � � , �� -�� �
; . � _ :
• • Deficiency Li t � �
` 270 Seventh S reet West
Page 13 of 18
SECOND F OR (continuedj
ROOM SOU - ADJACENT OF NORTHEASTMOST ROOM (continued)
167. There is amaged plastez in closet area. Repair all damaged
plaster nd resurface.
168. Smoke de ector in room is inoperable. Provide properly
operatio al smoke detector_
169. Door to oom has some fire damage around the frame and the
door is issing_ Provide proper frame for door area and
provide oor. -
�BATHROOM AREA - EAST SZDT
170. Both win ow and storm window on the north side are damaged
and not roperly functional. Repair or replace windows and
frame.
171. Walls an ceiling are fire damaged and have smoke damage.
Repair a 1 walls, ceiling and floors as necessary and
properly resurface.
172- Toilet h s been removed. Provide functzonal and properly
installe toilet.
173 . Door fra e to bathroom area has been fire damaged. Replace
frame an provide, door.
ROOM SOU H OF BATHROOM }�iREA - EAST SIDE
174 . All wall , floors and ceiling are fire damage with broken
and miss 'ng plaster. Properly repair all walls, ceiling and
floor.
175. All elec rical fixtures have been fire damaged. Properly
replace 11 electrical fixtures in room.
176. East wal window has been burned out. Properly replace
window f ame, interior �rindow and storm.
177, Door fra e to room has been fire damaged. Replace door frame
and prov'de door.
178. Handsink area has been removed from room with exposed
plumbing fixtures. Properly close off plumbing fixtures and
provide roperly installed handsink.
SOUTHEAS OST ROOM
179. Walls, c ilings and floor are fire damaged. Properly repair
all dama ed plaster on walls and ceilings and clean and
sanitize all smoke damage from floor and wall areas.
- . . �U -/5��
; . . Deficiency Li t
270 Seventh S reet West
Page 14 of 18
SECOND F R (continued)
SOUTHEAS MOST ROOM (continued)
180. East win ow shows signs of fire damaged {cracked glass from
heat) . P operly repair or replace window and storms and
check fr me area.
181. Handsink in room is smoke damaged. Properly clean and/or
repair h ndsink.
. 182_ Closet a ea for room has been fire damaged with broken,
missing nd falling plaster and bricks. Remove all debris
from roo and properly repair all walls, ceiling and floor.
183. Door fra e area into closet area has been fire damaged.
Properly repair door frame or replace.
184 . Smoke de ector has been melted off of ceiling. Replace smoke
detector
185. Hall are is heavily fire damaged. Ceiling and walls have
blackene , missing and loose plaster and wallboard. Repair
all wall and ceilings and clean up ail debris from fire
damage. Repair all walls and ceilings.
186. Al1 elec rical fixtures have been fire damaged. The fuse box
area wir s have been burned with the bustat fuses popped
from the heat. Repair all electrical fixtures in hall area
to meet ational Electric Code requirements.
187. Center P emovedn1Properlysreplacedcenterlbearinghwalbeen cut
out and
EAST SID HALLWAY AREA
188. Al1 stai ell areas lack handrails and are fire damaged.
Properly repair all stairwell areas and provide handrails.
THIRD F OR - SOUTH END
189_ The sou end is missing walls, bearing walls have been cut
down. T roof has fallen in and daylight can be seen
through he whole end of the third floor. Very few walls are
still i existence. Many holes right thru to the outside
admitti g elements.� Properly repair and replace roof over
the sou end of the building_ Properly repair and rebuild
all wal s. Bearing walls: all electrical fixtures and all
plumbin fixtures are in need of replacement.
CENTER A EAST SIDE
190. Damage o wall plaster throughout, smoke damage, able to see
through the roof in several spots. Roof must be repaired
over ce ter area. All plaster and wallboard must be replace
and all electrical fixtures must be properly installed. All
plumbin fixtures must be properly installed also. .
. �� � . ��' -�-��' ;�.
, Deficiency Li t �
�70 Seventh S reet West
Page 15 of 18
THZRD F OR (continued)
NORTHEAS MOST ROOM
191. Wall on he south side, you can look thru all the way to the
south en of building. Walls need repair, plaster broken and
falling n room, door frame is partially missing and door is
missing. Repair all parts to room, properly clean and
sanitize Check any plumbing as well as any electrical
fixtures
192. Smoke de ector is non-function in this room. Provide
NORTHWES ROOM EAST SZDE
193. Smoke da age and plaster damage on walls. Properly repair
room. '
194 . Handsink has been destroyed and partially removed. Properly
close of plumbing fixtures or provide properly installed
handsink
195. Smoke de ector has been damaged by fire and improperly
placed. rovide new smoke detector and properly install.
196. Closet a ea off of north rooms there are damaged electrical
outlets. Smoke damage to room and some plaster damage to
closet a ea_ Properly secure and repair electrical outlet
and wall in room and properly clean all smoke and fire
damage.
GENERAL LL AREA - EAST SIDE
197. Smoke an fire damage with holes thru the ceiling and
damaged oof. Properly repair and clean all surfaces in hall
area as ell as ceiling and roof repairs.
198. The stai ell areas are open and dangerous without any
handrail to prevent falling.
199. Stairwel area on the east side is missing completely with
just an pen hole to the first floor. Properly replace
stairs.
WEST SID - CENTER ROOMS
Bathroom Area
200. Toilet i broken and tank is laying on the floor. Provide
properly installed and useable toilet fixture for room.
201. Ceiling �s broken out over toilet area and daylight can be
seen thr ugh roof. Properly repair roof and toilet area
ceiling.
� . ��/l�� .
,
� Deficiency Lis �
270 Seventh St eet West
Page 16 of 18
THIRD F R (continued)
WEST SIDE - CENTER ROOM Bathroom Areas (continued)
202. Handsink 'n toilet area has been broken and partially
removed. roperly close off plumbing fixtures or provide
properly �nstalled handsink for bathroom area_
203 . There is moke damage �throughout bathroom to all walls,
ceilings nd floors_ Properly clean and sanitize all walls,
ceiling a d floors.
� ROOM NORT OF BATHROOM AREA - WEST SIDE _
204 . Window on west wall has been broken completely through.
Repair or replace storm as well as interior window and
frame.
205. Ceiling p aster is cracked with hole through ceiling, as
plaster w lls are cracked with failing plaster. Repair
ceilings nd walls in a workmanlike manner, remove all
damaged p aster and repiace_
206. Handsink n north wall is missing. Properly close off all
plumbing ixtures or provide properly installed handsink.
207 . Smoke det ctor is hard-wired and non-functionai at this
time. Rep ir or replace smoke detector if necessary.
208. Ceiling f n does not have proper secured junction box.
209. Linoleum loor has been damaged. Repair or replace linoleum
floor.
NORTHWEST OST ROOM
210. West wind w is broken through. Repair or replace window and
provide s orms.
211. Smoke det ctor on south wall is non-functional. Provide
functiona smoke detector and properly place.
212. There is racked ceiling plaster and cracked and damaged
wall plas er with plaster missing. Properly repair all
damage pl ster in room and properly resurface.
213. Electrica outlets in room have been ripped from walls and
area. Pro erly check and properly install all electrical
� surface.
214 . Door is m'ssing to room. Properly provide door to room.
NORTHEAST ROOM - WEST SIDE
215. Room is h avily smoke damaged. Properly clean all walls,
� floor and ceiling of all smoke damage.
� . . . 9v-����
� . :. . - �
� =' � �eficiency fst '
• �70 Seventh Street ilest _
�age 17 of 8
� THIRD LOOR {continuedj
NORTN T ROOM - WEST SIDE (continued)
216. There s broken sheetrock on the south wall of room.
Proper y repair.
217. There s cracked and damaged plaster on the west wall.
Proper y repair or replace any cracked and damaged p2aster
in roo .
218. Electr cal fixture for ceiling fan and outlet fixture on
west w 11 are damaged. Properly repair or replace any_
damage electrical fixtures.
219. Ceilin fan has improper electrical junction box. Provide
proper electrical junction box for support.
220. There s wood and fire damage debris, bricks throughout the
third loor area. All damaged materials should be removed
and pr perly disposed of before cleaning and remodeling
starts. �
221. Fire a arm system throughout building is inoperable and �
damage and in need of replacement. Properly repair or
replac fire alarm system. .
222. Stairw 11 area on the west side is open without any
handra ' ls. Properly provide handrails and �11 security
device for stairway and replace or repair stairs as needed.�
GENERA
223 . All heat radiators have been removed from building. Provide
proper eating devices for all rooms.
224 . The mai stairwell areas west and east side af building lack
proper ire separation in accordance with certificate of
occupan y codes. Provide proper fire separation in . •
accorda ce with Certificate of Occupancy Department.
EXTERIO
NORTH S DE
225. Steps t the two entrance doors lack proper handrails. Check
� steps f r proper installation and provide praper handrails
to door .
226. Foundat'on along north side of building is missing mortar
and sto es in certain areas. Properly tuck-point and replace
missing stones.
227. Soffit rea second floor is rotting through and is exposed.
Properl replace soffit area.
� . '. • .
., ..` � . . ��.��� "
. . _
, fleficiency Lis
270 Seventh St eet West
Page 18 of i8
. EXTERIOR (continued)
NORTN SID (continued)
228. North sid over east door there is exposed electrical
�+iring. P operly cap off or provide electrical fixture.
229. Possible oor bell wiring over west door is hanging.
Properly ecure wiring and remove or properly attached door
bell area.
230. There is amaged soffit area on the east side of building
� second fl or. Repair all cracked and rotting soffit areas
for bird ccess.
231. Some fasc'a board damage on the south end second floor.
SOUTH SID OF BUILDIN6
232. Wooden st ucture over the exterior basement steps, roofing
tile is w rn through and missing in spots. Repair roof to
wood shed structure over basement steps.
233. Soffit ha holes through it and rotted in several spots. '
Repair all soffit boards.
234 . There are racks in the brick area on the south side. Tuck-
point all ricks and repair crack area.
235. Sillplate is rotted to window on south area. Properly
replace.
WEST SIDE F BUILDING
236. Soffit ar a there is rotted wood and exposed holes. Repair
or replac soffit areas.
237 . Third flo r window second from the south, there is rotted
wood arou d the window area. Repair or replace. •
pp�R - WEST SIDE NORTH END
238. Some hole through the soffit area. Properly repair or
replace.
Please be advi ed that this deficiency list may not be complete.
Zn order to ap ly for building permits, the owner must obtain a
� Certificate of Code Compliance or Certificate of Occupancy
inspection and provide a $2,000.00 performance bond.
If you are una le to finance the correction or rehabilitation of
the premises t comply with this order, there are state and local
rehabilitation rograms for which you may qualify. Information
about these pr rams is available from the Department of Planning
and Economic velopment, Rehabilitation Section at (612) 228-
3105. Ask to s ak �to a loan officer.
. . �'� �/S��
�,''��� � CITY OF SAINT PAUL
:y •
` DEPARTMENT OF FIRE AND SAFETY SERVICES
- � =n , ��_
�:, � �F�
Y"�y��,., �..• .�� SI�EVE CONROY DIRECTOR
�,,,,,....<�< ,
' 100 E. Elevcnth St.,Saint Paui,MN 5>101
GEORGE LATIMER
MAYOR
SEPTEMBER 6, 1989
DAVID BERG
1647 HILLC ST �
SAINT PAUL 55116
xE: Notice f Condemnation and Order to Vacate
270 7T ST W No. of Units:
Dear Proper y Representative:
The Divisio of Fire Preyention of the City of Saint Paul, ; �
Minnesota, as found the premises at the above property location -
to be unsaf , unfit for human habitation, a public nuisance, a �
hazard to t e public welfare or otherwise dangerous to human
life. Encl sed is a copy of a "Notice of Condemnation and Order
o Vacate" hic has been pos ed upon the premises. The attached
* ERROR** s t �ia l l be correc te� imme dia te ly or t he premise vacated by
. �.�X �1 r9 r�
TAIS CONDE ATION REVOKES ANY CERTIFICATE OF OCCUPANCY THAT MAY
EXIST ON TH BUILDING.
Any correct'ons requiring construction, electrical, plumbing, gas
pipinc�, hea ing or sprinkler werk, must be performed under permit
and with th approval of the Building Inspection and Design
Division, R om 445 City Hall, Saint Paul, Minnesota 55102 ,
(298-4212) .
These premi es shall not be useci or inhabited until the attached
"Correction List" is completed and a Certificate of Occupancy has
been issued b� the Department of Fire and Safety Services,
Division of Fire Prevention, City of Saint Paul.
Sir�cereZy, .
S�'I'E ARMST NG
Inspector �
cc: Buildin Code Division
Housing Informatio� Office
Marland Mork, Welfare Department
Steven accard, Fire Marshal
Steve R y, Health Department
Enclosures CORS-7
.�� .
--=-- ----�--- _
- a--------�
. . ` °���/��� .
j EFICIENCY/CORRECTION LI3T 16395
/
SEPTEMBER b, 1989
PAGE 2 �
RE: 270 7TH ST W
1. VACANT BUILDING.
IS STRUCTURALLY NSAFE. ROOF, WALLS,
CEILINGS AND STA RWAY HAVE FALLEN IN OR
ARE OTFIERWISE MI SING IN AREAS. THE
BUILDING IS A PU LIC NUISANCE AND SHALL
BE REHABILITATED OR DEMOLISHED.
CHPT 45.
2. DUE TO FIRE AND DALISM THIS BUILDING
IS STRUCTURALLY SAFE. ROOF, WALLS, , "
CEILINGS AND STAI WAY HAVE FALLEN IN OR
ARE OTHERWISE MIS ING .T�N AREAS. TfiE
BUILDING IS A PU IC NUISANCE AND SHALL
BE REHABILITATED R DEMOLISHED.
MUFC 2.201(b) .
�v-���
Kenneth R. [�1cCormick
40 Irvine Park
St . Paul i�linn . , 55102
Saint Paul Ci y Council April 19 , 1990
I would like o apprise the City Council of a few facts about the
Mannheimer ho se for deliberation on the potential demolition of
that property I need to note that white I am currently the
elected Presi ent of the Historic Irvine Park �ssociation , I am
malcing these tatements as an individual who lives in the area.
I walk home e ery week day past the property .in question.
1 . Once in th Spring and again in the Summer 1987 , I talked caith
Mr Berg about his acquisition of the property. He bemoaned the
hijh �ost of rehab and r�estorati.on . I told him there ��ere a
number of c� if erent approaches to Fixinb up these struc,tures ,
thst t.he ne:ig bor. s had a lot of expertise , a.nd 1.hat we 'd be happy
to advise him. He never followed up to my knowledge .
2 . In May oP 1988 , Mr . Berg had the front porch of the struct�.ire
removed and hysically fou�ht off eff�rts by neighbors to
document fihe a tifacts that were being destroyed at the ti.me .
While I did n t directly observe this incident , others who did
testifie�� at a previous public meeting .
3 . Mr . Berg jo ' ned our association in the Summer of 1988 . His
ownership of the Mannheimer property makes hi;n eligible. He
wanted the ass ciation backing to put curb cuts anc� a circular
drive in the front of the building . The association did not
support that equest but urged him and offered support eor
finding viable uses for the building and help in restoring it .
4 . Later in tita ch of 1989 , I observed workers physically removing
stair railin�s and othei• parts integral to the structure ft•om the
rear porti�n f the house . Within a matter uf weeks of that
action the roo on the rear portion uf the house began to cave
in. To this day, no action was or has ever been taken to cover
the roof h�l.e o prevent further damaje .
it is my perso al belief that hlr. Berg knew about the historic
requirements tteridant with ��wnership of the i�tannheimer house,
and that he wi lfully caused the deterioration of the structure .
I believe the ity Council �lould be making a travesty of the
liistoric preservation mechanisms in place if Mr. Ber� is al.lowed
to profit by his actions in this situation . -"-
Sincerel '�
�/�� � �
` ;�I n `t��Ci�rmicic �
��er n `� ���(��. � ���� /� !
��•' �• 'l� CITY OF SAINT PAI'L
~ .�-� •=: OFFICE OF THE CITY ATTORNEF
� �uuim :� �
{� w I �
♦� F
,�.. EDWARD P. STARR, CITY ATTORNEY
647 City Hatl, Saint Paul, Minnesota 55�:Z
612-298-5'?'
GEORGE LATZMER
MATOR
R�C�IV�D
MEMORAN DUM �����O
TO: Chai William Wilson and Members
Comm'ttee on Housing and Economic Development ��T� CLEK�C
City Council
Buil ing
FROM: Jame T. Hart
Assi tant City Attorney
DATE: Dece ber 26, 1989
RE: Appe 1 of David and Josephine Berg ("Appellants")
from HPC Decision denying issuance of demolition
perm t for 270 W. 7th Street
PROCEDURAL BACKGROUND
On August 22 , 989, Appellants applied to the City for a permit to
demolish the Gr ce-Mannheimer House at 270 W. 7th Street. Pursuant
to Sectiorl 73 . 7 of the Legislative Code the Heritage Preservation
Commission ("H C") conducted a public hearing upon the permit
applicatiori an made findings and reconmendations and denied the
application fo permit on September 14, 1989. Appellants timely
filed a Notice of Appeal on September 21, 1989 ("HPC Appeal") .
On August 25, 1989, the Division of Public Health issued a
Dangerous Struc ure Notice under Chapter 45 of the Legislative Code
to Appellants s owners of 270 W. 7th Street requiring repair and
compliance of he Grace-Mannheimer House by September 25, 1989.
On September 6 1989, the Division of Fire Prevention issued to
David Berg a N� ice of Condemnation and Order to Vacate 270 W. 7th
Street by Sep ember 11, 1989. Abatement procedure has been
initiated unde Chapter 45 on these Notices.
On September 28 1989, the City Council set October 17, 1989 as the
hearing date f r the Appellants' HPC appeal and referred the HPC
appeal to the Committee on Housing and Economic Development.
Consideration o the HPC appeal by the Committee has been continued
three times a the request of Appellants' attorney, the last
continuance bei g until December 27, 1989. The public hearing on
the HPC appeal and the abatement proceedings have been continued
by the City Cou cil abiding the Committee report.
�..�.._ .�. �..,.___.._.r�,..._.�...w. _ _.. . ._-� . _.�.....�.....-,-....-..._9._.., _— __
�cJ—/�`-;` ��
1 _
HPC DETERMINATION
HPC Resolutio No. 1036 dated September 14, 1989 contains written
findings requ red under Code Section 73 .07 (i) (2) respecting the
architectural and historical merit of the Grace-Mannheimer House,
including a d termination that the House is listed on the National
Register of Hi toric Places, and the effect the proposed demolition
on surroundin buildings in the Irvine Park Historic District and
West 7th Str et. Because no plans for construction of a new
building were ubmitted, HPC made no finding coaparing the economic
value or usefu ness of the Grace-Mannheimer House with the economic
value or usef lness of any proposed new building.
The Determina ion further found that under Section 4410. 4300,
Subpart 31, riinnesota Rules relating to the Environmental Quality
Board ("EQB") an Environmental Assessment Worksheet ("EAW") must
be prepared b fore the City may issue a permit to demolish a
property list d on the National Register. The Determination
further made r commendations:
-That the City conduct a study to identify alternatives
and asses the feasibility of reuse of the building; and
-That the Planning Commission review and comment on the
possibili y of City acquisition of the property.
NOTICE OF APPEAL
The Notice of ppeal is made pursuant to Code Section 73.07 (h) and
is based upon he grounds that the HPC Determination was:
a) arbi rary and capricious;
b) cont ary to the findings of the Divisions of
Heal h and Fire Prevention;
c) not upported by the evidence; and
d) unne essary because Code section 73 .o7 (a) (4) ]
exe:� ts demolition required in accordance with
Chap er 45 of the Legislative Code.
COMMISSION REVIEW
Code Section 7 .q7 (e) - Commission review - provides:
"The heritage preservation commission, upon
rece 'pt of the application for permit and
plan , shall determine if the work to be
perf rmed pursuant to the permit adversely
affe ts the program for the preservation and
arch'tectural control of the heritage
pres rvation site or district. . . . "
��/r ��
t J
Section 73. 07 (i) - Factors to be considered - provides that before
"approving any [deWolition] permit application. . .the commission
shall make findings based on the program" on the fol3owing:
"Arch'tectural and historical merit of [t:;e]
build'ng, the effect on surroun3ing
build 'ngs, . . . [and] the economic value or
usefu ness of [the] building as it now exists,
or if altered or modified [ , as] . . .altered or
modif'ed � , ] in comparison with the value or
usefu ness of any proposed struct�res
desig ated to replace the present building or
build'ngs. "
SCOPE OF APPEAL
Code Section 73 . 07 (h) - Appeal to city council - 5rants to the
permit applican or any party aggrieved the right to appeal the
"order and deci ion" of the HPC regarding the revie:;, approval or
disapproval of he issuance of any City permit. As neither this
section nor oth r provision of Chapter 73 limits the scope of the
City Council re iew of the order and decision of HPC, the Council
may affirm the ame or it may make its own determina�_on, provided
that the same m st be based upon substantial evide::�e and be in
conformity with the law.
In considering heir decision Councilmembers are advised, as a
matter of law, s fcllows:
1) The p ovision of Section 73 . 07 (a) (4) exempting
demolition pe�its from HPC review for zistoric
"structure required to be demolished in accorda.-�ce with
Chapter 45" of the Legislative Code does not deprive the
HPC of jur' sdiction until the resolution aba�ing the
nuisance has been adopted by the City Council.
2) The C'ty �ay not issue a demolition perm�t for a
historic s ruc�ure until the City and the permit '
applicant ave camplied with the EAW process required
under the E B Rules, notwithstanding compliance �ith the
provisions f Chapters 45 or 73 for permit issuance.
3) Under ecti�n 73 . 06(h) the HPC may recommer.3 to the
City Counci , after review and comment by the Planning
Commission, that property designated as an histor�c place
be acquired and that the City Council may com�ission a
feasibility stu3y regarding such recommendatior..
4) The Ci y �ay lawfully deny a permit for de�olition
of a histo ic structure, unless the owner establishes
that there 's no economic reuse of the property in which
�. �
�v����
event the ity must either issue the permit or conde�n
the proper y paying just compensation.
The Committee i further advised that the Appellants are entitled
to a hearing on he merits of their appeal before the full Cou.�cil;
consequently, if the Committee takes evidence relating to the
merits, the sam evidence must be resubmitted to the City Ccuncil,
unless the Appe lants make an informed waiver of their rigz;.s in
this regard.
cc. Peggy Reic ert
Deputy Dir ctor, Planning
James T. S iely, Jr.
Attorney f r Appellants
500 Degree of Honor Building �
Saint Paul, Minnesota 55101
Karen Swenson
Legislative Research
}
. �� V �� J 1� I
� � GE�RIN A1�D SHIELY. P.A.
ATTORNEYS AND CO'v`SELORS AT LAW
SOO DEGREE OF i-!GVpR BUIIDING
S�1I\T PAL'L. �II�\�OTA 35101-1073
ROBERT A. GEARIN TELEPHONE 227-757'7
•JAMES F. 5�+1ELY. JR.
AREA CODE 672
_ September 21, 1989
•AL50 AOMi7TED TO PRACTICE IN
STATE OF Wi5GON51N
OF COUNS£L
JOSEPH L. MELAREK
RECEIV�D
St. Paul City Clerk
Ramsey County Courthouse s�2 1i�9
St. Paul, MN 55102
C1TY CLER;:
Dear Clerk:
Enclosed herewith please find tko copies of Notice of Appeal
and Statement setting forth. the grounds of appeal pursuant to Section
73.07 (h) of t e St. Paul Legislative Code.
Very truly yours,
GEARIN 6 S3IELY, P.A.
�'�
,
ames . iely Jr.
JFS:tl
Enclosure
. �'f(� ""!✓�/
, -
, �
�
� � NOTICE OF APPEAL �, �
AND ---
STATSIKENT OF GROQNDS
David Berg a d Josephine Berg Simes hereby give notice of their appeal
of the decision f the City of St. Paul Heritage Preservation Commission
on September 14, 989, in H.P.C. File No. 1036 denying them approval of the
issuance of a Ci y permit to demolish the dangerous structure located at
270 West 7th Street, St. Paul, Minnesota.
This apreal s made pursuant to Section 73.07 (h) of the St. Paul
Legislative Code an is based on the following grounds:
The failu e to approve. the issuance of a City permit to demolish
the dancerous structure located at 270 West 7th Street, St. Paul,
Minnesota, was
(a) Abit ary and capricious
(b) Cont ary to the findings and orders of the City of St. Paul
Public £ealth Department and the City of St. Paul Fire Department
that the buil ing is a hazard to the public health and safety and
should be des oyed (see attached Dangerous Structure Notice dated .
August 2�, 198 from the St. Paul Public Health Department ordering
that t2^.e buil ing be destroyed on or befoze September 25, 1989,
and the Notice of Condemnation and Order to Vacate requiring that
the building be demolished by September 11, 1989. )
(c) Not s pported by any evidence. �
(d) Irrel vant . and unnecessary since no approval of the
Heritage Perse vation Commission is required under Section 73.07
(a) (4) of the St. Paul City Legislative Code which specifically
exempts the re irement of any action by the Heritage Preservation
Commission wit respect to structures required to be demolished
in accordance ith Chapter 45, Legislative Code of the City of
St. Paul or Min esota Statutes, Chapter 463.
GEARIN & SHIELY, P.A.
�y
RECE�v�o ames . Shiely, Jr.
Attorney for Appealants David Berg
�C��,��� and Josephine Berg Simes
�'� 500 Degree of Honor Building
�,1T'�( G'F��� st. Paul, � s5�o�
612-227-7577
Attorney I.D. No. 100390
. ,
��,/���
CITY OF SAIN PAUL
HERITAGE PR SERVATION COMMISSION RESOLUTION
FILE NUMBER 9o-s _
DATE Apr�i i2, 1990
.
N'HEREAS, Section 3.05(8) of the Saint Paul Legislative Code statcs, 'The heritage ;
preservation commis ion may recommend to the city council, after review and comment
by the city planning ommission, that certain property cligible for dcsignation as a �
heritage preservation sitc be acquired by gift, by negotiation, or by eminent domain as ,
provided for in Cha ter 117 of Minnesota Statut�s"; and
V1'HEREAS, the Man hcimcr-Goodkind House at 270 West Scventh Strcct is a French
Second Empire style ouse built in 1874 and categorized as pivotal to the Irvine Park
Heritage Preservatio Discrict; and
WHEREAS, the Mann cimcr house is listed on the National Register of Historic Places as
one of the significan houses in the Irvine Park Historic District, is among only a handful �
of remaining good ex mples of the French Second Empire style in thc Twin Cities, and
serves as a wonderful complement to the Alexander Ramsey House, a more ornate example
of this style on the sa e block, the only other Frcnch Second Empire style house in the ,
Irvine Park District, nd thc most important architectural landmark in the district; and
VVHEREAS, David Be g and Josephine Berg Simes, the owners of the house, have applied 1
for a permit to demol sh the house at 270 West Seveath Street; and �
� .F
WHEREAS, demolitio of the Mannheimer House at 270 West Seventh Street, the only �
building in the Irvine Park District along West Seventh Street that is contributing to the �
district, would harm t a district's connection to Fort Road and the complimentary local '
and aational register esignated Rochat-Louise-Sauerwein Block across the street; and
WHEREAS, the Natio al Register Nomination Form for the Irvine Park Historic District, �
written in 1973, states that the Mannheimer House is unchanged except for the stucco
resurfacing and the rc uilt front porch, [is] now used as a boarding house, [and] is well -
maintained and in goo condition"; the house was renovated and opcned as a bed and
breakfast hostelry in 1 81; and
WHEREAS, the curren oaners purchased the house in the mid-1980s and have indicated � _
they now have no inte est in restoring the building; and ; �
4 �
WHEREAS, the Divisi n of Public Health has determined that, becanse of its deteriorated t-`
condition, the house at 270 West Seventh Street is a dangerous structnre; they have i. r
notified the owners th t a list of deficiencies must be repaired or thc building must be � 4
torn down; and � -
i -s
� -;.
WHEREAS, the Herita e Preservation Commission, on September 14, 1989, held a public ; ;.
hearing on the owner's application for a permit to demolish the building and voted � ;
unanimously to deny t c permit application, to recommend that the city conduct a study ;��F_
to identify alternatives and assess the feasibility of reuse of the building, and to request : �:.
Planning Commission r view and comment and the possibility of city acquisition of the ;`�
property; and ; �
. �.
: �
$ :.
i_ ;
_._ ._.___..-- --- •--- ... _ ._ . ----- - — ---- � --
_ _. .- -- --- - -- -•--
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�jv- 15�3�
F��o #9o-s
S T
Page Two
WHEREAS, the Dep rtment of Planning and Economic Development hired consultants to
conduct an on-site i spection of the building and prepare a building condition report and
an estimate of rcpai costs, to identify alternative uses for the building and cost estimates '
for adapting the bui ding for alternative uses, and to assess potential financing sources, �
developers, investors operating costs, tenants, and responsibility for feasible alternatives;
and
WHEREAS, assessme t of the fcasibility of reuse of the building has now becn completed, _
the consultants have found the back wing of the building to be so damaged that it would
be infeasible to rest re and reuse the back wing, and the consultants recommend that the
City work v�•ith the innesota Council of the American Youth Hostels Inc. (AYH) to reuse
the main massing of the building as a youth hostel, either alone or with a new back wing;
and
WHEREAS, represen atives of AYH have shown significant interest in reuse of the
Mannheimer-Goodki d House as a hostel, a project that is estimated to requirc a 20-31°Xo
subsidy in low-intere t loans from the city; and
NOW, THEREFORE, BE IT RESOLVED, that the Heritage Prescrvation Commission
recommends to the C ty Council that the City acquire the property at 270 West Seventh
Street by gift, by ne otiation, or by eminent domain, subject to review and comment by
the Saint Paul Planni g Commission, as provided for in Chapter 117 of Minnesota ,
Statutes; and
BE IT ALSO RESOL ED, that the Heritage Preservation Commission recommends that
the City work with t e Minnesota Council of the American Youth Hostels Inc. to reuse
the building as a you h hostel as recommended by the consultants and, if this alternative
proves not to be feas'ble, to consider other alternatives that would maintain the building
on the site; and �
BE IT FURTHER RE OLVED, that the Heritage Preservation Commission recommends, if
demolition of the bui ding is considered, that historical documentation of the building be
required to be prepar d according to Level II documentation standards of the Historic
American Building S rvey (HABS) and filed with the Minnesota Historical Society and
with the Saint Paul eritage Preservation Commission. �
MOVED BY H nding
SECONDED BY iller
.
IN FAVOR 7
AGAINST 0
ABSTAIN 0
�'' :
.
�,:
� ���/5�3�
� C�'TY OF SAI T PAUL
HERITAGE P ESERVATION COMMISSION RESOLUTION
FILE NUMBE io36
DATE s�pc�mtxr ia, 1989
WHEREAS, the Sai t Paul Heritage Preservation Commission is anthorizod by Chapter 73
of the Saint Paul L gislative Code to review building permit applications for exterior
alterations, new co struction or demolition on or within designated Heritage Preservation
Sites or Heritage P servation Districts; and
WHEREAS, David erg and Josephine Berg Simes have applied for a building permit to
dcmolish the house t 270 West Seventh Strect; and
WHEREAS, the Ma nhcimer-Goodkind House at 270 West Seventh Street is a French
Second Empire styl house built in 1874 and categorized as pivotal to the Irvine Park
Heritage Preservati n District; and
WHEREAS, Section 73.0? (9) (b) of the Saint Paul Legislative Code prescribes findings to �
be made by tho Her tage Preservation Commission in reviewing permit applications for
demolition and stat s, 'In the case of the proposed demolition of a building, prior to
approval of said de olition, the commission shall make written findings on the followin�
the architcctural an historical merit of the building, the effect of the demolition on
surrounding buildi gs, the effect of any proposed new construction on the remainder of �
thc building (in cas of partial demolition) and on surrounding buildings, and the economic
value or usefulness f the building as it now exists or if altered or modified in comparison
with the value or u fulness of any proposed structures designat�d to replace the prescnt
building or buildin s'; and
VYIiEREAS, Section 73.05 (8) of the Saint Paul Legislative Code states, 'The heritage .
preservation commi ion may recommend to the city council, after review and commeat bp
the city planning co mission, that certain property eligible for designation as a heritagc
preservation site be cquired by gift, by negotiation, or by eminent domain as provided for
- in Chapter 117 of nnesota Statutes"; and
WHEREAS, Section 10.4300. Subp. 31. Historical Places of the State of 1Vlinnesota
Environmental Qua 'ty Board Rules stata that, for destruction of a property that is lisud
on the National Re ter of Historic Placa, an Environmental Assessment Worksheet (EA�
must be prepared be ore the permitting state ageacy or local unit of government may issne
demolition permits; nd
WHEREAS, the Des' n Revicw Committee of the Heritage Preservation Commission met on
September 6, 1989, a d voted unanimously to recommend denial of the application for a
permit for dcmoliti of the house, a recoanmcndation to thc city for a stndy to idcntify
alternatives and ass s the feasibility of reuse of the building, and a requast for Planning
Commission review nd comment on the possibility of city acquisition of the property; and
WHEREAS, the Sain Paul Heritage Preservation Commission, based upon evidence
presented at their Se tember 14, 1989, public hearing, made the [ollowing findings of fact
' ��. _ � � . . _ .. . -��a.______ " _ -'_ ._ '._• ' � � ti � _ .�__"�-_,__1'-�.�i��-L',Y-v-'�.--'��'i�=_�-�".G�� -�S�f�'�+t'w.:.
�� --ti �� :�
File �1036
, Pag� Two
1. The Mannheim r House is listed on the National Register o[ Historic Places as one of
the significant ouses in the Irvine Park Historic District, is categorized as pivota! to
the locsily desi nated Irvine Park Heritage Preservitioa District, is among only a
handfnl of re ining good eaamples of the French Sccond Empire style in the Twin .
Cities, and ser s as a wonderful comptement to t6e Aleaander Ramsey House, a more
ornate example of this style on the same block, the only other French Second Empire
styte house in t e Irvine Park District, and the most important architectural landmark
in the district;
2. Loss of the Fre ch Second Empire style donble honse at 270 W. Seveath SL wonld harm
the district's r resentation of 19th century residential development and the districts
interpretation f the lives of those who provided the potitical, economic, military,
medical and re igious leadership that shaped the territorial and state capitol at Saint
Paul;
3. Demolition of he Mannheimer House at 270 W. Seveath, the oniy building in the Irvine
Park District a ong W. Seventh Street which is contributing to the district, would harm
the district's c nnection to Fort Road and the complimentary local and national
registcr design ted Rochat-Louise-Sauerwein Block across the street;
4. Thc National egister Nomination Form for the Irvine Park Iiistoric District, written
in 1973, statcs that the Mannheimer House 'is unchanged except for the stucco
resurfacing a the rebuilt Front porch,�[is] now used as a boarding house,[and] is well
maintained an in good condition"; the house was renovated and opened as a bed and
breakfast host lry in 1981;
S. In 1986 the cu rent owners had plans to restore the house for use as office space for
Saint Pau! Ste 1 Supply Company, and the HPC approved plans for restoration of the
front porch a d front facade of the buiiding and for work in the front yard with the �
exception of proposal to add bay windows to the front of the building and to add a
circular drive in the front yard; without the circular drive and bay windows, the
applicants de ided not to proceed with their plans to renovate the building and have
allowed it to apidly deteriorate;
6. The applican have indicated they now have no interest in resWring the bnilding and
state they wo ld give the building to the city if the city wants i�
7. The Division f Public Health has determined that, because of its deteriorated .
condition, th house at 270 W. Seventh is a dangerons structnre; they have notified the
owners that a list of deficiencies must be repaired or th� building must be torn down
by September 2S, 1989, or the Division of Public Health will refer the matter to the
City ConnciT o receive authority to raze the houu;
8. Becanu the nnheimer House is listed on the National Register of Historic Places as �
part of the Ir ine Park Historic District, an Environmental Asscssmeat Worksheet
(EAV� must prcpared befor� the city may issue a permit for demolition of the
building; an AW has not yet been prepared, and this requirement would now preclude
city issuance of a permit to demolish the building by September 25, 1989; '
9. Thc applican s state they currently have no plans for constructing a new building on
the property ith which to compare the economic valne or usefulness of the existing
building;
.-..._...�--...,-,.-._ - -•-_,_. --,---- - ------_- _� _ --_
. ' File *1036 �� _/���
� Paze Three
10. Part of the si ificance of the Mannheimer House is related to its existing location;
while it woul be good to move the house back to the front of the lot (it was moved to
the rear of th lot when V1►est Seventh St. was widened in 1933� the Mannheimer House
should ideally not be moved to a different lot;
NOW, THEREFO E, BE IT RESOLVED, that based on the above findings and code
eitations the Heri ge Preservation Commission denies the application for a permit for
demolition of the nnheimer-Goodkind House at 270 W. Seventh Strcet; and
BE IT ALSO RES LVED, that the Heritage Preservation Commission r�commends that the
city conduct a stu y to identify alternativcs and assess the fcasibility of reuse of the
building; and
BE IT FURTHER RESOLVED, that the Heritage Presorvation Commission requcsts
Planning Commis ion review and comment on the possibility of city acquisition of the
property.
MOVED BY Com ittee
SECONDED BY
IN FAVOR 7
AGAINST 0
ABSTAIN 0
Decisions of t6e eriti¢e Preservation Commtssioa are final, subject to appeal to the City
Council withln 10 diys by anyone Affected by tLe decision. This resolution does not obviate
tbe need for meet n� applicable butldtn� and zonin� code requirements, and does uot
couatttnte appro• 1 for tix credlts.
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�'�-l���
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August 22 1989
Allan L. Torst nson
Preservation P anner
Heritage Prese vation Commission
25 W. 4th St .
St. Paul , Minn 55102
Dear Mr. Torst nson,
In response to your letter dated August 15, 1989 we respectfully
submit the fol owing imformation in regard to our property at 270
West 7th stree in St . Paul .
Since our purc ase of this property in December 1985 we have spent
in excess of $ 0, 000 per year for real estate taxes, insurance and
professional f es. In return we have received absolutely no revenue.
Our countless ttempts to restore this structure to accomadate not
only our needs but also the needs of the Heritage Preservation
Commission and the West 7th Street community have failed.
It is totally rustrating to have proposal after proposal voted down
by the H.P.C. It is clear that you, as the head of the H.P.C. , cannot
� be satisfied w th any reasonable plan. Through our numerous proposals
to the H.P.C. e have found you to be completely unreasonable and
inflexible.
At this point e have been unsuccessful in finding any contractor to
give us an est mate on repairing the building due to the dilapidated
condition from fire and vandalism. The roof has collapsed, stairways
have been dest oyed and it has become virtually impossible to secure.
- It has become haven for street and drug people. Floors and walls are
covered with h man feces. The St . Paul Fire Department has posted
notice; Premis s Unfit For Human Habitation.
All city depar ments including St.Paul Police, building, health and fire
inspectors agr e that the building is extremly hazardous and should be
demolished. I the event of injury or death by anyone entering the site,
we would ultim tely be responsible.
Enclosed pleas find the most recent police report dated August 13 1989
when St . Paul olice arrested three adults tresspassing in the building.
Also enclosed re reports received by us from the building, health and
fire inspector listing over 200 violations.
- If the H.P.C. ants the building, which has been moved once before, we
will donate it to you, and allow its immediate removal , or you can allow
its Demolition
,, , �
�v -���
We feel that th H.P.C. has been completely unfair to us as well as the
west 7th Street community, by continuing to hold this building hostage.
At preasent we ave no plans for a building on the property, and want
the address 270 West 7th Street permantly removed from the Historic
Register.
�e look forward to your prompt attention to this matter.
��.
Sincerely, ' �
� �/ / /1 .. ._ '..�y`!`��. Y�
��.�Ty ,/` �
/.,
David A. Berg � Josephine Berg Simes
� 22 — 5-8 3 i 16'i � �{,Ilc�re.st
C�: Mayor Georg Lat i mar St. I ic�1 , �'�N Ss I(6
Robert Kess er 4 �c� - $c.� 6 �
Steve Roy
Dana Minter
Dick Amery
Jim Scheibel
F-
1
1
1
1
{
�v-i��
� Fort Road/Weat Seventh Street Federation �
. 265 Oneida Street `
SaiM Paul, Minnesota 55102
612-298-5599
August 30. 1989
Dear Heritage Pres rvation Cortmissioners:
The West 7th/Fort Road Federation has follo�red rrith interest the
changes in fortu e of the building at 270 west Seventh Street
(historic name: G ace-Mannheimer House) . It was included in the
national and loc 1 historic district boundaries of the Irvi�e
Park Historic Dist ict. The national district was nominated in
1972. At the ti e, the building was known as the Melrose and
used as a boarding house. It was not included in the lrvine Park �
redevelopment dist ict, and changed hands privately in the early .
1980's to an en repreneur who made minor improvements to the
building and ope�a ed it as a bed and breakfast. Although no one
involved in the resent discussion was privy to the financial
status of that o eration, numerous referrals from United and
Children's Hospit ls led cortmunity observers to assume the bed
and breakfast was viable use.
That owner exper enced some personal crises and forfeited the
building in a ba k foreclosure. This was not untii she had
aiready left the c ty, and the building was vacant for some time.
In 1986, it was p rchased by its p►-esent orrners. Publication of
the transfer of ti le listed the acquisition price as ;112,000.
Plans for the re toration and reuse of the building as office
space we�e enthu iasticalty received by the conmunity xith two
exceptions: alte ations to the front facade of the buiiding by
the addition of y windows and the installation of a turnaround
drive in the fron of the building. These t►ro exclusions were
supported by th Historic Irvine Park Association. The
Federation's polic , as a distr.ict council , is to defer to the
Jud�nent of those most affected by any public decision. in this
case, the Historic Irvine Park Association.
No No�k was ever d ne on the permit aith condittons as granted at -
that time. The building was offered for sale. More recent
events regarding a curb cut, parking lot plan and porch
demoiition precede the present unfortunate circunstance.
The vatue to the camiunity of this building is far rnore than
economic. Finish d at about the same time and in the same style
as the Ramsey Hou e, the Grace-Mannheimer Nouse has been prized �
for its venerable age and its architecture. One other French
Second Empire Hou e elsewhe�e in the district was los� due, in �
some measure. to negligence in the eariy days of redevelopment.
The potential lo s of this structu�e bri�gs back painfui
memories. Just a significant, historically. as the building's
individual archite ture is its pivotal position on West 7th.
Although 1989 ey s see West 7th/Fort Road as a conmercial and
transportatio� ar ery, its o�igins bore no such tidy land use
} _ _ _
�� --/���
, .
zones. A mix of comme�cial and residential uses--some of which
presented li e rurai estates--lined the �oadway lnto the
twentieth cent ry. The Grace-Mannheime� House stands as the sole
remnant of t e broad mix of uses so typical of late 1800 urban
development. ven �f the reuse of the building is not ultimately
residential , he maintenance of a residential appearance is now
and has been an important element of the butlding's end the
district's pre ervation.
The northNest rn boundary of the historic distrt�t Nes d�awn
specifically o include this double house. -;t - is the only
element of t e district with historic merit on 11est 7th a�d as
such. stands a a geographic landmark for the dl5trict.
Its more rece t abuse is distressing to cortmunity activists and
preservationis,.s alike. The community does rwt accept a
warehouse use 'n a B-3 zone. Nor does the cormx�nity accept that
vacant buildi gs are impossible to secure. Another West 7th
businessperson installed an alarm system in a vacant building to
secure it, be ause he respected the potential tiatnage to ad,�acent
property owne s. No similar consideration o� effort has been
advanced in th's case.
The feasibili y of the building's reuse should-be-explored---with
diligence, ke ping in mind that very feH of the buildings within
the historic district were redeveloped withottt tht benefit of
, subsidy. Impo tant and valuable for other than economic reasons,
the Grace-Man heimer House might legitimatel� claim the same
privileges as 'ts neighbors.
No such case n be made for the building's p�esent amers. Mith
flagrant disr gard for civic process and respo�s`�bilfty, the
present owner have, over a period of yearg;=�:�onstrated an
uncompromising hostility to the surrounding epmiii�ti#y. Prev�ous
threats of a adult entertainment establishme�t-=�re a very
. public exp�ess on of that hostility. -
The granting of a demolition permit is, et _ �tre very least.
prertiature. I may be unnecessary altogether. ,[��.he bui 1d[r�g's
: owners were itted to the goals that buyfng :�ape�ty tn a
; national histo ic district suggests, the struCtur�:�zould long ago
__ have been secu ed and maintained, if not �estored. ,
"'3 -_ -
_+�+:
' This appears o be a ciassic case of the prt�yate�rket Norking
at serious cro s-purposes to the public good. _ ,Pr��Mate control of
. this property ver the past four years has seen� the building open
� to vandalism a d intentional demolition effortsti�the ravishing of
architecturai features, the use of gravgi_��=�s the maJor
landscaping eature, and a general redu���pff- in its : and
� surround i ng pr perty va 1 ues. - "=`='""= `
The district council urges that the preseflt�-T'equest for a
demolition per it be denied. It reflects not.a�l�_�he dif�iculty
of preserving the buiiding, but perhaps more sttongly ref�lects
, the present orr ers' unwi 11 ingness to preserve it. � The camiunity
- - 2 , =y_ �_- _ . �__. .
���/SU�
� �
organization woul like to see a �e-use study conducted and
� further encourages the commissioners to recortmend to the City
Council that the City of Saint Paul acquire the Grece-Mannheimer
House. either throu h negotiated purchase or by eminent domain.
Sincerely,
�,� I.t�L�
Cass Welsh
President
;
4.
i
3
. ��//��
HISTORIC IRVIN$ PARK ASSOCIAT'ION
30 Tr•vine Park
3ai.c�t P�ul , Mi.nnesr�tH 55102
SK i nt Paul Ci t.y r,c,��nci 1
Houy i r�g nnd F; ,c�nc�n�i c; nevel��me�nf C�mmi ttee
c:�o Allen Tc�r t.��nscn
via f'�x � ?.28 3220
�I�ve���bf�r 22 � 1989
On t�c�t�al c�f the HiKi.�ric Irvine PKrk A�;s;nciation, I wxnt to
pruvicle inf�r atir�n c�n the situKl: ic�n hcf.ore you in Hps�er�l of a
d�:ni.�l of H jcAinolition prrniit to David Be�r� for hi.s property c�n
Wpxi�. Sev�nth, tlis hi �toric *!at�nh�ia�ei• pi•operty. We k����lieti•e the
denial by t e Hixl,c�r. ic Presei•vKl:ion Cc�mmission wqs �,�,4,rc��,ci�►te
t�nd rtect�•ssHry
Mr. Br.r$ h:.�s not unly �ehown himself willing to take even
t:he si�np].r.Kt 5tepa to preHerve an hi.s�uric ��ropr.i•ty. Ae t�as
a.11awr_c� c�ondi ic�ns tc� oc��ur that �ncnur��� van�.alism r�nd i nvi#,c
at•Kan . I ut� t�ral,�.nd from � �:r>r�vE;r. sation wi t.h I.}�e r.ity bui 3d.ing
iT�=+j�E�;etc�r tha he nc�t,c�d apparent Kl.r��c;tural dRmr��e t.o t.he roof
Hnd c;ri tical �uj�pUr.t membNr.� �:ts well as thF apj�xrr�t storage �f
fl».minahle c:hc, i�:;r�].s wii.hin th� structur. e. Tir. Berg may ��c.��rt.
that the c�x►,�. ge was dc,r��- wit.hout his knc�wl c�rigc j but in doi ng �so
he: pr•ovcs his i r�xbi 1 i�y to mar�rage x r�sturatic,n pr•c�j�,ct. I can �
nl�o ass�rt i �itit he hRa , �� t,hi.s date, nc�t, �;v�n put a t.arp ov�;r
f.ht hole in t. c� raof, therPby c;c�nl;intii.ng to ]rKVe t,he �tructure
criti+:�,21y <� cn to i.he elc:ments . I xnci nefghbocs rout.i nrl y
noti�e I,hr. s l-. ur.,t.ure f3c�<�rx Wi ciP ��pen r�t�d n.ot.i fy him to n� �vai 1 ,
Mr. Rrrg ,�oined c�ur• xxsn�intion l.rsKt. yr�,�r �nd soli�.ite-ei c�ur
aupi�c,ri:. iTe cum���lKin�ci about t.h� high Gqgt of r��Ktr�ring his
pt�c�p��rty. I ar�d c�t.h�rs tHlkrc� to him on a r�un�k�E�r of necAS i �ns
abaut. �t.E�ps e c�t�ld tr�ke and c��)ri(.�;iCtACB he �,ci�,lc� ��se� but to
��,�r knowlecige he never p��rxur`d any c�f c��,r Ku�gestions. He �locs
t,ut have �ny cr�ncrrr� fc;r the hixt<�ric: r.�qnirpmNnt.� atl.zrhed to
thi s st.rur;f;ur . War�e�, he is m�.r�r,.Y i �� it in a mHr�nrr th�t is a
thre�nt �nd a h�.rard to the r�-x i.c��nts of the nr.i �hbarhood.
For I.h���e r�asun:�, We bpl.ir�ve l.he City shhuld �ake the
r�E�r.��sary st.r_��r; t.o tKke c��rit,roi uf 1.hc str.ucture. The �
ne9ghbanc��c�c.i u d th� Wc�at Seveni.h Ft�cicration are n�w mceting to
pruclu�:r, a :�ma11 �srr.rs p]nn for Lh i � nrr,a and r�re wi �l in� to work
with �he City ta find appropriHi:e uscs for t.he �l.�ucture in the
fut.ur. e.
a i tt r,r.rP 1 y, �.�.-- �
�• �'r'�=-�.�'-�,r�_ _-�-���
Kenn�th R. ric:Cc�rmivk
t�a�rg.hpc President., HzPA �
;
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HISTORIC �l-'U �/S� �
, . IRVINE PARK
ASS4CI�TI�N
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11i �t�ric Prese vRtion C��mmi ssi on
: 1L0 City IT�11 Anncx
25 �+ faurth St
�ai �:t P:�ul , Mi.rinc�st�t.a 55102 ,
Rr. �� f'c�nt�e, : Grt�t�c-Mxnnhr� i n�o�r Pr•c���c�r•ly
T!;c. Ti i5i,��ric Ir�� i.ne p._►rk AS��>�• iY'. i vri hx� f�T 1 owe�d ►.he events
s�:r!'OLltl�iltl� t e purc�h�aa , o��nt��-_.h� p, ;�nri n�,w i.��r r•c�clue�st.�d
�?r;:-:,1 �i l. ; c,n af thP Ct��ce-'tr,nr,h�i ��i�r �i���perty with gi•cat c.�>n��r.rn .
ke t�1 l , ari.� .ns�l rc�G i ���.�t��K �f T r'�' i nrt 1'Hrk, h�ve i t��'ut•1'�d
4� �nifi ��ant p .t�s�,n�l ��t,i�t Hr�d P.\jlt?tl<�E?C� ur�told tioui�s ��� �jir�c�i.
J a�or tu bri ng our hr�mPS i nto c��m��l?an�,e +.i t,h HPC; g�i.i ci�1 i r�f�:� . �
k'f �re qti.i t(` f •:ink 1_y �i ti t.i-����r�c� t.� ���ct t.h;s t .�n c�wnr.t'� i.n��i��►?d Atty
o�:::cr, can fl .�gi'..ifltlV act in a ����nn��r so c��r�t.r.�r•y !.o l,}i� int.er�t
Kn,? �uc�po�e c�f t.hc�se �uit�Nli.r�es . 0>>r m���n�t��.r.•s t►ave ok����rvc�d f.he
�;:.�.c�r t•rtut3v n�► »nd �3L,;t.��r,;- ; n� xrc�h i 1.r.�:tuT•s�l dNt.t�� ] s,
K; �t.Nn,� t.i �:xl 1 y 1 e�xv i r�b t,hf� ,� I.ruc:i.;:rF ��prn to v�inda I.i sm� ar►� t h�•r.
w� � ] fti�liy n�gl. �ot.ing thA dttinttge whii'h rr��;ti�l. l.g in t.urn in 1'urt.he�r
dF^sy. We do ut bel i.e�e r�n o�:ne�• �f a hi.3toric nrc�����rt,y c>u�ht.
t.t; t>e r+t�l t� Lt> >rc�f i I. hy i.hc� ��i 1 1 P�..1 :3r.�c t ruc:f.i on of that pruperty.
�ve :�1•ge i,h� H C to r�r;c,�um�rtd t•.hat t}ie City take �t.he p��opc�i�t.y t►y
the m����ns t�v�zi .able t.o it , rec�>oiPca��in� 1.he owncr fc�r ur+l y t.he
�-p'ue l�gs I.h rc�at to rPpair tte dao,�ge he has ca��sed. The
T r-�- i t3N T'xrk A:� exr i xl'. i��ti w i 1 1 c�c�u�m i t. Lo wc�rk w� th the Ci ty s�r1d �tny
nc•:: c>wr�t�r t.c> firic� vi �blr. xJLc�r•r.isil. i _r. u�;e�,� 1c�t• l.l�e tsLruc�ture .
i �� , ;
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~��` MINNESOTA COUNCIL
,� ,
_�` AMERICAN YOUTH HOSTELS, INC.
AY H Room 203, YMCA, 30 SouUi 9th Street, Minneapolis, MN 55402
Phone(6Q)375-1904
� MEMBER OF INTERNATIONAL YOUTH HOSTEL FEDERATION
11 Septe-�8!' 19 9
Robert M. =�ame III
Chairmar
St. Paui ae�ita e Preservation Commission
1100 Cit; 7a11 nnex
25 West =*� Str et
St. Paul . MN 5 102
Dear Mr. =r?me:
The Minnes;,ta C uncil , American Youth Hostels �s interested in exploring the
potentia' =or t e adaptive reuse of the Grace-M2�.r,h2imer House as an AYH-Hostel .
There ma.:� also be a complementary reuse prc,;���. On 9 September 1989 a
represen�a�ive rom United Hospital expressed int�-2st in exploring the potential
for a join� project based on the reuse of the Gr���-Mannheimer House as an AYH-
Hostel ard a te porary residence for outpatien:s and visiting family members.
Depending ;,n th availability of the Grace-Manr^��mer House, its cost and the
cost of rehabilitation, the Minnesota Council �s �nterested in working with the
Heritage �reser ation Commission to preserve am� �dapt the building for use by
AYH and Un?�ed ospital .
To provide you ith some background information �� AYH, I have enclosed a copy
of the Hcs�eler (Council 's newsletter) and th� brochures entitled "What Is
American ���th H stels" and "Creative Partnersh��s ' (a summary of National AYH
projects ;,� public lands).
I look FG!'w3fd t meeting with you to determine �:�w we might work together.
Sincerely,
( _ \
� Tim y ia. �udni ki
Executive �= rect r
Enclosure ;3}
cc: Vin:,E Holz ach
A1 'a� iors enson
The purpose of A is to help all, especialy young people, gain a greater understanding of tlie world and iu
people, t�rough o tdoor activfties, educational and recreational tratie!and related programs; to develop fit,
self-relianL well-in rmed citizens; to provide youth hostels—sirr�� avernight accommodatlons in scenic,
historic and cultura areas—with supervising houseparents and Ioca1 s�onsorship.
��'� �
HPC FILE #1036
CITY OF ST. PAUL
HERITAGE PRESERVATION COMMISSION STAFF REPORT
FILE NAME: Mannhe mer-Goodkind House Demolition DATE OF APPLICATION: 8/22/89
APPLICANT: David erg and Josephine Berg Simes DATE OF HEARIN�: 9/14/89
LOCATION: 270 Wes Seventh Street
LEGAL DESCRIPTION: Southeasterly 40 feet of Lot 1 and, subject to street, all of
Lot S, Block 28, Rice and Irvine's Addition
HPC SITE/DISTRICT: Irvine Park District CATEGORY: Pivotal
CLASSIFICATION: M 'or Permit Review
STAFF INVESTIGATIO ��'D REPORT: DATE: August 31, 1989 BY: Allan L. Torstenson
A. SITE DESCRIPTIO : The Mannheimer-Goodkind House at 270 West Seventh Street is a
French Second pire style house built in 1874 and categorized as pivotal to the
Irvine Park Her tage Preservation District.
B. PROPOSED CHANGE : The applicants propose to demolish the Mannheimer-Goodkind
House.
C. CODE CITATIONS:
1. Section 73.0 (9) (b) of the Saint Paul Legislative Code prescribes findings
to be made b the Heritage Preservation Commission in reviewing permit
applications for demolition and states, "In the case of the proposed
demolition o a building, prior to approval of said demolition, the
commission s all make written findings on the following: the architectural
and historic 1 merit of the building, the effect of the demolition on
surrounding uildings, the effect of any proposed new construction on the
remainder of the building (in case of partial demolition) and on surrounding
buildings, a d the economic value or usefulness of the building as it now
exists or if altered or modified in comparison with the value or usefulness
of any propo ed structures designated to replace the present building or
buildings."
2. Section 73.0 (8) of the Saint Paul Legislative Code states, "The heritage
preservation co�ission may recommend to the city council, after review and
comment by t e city planning commission, that certain property eligible for
designation s a heritage preservation site be acquired by gift, by
negotiation, or by eminent domain as provided for in Chapter 117 of
Minnesota St tutes."
�'�-/�53�
File #1036
�Page Two
3. Section 441 .4300. Subp. 31. Historical Places of the State of Minnesota '
Environment 1 Quality Board Rules states that, for destruction of a property
that is lis ed on the National Register of Historic Places, an Environmental
Assessment orksheet (EAW) must be prepared before the permitting state
agency or 1 cal unit of government may issue demolition permits.
D. FINDINGS:
1. The Mannhei er House is listed on the National Register of Historic Places
as one of t e significant houses in the Irvine Park Historic District and is
categorized as pivotal to the locally designated Irvine Park Heritage
Preservatio District. The house was built in 1874 and is among only a
handful of maining good examples of the French Second Empire style in the �
1�in Cities. It serves as a wonderful complement to the Alexander Ramsey
House, a mo ornate example of this style on the same block, the only other
French Seco Empire style house in the Irvine Park District, and the most
important ar hitectural landmark in the district.
2. The National Register Nomination Form for the Irvine Park Historic District
states that he district is significant because, as "one of the last
surviving or ginal segments of the Twin Cities metropolitan area, [it] is
the only com lete representation of residential development from the start
of white set lement in the late 1840s until the close of the 19th century.
It contains omes built during all ma�or phases of economic growth in 19th
century Sain Paul, without complete obliteration of previous phases, as has
been done in most other ma�or metropolitan areas. More significantly, the '
Irvine Park istoric District interprets as well as and in soa.e aspects,
better than ny other Saint Paul area, the lives of the men k�o provided the
political, e onomic, military, medical and religious leadership that shaped
the territor al and state capitol at Saint Paul." Loss of the French Second
Empire style double house at 270 W. Seventh St, would harm the district's �
representati n of 19th century residential development.
3. Built as a d plex by John Grace, the house at 270 W. Seventh belonged to the
Grace family until 1907, although they never lived there. After serving as
Ramsey Count sheriff, Grace made his livelihood from such real estate
investments. One of the first residents of the house was Jaco� H. Stewart, '
a physician ho served several terms as Saint Paul mayor. From 1877 to 1890
the duplex w s the home of the Louis Goodkind and the Emil and Jacob
Mannheimer f ilies. The three men were partners in Goodkind and Mannheimer
Bros. , which was the largest dry goods store west of Chicago in the 1870s,
later became Schuneman and Mannheimer, and was acquired by Dayton's in 1960. �
4. The boundari s of both the local and National Register Irvine Park districts
extend out t West Seventh Street on this block because of the �Iannheimer
House. It i the only building in the district along West Seventh Street
which is con ributing to the district, and it connects the dis;.rict to this
highly visib e major arterial street which was formerly named Fort Road and ,
from the fir t years of settlement was the connecting link bet�:een Saint '
Paul and the territorial military fortifications at Fort Snelling. The
Mannheimer H use also connects the district to and complements the
Rochat-Louis -Saverwein Block across the street, three Victorian buildings
on West Seve th Street which are representative of commercial storefront
� ! _
v- ��� 7
F�Ie #1036
Page Three
architectur of the late nineteenth century and which are National Register
and locally designated historic buildings. With no other contributing
buildings a ong West Seventh Street, if the Mannheimer House were demolished
there would be no ,justification to include the lots along West Seventh
within the oundaries of the district.
5. The Nationa Register Nomination Form for the Irvine Park Historic District,
written in 973, states that the Mannheimer House "is unchanged except for
the stucco esurfacing and the rebuilt front porch, [is] now used as a
boarding ho se, [and] is well maintained and in good condition." The house
was renovat d and opened as a bed and breakfast hostelry in 1981.
6. In 1986 the current owners had plans to restore the house for use as office
space for S int Paul Steel Supply Company, and applied for a permit to
restore the front porch and front facade of the building and to construct a
fountain an a circular driveway in the front yard. The Heritage
Preservatio Commission approved the plans with the exception of the
circular dr ve and a proposal to add bay windows to the front of the
building, ere was concern that the circular drive was not in character
with the I ine Park District and that two additional curb cuts would
increase co gestion and the chance of accidents on this busy section of West
Seventh Str et; the house was already served by a side parking lot with
access from Walnut Street. The bay windows were not consistent with the
original de ign of the building and would have required a structural change
to the buil ing's primary facade. The applicants appealed the HPC decision
to the City Council, but the City Council upheld the HPC decision. Without
the circula drive and bay windows, the applicants decided not to proceed
with their lans to renovate the building for office use and have allowed
the buildin to rapidly deteriorate. They have indicated they now have no
interest in restoring the building. They state they would give the building
to the city if the city wants it; if not, they want a permit to demolish it.
7. The Divisio of Public Health has determined that, because of its
deteriorate condition, the house at 270 W. Seventh is a dangerous
structure. ey have notified the owners that a list of deficiencies must
be repaired r the building must be torn down by September 25, 1989, or the
Division of blic Health will refer the matter to the City Council to
receive aut rity to raze the house and charge all costs incurred against
the real est te as a special assessment.
8. Because the annheimer House is listed on the National Register of Historic
Places as pa t of the Irvine Park Historic District, an Environmental
Assessment W rksheet (EAW) must be prepared in conformance with Section
4410.4300. S bp. 31. Historical Places of the State of Minnesota
Environmenta Quality Board Rules before the city may issue a permit for
demolition o the building. An EAW has not yet been prepared, and this
requirement ould now preclude city issuance of a permit to demolish the
building by eptember 25, 1989.
9����3�
File #1036 '
Page Four
9. The applican s state they currently have no plans for constructing a new �_
building on he property with which to compare the economic value or
usefulness o the existing building. They simply want to get rid of the
esisting bui ding and have even offered to donate it to the city for removal
fro� the sit . The Heritage Preservation Commission has the authority to
recommend to the City Council, after review and comment by the City Planning
Co�ission, ity acquisition of property under Section 73.05 (8) of the
legislative ode.
10. Par� of the ignificance of the Mannheimer House is related to its existing
locstion. ile it would be good to move the house back to the front of the
lot (it was oved to the rear of the lot when West Seventh St. was widened -
in 1933) , th Mannheimer House should ideally not be moved to a different �
lot.
E. STAFF RECO�NDA ION: Based on the above findings and code citations, staff
reco�ends the f llowing:
1. IIenial of th application for a permit for demolition of the
Mannheimer-G odkind House at 270 W. Seventh Street;
2. A recommenda ion to the city for a study to identify alternatives and assess
the feasibil'ty of reuse of the building; and `
3. A zequest fo Planning Commission review and comment on the possibility of
c:�v acquisi ion of the property.
e
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�ri N E SpT� .
i Y �� � � .�i �, ��•i� �/ �`� � � . �•.��.
` ` 300 Centennial 8uildlr�g•658 Cedar SUeet•St.PaW.M'rrieesota 55155
y� E Q.g � s�2-ZSS-2sos �
F�YTA �
September 21, 1989
Mr. Steven R. Roy, Environmental Health Program Manager
Division of lic Health, Department of Community Services
City of St. P ul
555 Cedar Str et
St. Paul, MN 55101
RE: Dangerous Structure Notice for 270 West Seventh Street
Dear Mr. Roy:
The EQB �ha�� has be�n re�-sested to authorize a waiver of the
requirement f r an Environmental Assessment Worksheet (EAW) prior to
the demolitio of the property at 270 West Seventh Street. A copy of
the letter re esting the waiver is enclosed for your information.
Unless a waiv r is granted, an EAW is necessary pursuant to EQB rule
Minn. Rules, art 4410.4300, subpart 31, which requires preparation
of an EAW pri r to the demolition of any property on the National
Register of Hi toric Places. Under rule Minn. Rules, part 4410.3100,
subpart 9, the EQB Chair may authorize a waiver of the EAW
requirement if "immediate action . . . is essential to avoid or
eliminate an i inent threat to the public health or safety. . . . . "
The reason for this letter to the City is to ask for an
interpretation of Dangerous Structure Notice that was issued for the
property. The Dangerous Structure Notice requires action by
September 25, 989. We need to know whether the City would consider
the condition f the property to be such as to require immediate
demolition, an whether a temporary postponement of two to three
months while t e City completes the EAW process would impose a
significant th eat to public safety.
It is our inte tion to wait for your response before acting on the
request for th emergency waiver. If you have any questions in this
matter please ontact Gregg Downing, environmental review program
coordinator, a 296-8253 .
Thank you for our assistance in this matter.
Sincerely,
�
Jack Ditmore
Chair
cc: James Shie y, Jr.
�Allan Tors enson, St. Paul Heritage Preservation
Eldon Kaul, Attorney General's office
a► Equ�l qoPo►ttr�tY En�by�r
�'�-1���
GEARIti A\D SHIELY. P.A.
� ATTpRNEVS ANO COUNSELORS AT LAW
500 OEGREE OF MONOR BUIlO1NG
SAI\T PAL'L �II\\E:30TA 55101-1073
ROBERT A GEARIN TELEPMONE 227-75T7
•JAMES F. SMIELY. JR.
AREA GODE 612
_ September 18, 1989
'AL50 ADMITTED TO PRACTICE IN
$TATE OF WISCONSIN
OP COUNSEI
JOSEPH �. MELZAREK
Hand Deliver
Mr. Jack Ditmore
Chairman EQB
300 Centennial B ildinq
658 Cedar Street
St. Paul, MN 55 55
Dear Mr. Ditmore•
You will r call t':at I recently called you to discuss the request of
my clients, Davi Berg and Josephine Berg Simes, for emergency authorization
to demolish a uilding pursuant to Section 4410.3100, Subp. 9, of the
Environmental Qu lity 3oard Rules. This would make a filing and review of
an E.A.W. unnec ssary and the buildinq could be demolished immediately.
The buildin in question is on the National Register of Historic Places
which is the on y reason an E.A.W. is required. It is located at 270 West
7th Street and is in the Irvine Park Historic District.
Z am enclosi q here�.-ith copies of the followinq:
(a) Danger us St�cture Notice dated August 25, 1989, from the City
of St. Paul Divi ion of Public Health demandinq that the building be repaired
or torn down by S ptember 25, 1989.
(b) Notice of Conde.mnation and Order to Vacate dated September 6, 1989,
from the City o St. Panl Department of Fire and Safety Services demandinq
immediate correct'on and �acation of the premises by September 11, 1989.
This buildi q will not be repaired. It has been virtually destroyed
by transients, v ndals, and fire. To confirm Lhis I would snqgest that you
contact Jim Perl of the St. Paul Health Department at 298-4012. He will
tell you how dan erous the buildinq is. He told me it is one of the worst
he has ever seen in the City. He personally has taken an approximately 20
minute video of the inside and numerous photographs detailing the qeneral
destruction that has occ�.irred to this house and how dangerous this building
is.
We recently had a hearinq before the City of St. Paul Preservation
Commission on S tembez 14, 1989. The Preservation Commission Staff said
G'1U-���
. Mr. .7ack Ditmore
September 18, 198
Page Two
that the E.A.W. ust be prepared before a demolition permit can issue. This
is the reason for our request for a waiver.
We feel str nqly that there is a distinct possibility that a fire is
goinq to occur t ere or someone is qoing to be injured or killed. Testimony
at the above he rinq showed that there have been containers of flammable
liquid found in e building, presumably brought in by transients. A person
in charge of se urity for the buildinq found an icepick, presumably for
self-defense, stu k in a wall by where a transient had been stayinq in the
building. In sp'te of this the Preservation Commission at the heazinq on
September 14, 198 , refused our request for approval to demolish the building.
This buildin �s impossible ta secure. All efforts by my clients to
secure it have een met by destruction of the windows and doors of the
premises. In th inside a staircase has fallen completely away leaving a
vertical drop fr the upper floors. An existinq damaqed stairway has no
railing. The roo is open on the back side of the house. There is broken
qlass, debris, an junk all over. The bearing walls have already been da�aqed
by fire. I coul go on and on but leave it to you, if you need further
evidence, to revi w the list of items attached to the Dangerous Structure
Notice referred to above.
This matter 's at the critical stage and action is necessary now. At
the hearing on S ptember 14, 1989, a person appeared saying he miQht be
interested in ac iring the building to establish a youth hostel. Soaeone
also said United Hospital miqht be interested in finding a use for the
building. Neithe of these parties have seen the building inside. There
are no plans to cquire this buildinq. Further the costs of restoring this
buildinq would be astronomical at best. Where would the funds come from?
Further how long would it take to find someone to acquire it, to restore
it?
This building must be destroyed now before a tragedy occurs there.
We respectfu ly and urqently request an authorization to demolish the
premises so that w can make this area safe for the public.
Very truly yours,
GEARIN & SHIELY, P.A.
,
ames . Shie y,�� ,
JFS:tl
cc: David Berq
Josephine Ber Simes
. �. � , ��.,���3�
°' � CITY OF SAtNT�PAUL
� ,..-•�;:
= DEPART��tE�T OF CO�ti1MUNiN SERViCES
? �;; DIViS�Oy OF PUBUC HEALTt�
±::Ce�dar$treet.i�K+c Pwl,M�nnesoca 5510� .
_ (61?):92-^l l
Gcw'ae Latimtr
1�,�,per D�1NGF�tOLS STRUCfL�E �flCc
pugus� 25, 1989
�a;vid �.. & Josephi Berg
.1647 Aillcrest Ave.
Saint Paul, :'N 551 -2150 , "
RE: 270 7th Street dest
SE1�� 40 ft of t 1 & S1ib to St.; Lot �, 31ock 28,
Rice and Irvin s Addition Blocks 26 �th��-u 41, 46 thru �3
Dear "+r. & Mrs. Be g:
The Dit-ision of lic Health has deternine�3 that the above-noted house is a
dange:o�:s structur , which Chapter 4� of t.�-,z St. Paul Legislative Code defines
as: �
"anv struct e which is potentially C:ngerous to pers�ns or propertY
including t not limited t,o:
(a) a struc ure which is in danger of partial or coc�lete collapse; or .
(b) a struc ure which has any exterio: parts such as chirv�eys, eaves,
porches siding, failin9s, or tri�� which are loose or in danger of
falling or �
tc) a struc ure which has any parts such as porches, stairs, ramps,
rails, lconies, or roofs whic.�: are accessible and which are either
collaps , in danger of collapsing, or unable to sup�ort a Person."
The Ordinance furt er states that a c�ange-'ous s'tructure is a nuisance and it
may be ordered to down by the City.
NO►TE: Zf yau do.�no want to have the City begin action t�o have the b�uilding
�rn �1 you are eby notified that the attached list of deficiencies mi.st
be repaired or you mLSt have the buiiding torn daan on or before Sep�tesnber 2�.
1989.
Any repair or demo ition naist be cor�leted in accordance with all applicable .
laws.
If the work is not ca�leted or if you ha�e not had the house torn dawn by Lhe
above date, � Di ision of Public Health icill refer this matter to the City
� Cou¢�cil to receive authority to razi the�t� ��llaected in the samer� _
against the real e tate as a specia
maru�er as taxes. he City Coiu�cil will schedule a publie hearing to c�nsider
if the house shoul be torn down. If a p�lic hearing beoanes necessary, you .
will be notified o the time and date of the he�ring and you wi11 be allawed to
prese�t evidence the City C,ouncil• A co�Y af this order will be kept on '
. t "
, . .�
;.� ' p,a�ger�us Structur !�ot ice �� � t�J��
• 270 7�h Street F:es
Augt�st 25, i 989
Page -2- .
file in the Citv C erk's office and a resolution declaring this property
to bz a nuisanc� s 11 be on f ile in the Ramsey Count� Recorder's oFfice. •
C.orpliance wit:► t attacned list of deficiencies will rerove your
building frc� the ist of dangerous structures, but it does not mean that
the building ca:pl es with all applicable housing and building codes.
The date for coaal ance with these orders shall not be extended unless you
�receive written a roval f rom the Di�ision of Public Health.
If }ou wish to hav the City tear da.�n your house, �a� nay request a
consent f orr.� be t tA you f ron our of f ice to sign and reLUrn to us.
However, please be aware that all ow�:ers and intereste3 parties r.aist sign
the form before Cit�- can t�ar the building da�.�n without a City Council
order. Also be aw re tY�at the cost of the d�Iition if oerformed bv the
City, would bec�r,e a sgecial assessr.�nt against the rroperty-
If you have arn czu stions about this order, please c�ntact the :'acant
Building Sectior. a (613) 29E-Y153.
Sincerely,
1�!'�x�trZ,--
��
Steven R. Roy • �
Environr,�ental �ea th Progran *Sanager � _
SRR:kjl
E�closure
cc: Warren Frest
Plannin5 and Ecflnomic DevelopR�t
a.11an Torste son
Heritage Pre ervation Comaissian
• • . • DEFICIENCY LIST � � ��J�
••• FOR
' ' 270 SEVENTH ST_REET WEST
AUGUST 16, 1989 :
All repairs an nea installations must be made in accordance with :
the appropriat codes. Permits must be obtained where changes
and/or additio s to an electrical system require upgrading of the
service size t current National Electrical Code (2i.E.C. )
requirements. orae plumbing repairs aay necessitate updating of
the fixtures a �d/or piping involved. A pernit is zequired for any
repair or new nstallation. Perraits may be obtained fro� the -
Building Inspe tion and Design Division, Room 445 City Hall.
INTERIOR �
FIRST FLOOR . �
FRONT HAL
1. There is roken glass, wood and debris throughout hall .
Remove al glass, wood and debris and clean all areas.
2 . Broken an r�issing plaster and wall board. Repair all holes
and repla e all missing Wall board or plaste�. . -
3 . Inproper and illegal installation of lighting throughout
front hallway on both sides. Remove illegal �.°iring and .
fixtures and repair and provide wiring and fixtures which .
meet Nat' onal Electric Code r2quirenents_ -
4 . Steps to second floor on both sides of hallw�y have been .
damaged. The handrail has been ae�lenalnhan�ails, Repair
steps to second floor and provi g
NORTHWES ROO�'i �
5. Ceiling ight fixture has been removed and Y:as bare, exposed .
wires. R place ceiling light fixture and rewire, to meet
National Electric Code requirements. .
6. Strewn d bris throughout room. Remove all refuse and
properly clean and sanitize carpet. ;
7. There is a sink cabinet along south wall with the door
broken o f. Properly repair sink cabinet and replace or �
repair d or. .
8. There is also a smoke detector on keedetectoraandlmakePsure
. placed f om the ceiling. Check sm i
it is fu ctioning properly and is legally placed. �
9. Trap dry in sink along south wall. Properly seal trap for
handsink. ' ;
10. The door has been taken off and is missing. Properly replace
door to oo�. _
;
, . De f iciency Li t • � `������
� � 27(� Seventh S reet West
Page 2 of 18
FIRST F R (continued)
NEXT ROO SOUTH OF NORTHWEST ROOM
11. The door has been broken off and removed. Properly replace
door.
12 . Handsink to bathroora shower area fixtuze has been unhooked.
Properly ,hook up the plumbing for handsink and clean the
bathtub.
13. All plum ing traps are dry. Provide liquid seal for traps. .
14 . Doors to the toilet area for room have been ripped off and �
are missing. Provide alI doors to the toilet area.
15. In the t ilet area the toilet is missing. Properly provide ,
functional toilet fo,r area.
16. The walls in the toilet area are cracked and have nissing
parts. epair all �.•alls and clean the floor and properly
sanitiz .
17 . The bat room and toilet area are covered with carpeting.
Properl cover with material that is impervious tc water and
properl seal corners. :
18 . The wes side ceiling lights have been re�oved and �here are . `
hanging electrical wires as well as illegally ins�alled
electri al light �:ires. Remove all improper wiring and
provide proper ceiling light fixture �o meet National .
Electri al Code requirements.
19. Electri al outlet �or south wall is missing cover plate.
Provide legal cover plate.
20. Walls a d floors are covered with debris and refuse and ,
walls h ve been painted. Properly resurface walls and floors
� and cle n and sanitize areas.
21. West wa 1 window at the north end has been broken through. �
There i broken glass laying on the floor and outside. Pick
up and emove and dispose of all broken glass and replace ,
window.
22. East wa 1 closets. � Interior of closets have broken, loose
falling plaster into the bathroom area. Properly repair all
closet alls.
NEXT RO M NORTH OF SOUTHWEST ROOM
23 . Along t e west wall, north end window has been broken out
with gl ss inside and outside. Remove all broken glass and
repair indow in a worl�anlike manner. ;
.; � . , Def iciency Li t - �� �1�,�'�
� 2�0 Seventh S reet West
� Page 3 of 18 �
FIRST F OR (continued)
NEXT ROO NORTH OF SOUTHWEST ROOM (continued)
24 . Illegal lectrical wiring stretched through room. Remove all
illegal lectrical wiring.
25. Broken c iling light fixture. Replace.
26. Battery perated smoke detector inoperable. Replace or
repair b ttery operated s�oke detector.
� 27_ Room is ull of junk and debris. Remove all debris and
refuse f om room and properly sanitize floor and walls.
28 . East wal there is a large hole in plaster. Properly repair
all brok n and damaged plaster.
SOUTHWES ROOM ,�
29 . Room is ull of refuse and debris (newspapers, broken glass,
magazine , cement bricks, blocks and wood) . Remove all
rubbish nd refuse from room and properly dispose of.
30. West wall of roo�n, the exterior door is broken and damaged �
� with boards across it to prevent entrance. Repair door and
frame a windows above the door.
31. There i a double bolt loc;c in door. Properly provide dead
bolt lo k keyed only fro� outside for exterior door. .
32 . The wes window is �broken �aith glass strewn over room as �
well as outside. Properly repair window.
33. South w 11 window has been broken out with broken glass
outside as well as inside. Properly repair window and remove
all bro en glass.
34 . West wa 1 closet area:a�s on1ceilingShRepairsandsreplace
damaged plaster and cr
all dam ged plaster and repair walls and ceiling.
KITCHEN
35. Ceiling light has extension cord wiring. Remove extension
cord wi ing to ceiling light and properly hook up according
to Nati nal Electrical Code requirements.
36. The plu ing trap for the kitchen sink is dry- Provide
liquid eal for plumbing trap.
37. Floor, alls and appliances are filthy. Clean the floor,
walls a d appliances and sanitize.
Deficiency Lis - ' �(�'�J37
� 270 �eventh St eet West
Page 4 of 18
FIRST F R (continued)
KZTCHEN ( ontinued) _
38_ South wal has cracked and peeling vallpaper. Remove all -
cracked a d peeling wallpaper and properly surface. ;
39. Kitchen c binets have been damaged and the doors have been
rem�ved. epair all kitchen cabinets and their doors. �
STAZRWAY O SECOND FIAOR '
� 40. Stairway o second floor from southwestmost room is filled
with plas er and other debris falling from second floor, and
is unusab e. Remove all debris and properly repair stairwell
area. � �
41. The door rame to the. stairwell area has been damaged.
Repair do r frame. �
NOrZTHEAST CORNER ROOM �
42 . Near the all area ther�ewallsrandn�loors15Repairlalleda�aged
general d maged done t
plaster a d all damage done to wa?ls and floors and properly
clean and sanitize all areas. .
43. Rco� is f 11 of mattresses, bro�en and damaged panes of � �
glass and other debris_ Remove all garbage and refuse from
roon and roperly dispose of. Clean and sanitize floor and
walls.
44 . North win ows on west end have been broken with glass
outside a well as inside. Repair or replace all damaged
windows. '
45. Door to r om has been torn off tha hinges_ Properly replace :
door.
46. South wall of room, there is an open plumbing trap where �
handsink sed to be. Properly close off all plurabing.
47. Hurilan fe al matter found in room_ Properly clean up all _
fecal ma ter and properly sanitize. �
48. Southwes closet are•a of room: there is broken and damaged _
plaster n ceiling and on walls. Properly repair or replace
all dama ed plaster. �.
49. S�oke de ector is nonde ectornand nake�sureethatPitcis.
Properly place smoke
function'ng properly. .
. �
i
, Deficiency List . • �U �K7��
� ,270 �eventh Str et West
Page 5 of 18
FIRST FIAO (continued)
NEXT ROOM OUTH OF NORTHEAST ROOt4 �
50. Area is fu 1 of human feces, carpet, mattresses and other
debris. Pr perly remove all human feces and debris clean and
sanitize a_ea_
51. The top o. the handsink has been removed vith open plumbing
underneat _ Properly repair or replace handsink area and
properly lose off open plumbing.
52. Bathroom 'n hall area: toilet is missing: Provide functional
toilet. �
53 . Toilet ar a is full of broken and damage� olaster on floor. �
Remove br �en and dam�ged plaster from roo�_
SOUTHEAST CORNER ROOM
54 . Ceiling h s a large hole that appears to 2-,ave water damage
� around th area. Replace and repair ceilir.g in a workmanlike
manner_
55. Smoke det �tor is falling off ceiling. Provide functional
smoke det ctor and proper placenent.
56. Water da�: ged and cracked walls and ceil:^g- Repair all
damaged s ��faces of roo�.
57 . Roo�► is f •11 of bed parts, mattress and c�her debris. Re;nove
and prope Iy store all debris_
5g. Handsink long the west wall is S-trappe�. Provide proper P-
trap for :andsink.
59. The trap is dry. Provide liquid seal for �rap.
60. Door to ao� has been taken off. Provide door to room.
BASEMENT ,
61. Basement steps on the west side lack han�rails. Provide
legal ha drails for basement steps.
62. The wall for the basement stepwell area has been damaged.
Repair a 2 damage to walls in the basement well area.
63. There is a loose step on the basement steps. Repair.
BASEMENT SOUTHWEST CORNER ROOM
64 . Drop cei ing has been damaged and missing drop ceiling �
tiles. R pair drop ceiling in a workmanlike manner.
� � Def iciency Lis • �(J �/��/
� ,270 Seventh St eet West
Page 6 of 18
BASEMENT continued)
BASEMENT SOUTHWEST CORNER ROOM (continued)
65. Walls and carpeting show mold and water damage. Properly �
clean and remove all mold and repair any mold or vater
damage to floors and walls.
66_ Room lack any light and ventilation for room. Properly _
provide a equate light and ventilation for this room.
67. Closet in north end of room: walls and floors have been :
� damaged, re missing sheet rock in areas and floor is
littered ith general debris. Clean area and properly
replace a 1 walls and floors in a workmanlike manner_
BASEMENT BATHROOM
6g. Bathroom rea Iacks proper installation of any toilet.
Properly rovide toilet for bathroom area.
69. Bathroom rea is carpeted. Remove all carpeting and provide
flooring ubstan�ially impervious of water_
70. The step rea to get into the bathroom missing step. Provide
legal ste s. =
71. Shower ha been ripped out. Replace tub and hook up all •
pluzr.bir.g_ .
72. Exposed w' ring south side of tub area. Properly close oif . �
wiring. -
73. Damage to walls in bathroon area. Repair all walls in .
bathroom rea. �
74. Hall outside of bathroo�a area shows damage from nold
througho . Clean and remove all mold from area on all °
walls. �
75. Drop ceiling tiles are missing along hall area. Provide
ceiling iles.
76. North en of hall, the ceiling is missing any type of drop
ceiling. Walls are not finished carpeting is littered with
general ebris and needs proper maintenance and cleaning.
BASEMENT - NORTHWEST CORNER ROOM
77. Lacks an light and ventilation. Provide.
78. Room lac s proper ceiling. Provide.
i
79. There is mold along walls, along carpeted floor. Floor
covered ith genera2 debris. Properly clean all surfaces and
destroy 11 molds.
;�
- � �
. . 9�� �..: �
Deficiency Lis - '
�� � 270 �Seventh St eet west
Page 7 of 18
BASEMENT continued) -
BASEMENT NORTHWESTMOST ROOM � �
80. Room show signs of mold and water damage along walls.
Remove al mold and replace all water damaged walls.
81. Carpeting is filthy with scattered debris and refuse. Remove
all debri and refuse and properly clean and sanitize
carpeting
82 . There is o ceiling in this room. Provide ceiling.
BASEMENT CIASET OFF OF NORTH�1ESTi10ST ROOM
83. Walls are damaged and plaster board has been broken. Repair
all walls
84. There is o ceiling. Provide.
85. Support p st in closet is i�properly installed. Remove and
properly nstall proper support post.
HALL AREA - WEST SIDE
86. A21 hall reas on west side show signs of mold danage and
water dam ge. Repair all hall walls and floors fron �old and .
water dam ge. . '
BASEMENT NORTHEAST Fs.� �
87 . There is ne larger roo� with two starage iike areas. All
walls and concrete floor show signs of mold and bacteria
build-up. Repair and clean all walls and remove all mold
buildup a d all water �amage. Repair or replace walls.
BASEMENT EAST SIDE
88. Furnace east side is damaged and in need of repair.
Repair o replace furnace so that it functions properly.
g9. Both wat r heaters in basement area are lacking proper
temperat re pressure re2ief devices with proper spill pipes.
Provide.
90. Support ost by furnace are showing rot and damage. Properly
repair o replace all support post.
BASEMENT - NORTHMOST CIASET - EAST SZDE
91. Support ost has been removed aemove�and2supply legalsed for ;
support f main support beam. R
support ost for main beam.
92. Flaking nd falling cement along east wall and around
basement windows. .
�
` � Deficiency Li t • ����3�
� � , 27Q Seventh S reet West .
Page 8 of 18
BASEMENT (continued)
BASEMENT - GENERAL �
93 . Properly repair foundation walls throughout basement.
94 . Around iler there is possible asbestos which is loose and
falling. Check boiler area and pipes for asbestos and
properly remove and dispose of.
95. Broken g ass and debris throughout east side basement floor
. area. Re ove all broken glass and debris from basement area.
BASEMENT LAUNDRY ROOM
96. The laun ry tub has open plunbing direct to the sewer.
Properly close off. �
97 . P-trap u derneath the laundry tubs is dry. Provide liquid
seal for P-trap.
98. Illegal lectrical wiring for tne lights upstairs are
illegali attached into the electrical junction boxes. .
Rer�ove w'ring and detach from panel box.
99 . Exterior steps to outside fro� �he east nost side of
basement lack handrails. Provide legal handrails. .
100. There is an open sewer pipe in the stairway area. Properly
. cap sewe line. �
' 101. There is open electrical wiring along the step area going to
the outs'de. Properly close off.
102. Back sta'rwell area is full of debris. Remove all debris and
refuse a ong stairwell area.
103. Bricks along the south side of stairwell area lacking
nortar. roperly tuckpoint all bricks.
: 104. Doorway area into Wood�eRemove�andtreplacetall rottinghwood
frame h s rotting
in fram area.
' 105. Wood en losure area over rear steps: sunlight and daylight
� can be een thru the wood area. Properly repair and replace
all rot ed wood on the wood enclosure and properly seal off.
' 106. Window rebeen brokenf ReplacedaliCbroken glasshpanes.the
glass •h s
. � Def iciency Li t • �� `/��, / .
� • 27t3 Seventh S reet West
Page 9 of 18
SECOND F OR NORTHWEST CORNER ROOM
107. The ceii ng light has been disconnected and removed,
unprotec ed and illegal wiring hanging from ceiling. Replace
ceiling ight and repair wiring to meet National Electrical
Code sta dards.
108 . Battery perated smoke detector is non-functional. R2place
or repai smoke detector so that is functions properly.
' 109. South Wa l: there is a broken and damaged handsink cabinet.
Repair o replace ca bine t a nd secure all plumbing fixtures.
• 110. Floor ha ripped and peeling linoleuia. Repair or replace
flooring_ . '
111. There is broken glass on floor and plaster bits_ Remove all
debris f om floor.
112_ North si e windows: exterior windows a�pear to be broken and
in need f repair with missing glass, screens and/or ripped
screens. Repair storm windows.
113 . South c3oset area there is broken and da�aged plaster walls.
Repair 11 dariaged plaster and remove all damaged plaster
from fl or area.
114 _ East wa 1 there is a broken outlet fixture. Repair to meet �
Nationa Electrical Code requirements. �
115. Door to room has been broken off and renoved. Provide door
to roan
FIRST R M SOUTH OR NORTHWEST CORNER ROOM
116. The han sink has been damaged and broken. Repair handsink
cabinet area also hook-up plumbing properly.
117 . Walls, eiling and floors show signs of damaged, peeling
paint, roken and cracked plaster. Repair.
118 . Electri al fixture on west wall has been damaged. Probable
hookup o ceiling fan. Repair to meet National Electrical
Code re irements. •
119. Ceiling fixture has been removed and has hanging, exposed
� wires. roperly close off wires and replace fixture to meet
Nationa Electrical Code requirements.
120. Smoke d tector is improperly placed and non-functional.
Provid functional smoke detector and properly place.
121. Door t room has been removed. Restore.
. , Deficiency Li t • • �� �J`��
� • 27Cd Seventh 5 reet West
Page 10 of 18
SECOND F R (continued)
FIRST R M SOUTH OR NORTHWEST CORNER ROOM (continued)
122. Window a north end of room has been broken through both
storm wi dows and interior windows. Repair or replace both
storm an interior windows.
123. Room is nly six feet wide. Check to see if dinensions are
required wider than six feet wide for a habitable room.
SECOND R M SOUTH OF NORTHWEST CORNER
124 . The hand ink area has been removed has open plumbing. ;
Properly close off plumbing areas or provide installation of
handsink and cabinet. .
125. There is damage to the ceiling and wall plastez- in this
room. Re ove all damaged surfaces and resurface.
126. West wal windows: both storm windows are da�aged and in
disrepai . Repair or replace storm windows.
127. Interior windows do not function properly_ Repair or replace
both int rior windows.
128. Door to oo� has been removed. Provide door.
129. Ceiling ixture has been removed. Provide ceiling fixture •
and clos off electrical junction box and exposed wiring to
meet Nat onal Electrica� Code reguirements. �
130. The batt ry operated smoke detector is non-fur.ctional.
Provide unctional smoke detector for room.
131. Fuse box in hallway is possibly overfused. Properly fuse all
lines.
WEST SID BATFiROOM AREA
132. Interior window does not function properly. Repair or
replace. .
133. Bathroom handsink has been removed and has exposed plumbing
fixtures. Properly close off plumbing fixtures or provide
proper h ndsink and properly connect all plur�ing.
134 . Toilet h s been removed from bathroom area. Provide toilet
for bath oom.
135. Ceiling ight has exposed wires. Provide proper ceiling
light f bathroom area and close off open junction box.
136. Bathtub area shows signs of smoke damage and so does tub. �
Properl clean all walls and ceramic ti2e in bathroom area
and san'tize_
137. Door to bathroom area is missing. Provide.
� � � � �. ��-/��
. . Deficiency Lis
�270 �Seventh St eet West
Page 11 of 18
SECOND F OR (continued)
ROOM SOUT OF BATHROOM AREA ON WEST SIDE �
138. Room lack entry door. Provide. `
39. There is amage to plaster walls and ceiling in room_ Repair
all damag d plaster and properly resurface.
140. East wall there is a damaged electrical outlet. Repair to
meet Nati nal Electric Code standards.
141. There are exposed electrical wires frora switch area to
. ceiling f n and/or light. Repair wiring to meet National
Electric odes require�ents. -
142. Ceiling f'xtures have been removed, there is exposed
electrica wiring. Properly replace ceiling fixtures and
close off all bare wires to meet National Electric Code
standards.
143 . Handsink 'n room has been broken and damaged. Replace and
properly ook up all plumbing to handsink.
SOUTHWES CORNER ROOM �
144 . Electric 1 nolding has been pulled frora the walls and �
c e i l i n g_ Pro perl y repair molding and properly hookup all
electric 1 services_ .
145. There is some damage to plaster walls. Repair.
146. Ceiling ixtures are in disrepair. Repair or replace.
•147. Interior window does not work properly. Properly repair or
replace.
� 148. East sid storage closet: the walls and ceiling have damaged ,
plaster. Repair all walls and ceilings in room and rewove
all dama ed plaster.
149. East clo et: the floor is covered with damaged plaster,
bricks a d other debris. Properly remove and dispose of all
debris a d refuse from area and properly clean and resurface
floor as needed. ' '
k
�I,I, , WEST SIDE -
150. There, is damage to plaster on walls and ceilings. Walls have
been par ially removed in spots and are in need of
replacem nt. Properly repair all walls and ceilings and ;
properly resurface. '-
151. Handrail are missing around stairwell areas and are need of �_
replacem nt. Properly replace ,all handrails_ �
- }..
���
L�;'
S�
� � �� � � �jU-���7
• • _ Deficiency Li t �
270 Seventh S reet West
Page 12 of 28
SECOND IAOR (continued)
NORTHEA MOST ROOM �
152 . There i a lot of smoke damage to floors, walls and ceiling.
Properl clean all surfaces in room and closet areas.
153 . There i •some plaster cracks and damaged plaster on the
walls. epair all damaged plaster to room.
154 . The smo e detector in this room is non-functional. Repair or
replace smoke detector. -
155. Windows on the north wall, both windows lack proper storm
windows and interior windows are missing panes of glass and
do not unction properly. -Repair both storm windows and
interio windows on -�orth wall.
150. Closet rea has daiaglastersand removelallgrefusenfromaster.
Properl repair al p
closet.
157 . Door to room has been removed. Replace door to room.
ROOM WE T OF NORTHEAST CORNER ROOM
155. Missing an entrance door. Provide entrance door to room. �
159. Al1 sur aces (ceilings, walls and floors) are smoke damaged.
Properl clean all surfaces.
160. Window n the north wa}.1 has been damaged and does not
functio properly. Properly provide storm window and
interio window for that area.
161. Room la ks smoke detector. Properly provide smoke detector
f or roo . .
162. Ceiling fan is improperly secured to ceiling. Provide proper
ceiling junction box for fan in all rooms.
ROOM SO TH - AATACENT OF NORTHEASTMOST ROOM
163. There i plaster damage on the ceiling and on the walls_
Repair 11 damaged" plaster in room.
164 . Windows on the east side walls are damaged. Repair or
� replace both interior windows and storm windows.
165. There' i open plumbing on the north wall of room where
handsi used to be. Properly close off plumbing or provide
handsi and properly. install plumbing fixtures.D
165. Therea'se��nkesurfacestof�all�smoke�damagePandycloset area.
and c 9
. • nc Lis ' J������
Deficle Y
� " 270` Seventh St eet West
Page 13 of 18
SECOND F OR (continued)
ROOM SOUT - ADJACENT OF NORTHEASTMOST ROOM (continued)
167 . There is amaged plaster in closet area. Repair all damaged
plaster nd resurface.
168. Smoke de ector in room is inoperable. Provide properly
operatio al smoke detector_ -
169. Door to oom has some fire damage around the frame and the
door is issing. Provide proper fraa� for door area and
� provide oor. -
�BATHRO�P'I AREA - EAST SIDE
1�0. Both win ow and storm window on the north side are damaged
and not roperly functional. Repair or replace windows and
f raae.
171. Walls an ceiling are fire damaged and have smoke damage.
Repair a 1 walls, ceiling and floors as necessary and
properly resurface. _
172. Toilet h s been removed. Provide fur.ctional and properly
ins�alle toilet.
173 . Door fra e to bathroom area has been fire damaged. Replace -
frane an provide, door. .
ROOM SOU H OF BATHROOM AREA - EAST SZDE
174. All wall , floors and ceiling are fire damage with broken
and iaissing plaster. Prflperly repair all walls, ceiling and
floor.
175. All ele trical fixtures have been fire damaged. Properly
replace all electrical fixtures in room.
176. East wa 1 window has been burned out. Properly replace
window rame, interior window and storm.
177 , Door fr me to room has been fire da�aged. Replace door frame
and pro ide door.
178. Handsin area has been removed fron room with exposed
� plumbin fixtures. Properly close off plumbing fixtures and
provide properly installed handsink.
SOUTHEA TMOST ROOM
1�9. Walls, eilings and floor are fire damaged. Properly repair
all dam ged1Psmokerdam gelfromnfloorlandswall areas,and
sanitiz al
, � � - � � � t 9� �'���
• • � D�ficiency Li
2�0 Seventh Street West
page 14 of 18
SECOND LOOR (continued)
SOUTHEA TMOST ROOM (continued) -
180. East wi doW shows signs of fire damaged (cracked glass from
heat) . roperly repair or replace window and storms and
check f ame area.
181. Handsin in room is smoke damaged. Properly clean and/or
repair andsink.
. lg2_ Closet rea for room has been fire damaged with broken,
missing and falling plaster and bricks. Remove all debris
from ro m and properly repair all walls, ceiling and floor.
183. Door fr me area into c2oset area has been fire damaged.
Properl repair door frame or replace.
184 . Smoke d tector has been melted off of ceiling. Replace smoke
detecto .
185. Hall ar a is heavily fire damaged. Ceiling and walls have
blacken d, �issing and loose plaster and wallboard. Repair
all wal s and ceilings and clean up all debris from fire
damage. RPpair all walls and ceilings.
186. All el ctrical f ixtures have been fire da�aged. The fuse box
area w'res have been burned with the bustat fuses popped
from t e heat. Repair all electrical fixtures in hall area
to mee Na�ional Electric Code requirements.
1g7. Center par�itioning wall south end of hall area has been cut
out an re:�.oved. Properly replace center bearing wall.
EAST S DE IiALLWAY AREA
1g8. All st irti:ell areas lack handraieasaandarrovide handrails.
Proper y repair all stairwell ar P .
THIRD IA�rZ - SOUTH END
189. The so th end is missing walls, bearing walls have been cut
down. he roof has fallen in and daylight can be seen
throug the whole end of the third floor. Very few walls are
still 'n existence. Many holes right thru to the outside
. admitt'ng elements.� Properly repair and replace roof over
the so th end of the building. Properly repair and rebuild
all wa ls. Bearing walls: all electrical fixtures and all
plumbi g fixtures are in need of replacement.
CENTE . AR£A EAST SIDE
190. Damag to wall plaster throughout, smoke damage, able to see
throu h the roof in several spots. Roof must be repaired
over enter area. All plaster and wallboard must be replace
and a 1 electricalmusttbeeSroperlyeinstalled alsoalled. All
plumb'ng fixtures P
. . 'enc Li t ��J���_/ .
Defici y
270 Seventh S reet West
Page 15 of 18
THZRD F OR (continued)
NORTHEAS OST R00�4
191. Wall on he south side, you can look thru all the way to the
south en of building. Walls need repair, plaster broken and
falling n room, door frame is partially missing and door is
missing. Repair all parts to room, properly clean and
sanitize Check any plumbing as well as any electrical
fixtures
� 192. Smoke de ector is non-function in this room. Provide
NORTHWES ROOM EAST SZDE .
193. Smoke da age and plaster damage on walls. Properly repair
roo�.
194 . Handsink has been destroyed and partially removed. Properly
close of plumbing fixtures or provide properly installed
handsink.
195. Smoke de ector has been damaged by fire and improperly
placed. rovide ne» smoke detector and properly ins�all.
196. Closet ea off of north roo�s there are damaged e?ectrical
outlets. Smoke da�age to room and some plaster darage to
closet rea. Properly secure and repair electrical outlet
and wal s in room and properly clean all smoke ana fire
damage.
GENERAL HALL AREA - EAST SIDE
197. Smoke a d fire da�age with holes thru the ceiling and
damaged roof. Properly repair and clean all surfaces in hall
area as well as ceiling and roof repairs.
198. The sta rwell areas are open and dangerous without any
handrai s to prevent falling.
199. Stairwe 1 area on the east side is missing completely with
just an open hole to the first floor. Properly replace
stairs.
WEST SI E - CENTER ROOMS
� Bathroo Area
200. Toilet 's broken and tank is laying on the floor. Provide
properl installed and useable toilet fixture for room.
201. Ceiling is broken out over toilet area and daylight can be
seen t ough roof. Properly repair roof and toilet area
ceilin .
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. Deficiency Li t ' •
" 2i'0 Seventh S reet West
Page 16 of 18
THIRD F R (continued)
WEST SID - CENTER ROOM Bathroom Areas (continued)
202. Handsink in toilet area has been broken and partially
removed. Properly close off plumbing fixtures or provide
properly installed handsink for bathroom area_
203 . There is smoke damage �throughout bathroom to all walls,
ceilings and floors_ Properiy clean and sanitize all walls,
ceiling nd floors.
� ROOM NOR H OF BATHROOM ARr...� - WEST SIDE _
204 . Window o west wall has been broken completely through.
Repair o replace storm as well as interior window and
frame.
205. Ceiling laster is cracked With hole through ceiling, as
plaster alls are cracked vith falling plaster. Repair
ceilings and walls in a wo_k-manlike manner, remove all
damaged laster and replace.
206. Handsink on north wall is �issing. Properly close off all �
plumbing fixtures or provide properly installed handsink.
207. Smoke de ector is hard-wired and non-functional at this
time. Re air or replace s�a?ce detector if necessary. '
208. Ceiling an does not have proper secured junction box.
209. Linoleum floor has been d�aged. Repair or replace linolet;-
floor. �
NORTHWES MOST ROOM
210. West win ow is broken through. Repair or replace window and
provide torms.
211. Smoke de ector on south wail is non-functional. Provide
function 1 smoke detector and properly place.
212. There is cracked ceiling plaster and cracked and damaged
wall pla ter with plaster �issing. Properly repair all
damage p aster in room .and properly resurface.
� 213. Electric 1 outlets in roo� have been ripped from walls and
area. Pr perly check and p�operly install all electrical
� surface.
214 . Door is issing to room. Properly provide door to room.
NORTHEAS ROOM - WEST SID£
215. Room is eavily smoke damaged. Properly clean all walls,
' floor an ceiling of all s�oke damage.
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• .Deficiency ist �(�
` ��0 Seventh Street idest
. Page 17 of 8
. THIRD LOOR (continued)
NORTEi T ROOM - WEST SIDE (continued)
216. There s broken sheetrxk on the south vall of room.
Proper y repair.
217. There s cracked and damaged plaster on the west vall.
Proper y repair or replace any cracked and damaged plaster
in roo .
218. Electr cal fixture for ceiling fan and outlet fixture on
� west w 11 are damaged. Properly repair or replace any.
damage electrical fixtures.
219. Ceilin fan has improper electrical junction box. Provide
proper e2ectrical junction box for support. -
220. There s wood and fire damage debris, bricks throughout the
third loor area. All damaged materials should be removed
and pr perly disposed of before clean�ng and remodeling
starts '
221. Fire a arm system throughout building is inoperable and �
damage and in need of replacement. Properly repair or
replac fire alarm system. .
222. Stairw 11 area on the west side is open �rithout any
handra ls. Properly provide handrails and all security
device for stairway and replace or repair stairs as needed:
GENER.A
223. All he t radiators have been removed from building. Provide
proper heating devices for all rooms.
224 . The ma'n stairwell areas west and east side of building lack
proper fire separation in accordance vith certificate of
occupa cy codes. Provide proper fire separation in .
accord nce with Certificate of Occupancy Department. �
EXTERI R
NORTH IDE
225. Steps o the two entrance doors lack proper handrails. Check
�� steps or proper installation and provide proper handrails
to doo s.
226. Founda ion along north side of building is missing mortar
and st nes in certain areas. Properly tuck-point and replace
missin stones. �
227. Soffit area second floor is rotting through and is exposed.
� Proper y replace soffit area.
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270 5eventh Str et West
Page 18 of 18
EXTERIOR ( ontinued)
NORTH SZDE (continued) -
228. North side over east door there is exposed electrical
�+iring. Pr perly cap off or provide electrical fixture. :
229. Possible d or bell viring over west door is hanging. �
Properly s cure �+izing and re�ove or properly attached door _
bell area.
230. There is d maged soffit area on the east side of building
� second flo r. Repair all cracked and rotting soffit areas
for bird a cess. .
231. Some fasci board damage on the south end second floor.
SOUTH SIDE OF BUZLDIN6
232. Wooden str cture over the exterior basement steps, roofing
tile is wo through and missing in spots. Repair roof to
wood shed tructure over basement steps.
233. Soffit has holes �hrough it and rotted in several spots. '
Repair all soffit boards. ;
234 . There are racks in the brick area on the south ' ide. Tuck-
point all ricks and repair crack area. ,
235. Sillplate ' s rotted to window on south area. P� = .y
replace.
WEST SZDE F BUZLDING
236. Soffit are there is rotted wood and exposed holes. Repair
or replace soffit areas. ,
237 . Third floo win3o:: second from the south, there is rotted -
wood aroun the window area. Repair or replace. �
DpRMER - WEST SIDE NORTH END
238. Some holes through the soffit area. Properly repair or
replace.
Please be advis d that this deficiency iist may not be complete.
In order to app y for building permits, the owner must obtain a
� Certificate of ode Co.pliance or Certificate of Occupancy
inspection and rovide a $2,000.00 performance bond.
If you are unab e to finance the correction or rehabilitation of
the premises to comply with this order, there are state and local � .
rehabilitation rogrars for which you may qua2ify. Information
about these pr rams is available from the Department of Planning
and Economic De elopment, Rehabilitation Section at (612) 228-
3105. Ask to s ak 'to a loan officer. �
1
� ^;'�, CITY OF SA�� P'�;Ut� �
' DEPARTMENT OF FIRE AND SAFETY SERVICES
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*..,,;;•_f Sl'EVE CONROY, DIRECI"OR
100 E. Elevcnth Si.,Saini Paul,MN 5�101
GEORCf :�TtMER
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SEPTEMBER 6, 1989
DAVID BERG
1647 HILLCRE T �
SAINT PAUL 55116 � :
�: Notice o Condemnation and Order to Vacate
270 7TH ST W No. of Units:
Dear Propert Re�resentative: �
The Division of Fire Prevention of the City of Saint Paul, �
Minnesota, h s found the premises at the above property location -
to be unsafe unfit for hu�an habitation, a public nuisance, a �
hazard to th public welfare or otherwise dangerous to human
life. Enclo ed is a copy of a "Notice of Condemnation and Order
o Vacate" w ic has been posted upor} the premises. The attached
* ERROR*** t �i a l l b e correc te d imme dia te ly or t he premise vacate d by
• �.�X �► r9�,
THIS CONDEMN TION REVOKES ANY CERTIFICATE OF OCCUPANCY THAT :dAY
EXIST ON THE BUILDING.
Any correcti ns requiring construction, electrical, plumbing, gas
pipinc�, heat ng or sprinkler work, must be performed under permit -
and with the approval of the Building Inspection and Design �
Division, Ro m 445 City Hall, Saint Paul, Minnesota 55102,
(298-4212) .
These premis s shall not be used or inhabited until the attached
"Correction ist" is completed and a Certificate of Occupancy has •
been issued x the Department of Fire and Safety Services,
Division of ire Prevention, City of Saint Paul. .
Sir,cerely, �
A
ARMSTR NG
Inspector
cc: Buildin Code Division
Housing Informatio� Office
. Marland Mork, Welfare Department
Steven accard, Fire Marshal
Steve R y, Health Department
Enclosures CORS-7
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� �• « EFICIENCY/CORRECTION LIST 16395
SEPTEMBER b, 1989
PAGE 2 -
RE: 270 7TH ST W
.
1. VACANT BUILDING.
IS STRUCTURALLY SAFE. ROOF, WALLS,
CEZLINGS AND STA RWAY HAVE FALLEN IN OR
ARE OTHERWISE MI SING IN AREAS. THE
BUILDING IS A PU LIC NUISANCE AND SHAT•T.
BE REHABILITATED OR DEMOLISHED.
CHPT 45.
2. DUE TO FIRE AND ANDALISM THIS BUILDING
IS STRUCTURALLY NSAFE. ROOF, WALLS, � , '
CEILINGS AND STA RWAY HAVE FALLEN IN OR
ARE OTHERWISE MI SING IN AREAS. TfiE
BUILDING IS A PU LIC NUISANCE AND SHALL
BE REHABILITATED OR DEMOLISHED.
MUFC 2 .201 (b) . ��
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THE MANNHEIMER-GOODKIND HOUSE
REUSE STUDY
Prepared by
John Gelderman,Gelderman Real Estate
and
Thomas R. Zahn,Thomas R Zahn&Associates,Inc.
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Sponsored by the City of S�Paul
Apri1,1990
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EXECUTIVE SUMMARY
This study eap
lores the feasibility of reusing the Mannheimer-Goodldnd House,]rnown more recendy as the
Bleick House,at 2 W.Seventh Street,Saint Paul,Minnesota.'Ibe fiame,ble in the Twin Ciues.The t
in 1874, is ooe of e few remainin8 examPles of French Second Fmpire sh'
swcture is listed o the National Register of Historic Places as significant to the Irvine Park Historic
District and is�►te as a pivotal building within the locallY des�at��e Paric Heritage
preservation Distri t
vandalized and damaged bY intemal
The house has been acant for over four years,and has been severely was deniefl by the S�Paul Heritage
fire.The p�at o er has requested a demolition penni�The req►�esc
preservatio�n Co ission,and the denial was appealed to the S�Pau1 City COi1IIC�'T�e City Council
delayed acuon on e appeal until completion of this study.
Because of tbe hist ric designation of the Mannt►eimer-Goodldnd Hoas�,the City is seekin8 alternanves to
its demolirion.'The ultima fa�onyew th the goals and bjectivtyes of tt�ie Irvin Park H tori District and
economicalty feasi le an
its commercial and ideni.ial neighb�s.
ALTERtiATI ES
After toin'inS
the si ,conducting interviews,and analyzu►S the background informadon,the consultant
team develo�ped t1� following lisc of alternadves:
1. Acquirt and enovatt tht building on its present site�for its com�►ercial locau°°•This
The building woul be accluired and then renovated to an appropriate
rehabilitation coul be done in one of two ways:
1�,�e k wing would be demolished,and d►e main mass'ng would be restored to its original
'Ihis alts tive assumes that the vandalized back wing is removed,and the front porch is
to its original appear'ance•Th�s oPtion could aLso include the removal of the stucco
finish add to the house sometime after its original consavction in 1874.
1B.The ck wing would be replaced with new construction saitable fa the proposed reuse.
Tbis al
've would include the reconswcdon of the fronc porch and P°ss�bly the return to the
o�iginal b 'ck exterior walls.
2. Acquirt and movt the building withi� tht lot.
The Mannheimer oo�cind House would be acquired and rea�rned to iu original location adjacent t4 the
front walk m Seve th Street 'The slrucwre would then be restored for a commenial/office reuse.
3. Acquire and ove the building to a �ew��ov��a new location within tt►e im�►e�'�
1fie Mannbeimer oodiand House would be acquired
neighborhood. structure would then be restored for residential,office ar commercial reuse.
4. Demolish th baildtng. the site far
The City R�ould t the p�t owner a permit to demolish the historic strucwre,clearin8
fut�re consuvction
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RECOMME DATIONS
After consideratio of issues,analysis of the economics and review of the alternatives,the conailtant team
recommends that City work with the Minnesota Council of the American Youth Hostels Inc.(AYH)to
establish a"Supe or" Hostel in the :�iannheimer-Goodldnd House, Alternative# lA.l or# 1B.1.
The consultants ha met with m,presentaaves of the AYH,who have shown significant interest in the
reuse of the the imer-Goo�and House as a hostel.
ff this altemative' not feasible,the Ciry should consider any of the other altematives that R�oold maintain
the building on the ite.If no feasible alternatives are possible,the City will have to detennine bow large
an investment it is willing to make to save the house from demolition.As a last resort, AtternaNve #4,
Demolition,may ve to be considered if the City is unwilling to subsidize the reuse or if a private
developer cannot fonnd who can accar►plish reuse without svbsidy.If demoliaon is considaed fo�r the
swcwre,historical umentation of the building should be prepared according to Level II doa�mecuafion
standards of the ' ric American Ba7ding Survey(HABS),and filed with the Minnesota H'istoricai
Society and with th Saint Paul Heritage Preservation Commission.
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INTRODUCTION
STUDY PURP SE
'I1ie Mannheimer- House,listed as"significant"within the National Register of Historical Places'
Irvine Pazk Historic ' 'ct and as"pivotal"within the City's Irvine Park Heritage Preservation District,is
of considerable im within the conteat of Saint Paul's architecwral history and early residential
developmen�The s ture has be�n vacant since 1985 and has been severely damaged by vandalism and
fire.The fuwre of ' rare French Second Empire style residence is threatened with demolition by neglect
and inten�
This reuse swdy brin s togethe.r architecwral,prese�vation,development and planning spe�ialists to ask
probing questions t the reuse of the Mannheimer-Goodkind House.The swdy was designed to
detennine if the fo er residence could be feasibly retumed to a productive use and,if so,to identify
potential new uses users for the swcture.
CONSULTAN TEAM
John Gelderman Reai Estate Specialist
Gelderman Real
1812 Valley Curve
Mendota Heights, 55118
Mr.Gelderman is 'dent of Gelderman Real Estate and has been an active developer in the St.Paul
commercial real esta market for a number of years.He was the developer of tlu�ee of the city's maja
URAP projects,incl ' g Kim Long's Intanational Plaza on University Aven�,NEAR's North End
Center on Rice S and NEAR's Ritte�Center aLso on Rice Strcet He is also the owner/developer of
Oxfo�d Square Sho g Center on Grand Avenue.
Thomas Za6n, Preservation Pianner/Writer
Thomas R.Zahn& iates,Inc. .
University Club `
420 Summit Avenue
Saint Paul,Minneso 55102 �
Mr.Zahn is the form r Preservation Planner for the City of Saint Paul,a Past-President of the Preservation
Alliance of Minn and serves as a Dire�tor of the National Alliance of Preservation Commissions.Mr. �
Zahn heads an a�hi �ual and preservation consulting office which has coordinaced and prepared reose
studies for Johnston all,Faribaul�the Sherburne County Courthouse,Elk River,the Burbank-
Livingston-Griggs H use,S�Paul; the Gillette Children's Hospital-West Wing,SL Paul;Old Main-
University of Minn ta,Duluth;and the George Washington Armstrong House,S�Paul. F
PROCESS .
During the swdy,the nsultants met with representatives of the City's development,planning and
Heritage Preservatio Commission staff,as well as American Youth Hostel consultants,the building's �
owner and represen ves of the area's neighborhood organizations.These mcetings were supplemented by
informal discussions d follow-up phone calls to secure additional information on the condidon and
disposition of the M eimer-Goodkind House. �
On February 21, 1 the consultants met with City staff to discuss the scope of the smdy and to review
preliminary economic findings on potendal reuses.'Ibe consultants and a representative of the American '
Youth Hostels,Inc. k a walldng tour of the Mannheimer-Goodldnd House interior.This was followed
on March 20 with a ond meeting between the consultants and the City staff tn present the initial findings -
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of the swdy,evalua the economic reatides of the strucwce's rehabilitation and review the various
alternatives genera by the reuse study.A draft report was pc�sented w the Design Review Committee of
the St Paul Heritag heservation Commission on Apri13 and to the West 7th Sire�U�Chesmut Small Area
Plan Task Force on �i15 for review and commen�'I7�e Herita�e Preservadan Commission is scheduled
to review the repoR A.pri112 for recommendation w the City Council.
At the compledon o the mceting/'mterview process,the consultants developed the list of altematives and
rerommendadons f d in this report.
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MAN EIMER-GOODKIND HOUSE CHRONOLOGY
1874 John Grace,a Ramsey County sheri�',bm7t the French Second Empire
style double-house along Fat Road,the major land-W�k between the
territoiial military f�cadons at Fort Snelling and the growing S�
Paul town-center.
T7�e Rochat-Louise-Saverwein comme�ial blocks v�re constrocted
opposite the Grace pr�perty.(These strucaues are now listed on the
National Register of Historic Places and have bcen renovated to their
original Victaian a�p�pearance.)
1877-1890 'I7�e duplex was the home of the Louis GoocIlcind and the Emil and
Jacob Mannheimer-Goodldnd families.'Ihe residents were partners in
Goodkind and Mannheimer-Goo�Cir�d Bros.,the largest dry goods store
west of Chicago in the 1870s,which later became Schuneman and
Mannheimer-Goodldnd In 1960 the business was acquired by Dayton's.
1932 The residence was moved toward the rear of its lot in response to a
widening of West Seventh Stre�t.
November,1973 The residence was classtified as a"significant"swcture within the Irvine
Park Historic District on the National Register of Historic Places.
1981 The house was renovate�and o�pened as a bed and breakfast hostelry.
March 11, 1982 The Irvine Park Heritage Preservatian District is established with the
Mannheima�oodldnd re�ognized as"pivotal"to the district
December, 1985 Josphine Berg Simes and David A Berg purchased the property.
January, 1986 Preliminary plans fa changes w the 5ront facade and for a looped drive
in the front yard of the residence were presented to the Sti Paul Herirage
Preservation Commission(HPC)for review and commen�
The HPC approved portions of the pmposed changes,but did not
approve the new design elements of projecting square bays or the
circular drive.The Bergs appealed the decision of the HPC to the City
Council.
May 27, 1986 The City Council passed a resolution upholding the HPC decision.
May, 1988 The owners attempted to,and were successful in,securing City
permission to remove a front porch of the swcture.This action was
not reviewed or approved by the S�Panl Heritage Preservadon
Commission.
March,1989 The vacant swcture was partially damaged by fue.
The owners c�ened the building fa salvage w�k and the bearing wall
studs we,re cut,causing the roof,second and third floor systems tn
collapse internally into the back wing of the structure.
August 16, 1989 The S�Paul Division of Public Health,upon inspecdon of the
Property,drew up a listing of 238 deficiencies.
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August 22 'It�e property owners applied to the City for a permit to demolish the
Mannheimer-Goodldnd House.
August 25 The St Paul Division of Public Health notified the present owner that
6e must rectify existing deficiencies on the structu�ar have the
building wrn down on or before September 25,1989.
September 6 The Division of Fire Protection issued a Notice of Condemnadon and
Orde.r to Vacate for 270 W.7th Strcet by September 11, 1989.
September 11 'Ihe Ezecutive Director of the Minnesota Crnuicil,American Youth
' Hostels eapresse�interest in the potential for adaptive reuse of the
swcture for an AYH-hastel.
September 14 The St Paul HPC condacted a public heazing and re�ommended denial
of the demolidon permit
September 21 'Ihe property owner appealed the HPC denial to the City Council.
April, 1990 The Mannheimer-Goodldnd House Reuse Smdy was completed and
submitted to the S�Paul City Council.
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1 BACKGR UND/SUMMARY OF EXISTING CONDITIONS
ARCHITECTUR
The Mannheimer-G 'nd House is one of the few French Second Empire Houses remaining from the
mid-to-late 1870s.a 'od when that style floarished in America's urban areas.The style,easily idendfied
by the prominent m roof,was derived from the public and private architecwre that evolved in France
during the 1850s. e American interpretation of the style took on many of the popular Italianate deta�7s,
creating a blend of e two styles.The Mannheimer-Goodkind Hoose displays this blend in its emphasis on
�rticality,Prominen rounded-arch dom�ers,bcacloeted cornice and mansacd ioof.
'Il�e buildin8 ori � lY displaYed a full,one-stnry,open front po�ch with bracloeted posts and slight arched
openin8s.'I1�e porch was later enclosed,and tbe wood fiaming was s�cced to match the second-ger�eratiai
stucxo finish on the ' massing.Like many"imprrn+ements"to older stivchues,the enclosure did not
eliminate the ori ' frame porch.However,ia 1988 the present owner demolished the front pcxch,
i�luding the ai ' historic fabric buried under the swcco and glazing remodeling.
Although the origi front porch has bcen removed,the building's maja massing remains intac�'It�e
building has been ved back on the lot,but no major alteradons have been made to the main(front)
massing a the bacic ' g.'Il�e window and door placement maintain the symmetry of design associated
wich this prerQueen style of architecpue.
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The Mannheima-Good�Eiid House as it a,ppeared circa 1930.
Nistoric Photographs s�ppliud by du Minnesota Nistorical Society
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EXTERIOR CO DITION
The rear wing of the house"appeacs"from the outside to be in good condition.However.the roof swcture
and cential ' g wall of the back wing have bcen irretrievably destroyed.and the back will have to be
remavod.The buildi g probably was built in two stages,with the back half being added at a later date.The
windows are small in the rear,the massing is stighdy smaller,and there is a step between the two
sertions on the u levels.This suucd�ral separation will facilitate the removal of the rear wing.
'lhe fiame building as covered in brick and lat�er stuccoed.The sdxco may have bcen�ded after the
b�ulding was moved tn the rear of the site to cover cracks that developed because of the move.
'I�e hont of the b ' 'ng is relatively nondescript since th�froat porch has been torn off.The porch will
have m be replacei regain the building's original architeau�al integrity.The windows will also have to
be ceplaced.Most broken�cracked,and it is unlikely thac the frames can be salvaged since they have
been aposed to the eather.
'I1�e mansard roof ms to be in reladvely good condition and would re�uire minimal repair.'Itie flat raof
of tbe front poRion f the building dces not seem to have any leaks�since there are no signs of any water
staining in the third oor ceiling.It is expected,however,that the roof inembrane will have to be replaced.
'lbe chimney will ve to replaced aLSO,but this probably would be removed when the rear of the building
is demolished. .
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Euerior view to t south of the baek wing Interior view of du third floor.baek wing
with coUapsing ceiling
BASEMENT A D FOUNDATION CONDITION
'Ibe basement is as old as the original building,since a new basement was installed when the building
was moved back the site in 1932.The basement is consan�cted of stone and mortar and has a relatively
high cxiling.This' somewhaz unusnal for its time period.It seems w be in good shape;moisture dces not
sam to be s probl .1n fact,the basement has been divided up into bedrooms or living spaoes,although it
is hazd to imagine y�e living there,since there are only a few small windows.Tt�e heating plant is an
oW bo�er d�at is longer nsed.It is very probable that the bo�er contains asbestos,as dces mnch of tthee
heat pipe. . .�is would have�be removed before any renovation could begin.The origiml
st�ncwre was de,si as a double house,so there is a main bearing wall running down the center of the
basement upon w h the joists of exh unit rest.The joists aze in good shape and seem W be adequately
spaced and sized.I is assumed that the rear portion of the basement would be reused if the rear wing of the
bailding is rebuil�
BUILDING M CHAMCAL SYSTEM
It is ass�med the h ' g system would have tn be completely replaced with either a forced air system a a
boiler system ' to what is there.Su�ce air conditioning should be part of the new systsm,it is
reaommended that fom.e�air system be installed so both tbe heat and the air conditioning can be blown
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through the same ' 'budon system.This is possible since all existing plaster will have to be removed
and the eusang fram exposed The electrical system would also have to be completely replaced and the
exisdng elecorical ' updated.None of the exisdng switches,receptacles a light fixtures are usable.
Depending on the ne use,most of the bathrooms woald be consolidat�d'mto one a two per floor,and
would be d� meet access codes.The condiaon of the sewer and water lines from the strcet is not
known.
BUILDING INT RIOR
The building interia is the typical lath and plaster construction of its time.The front half of the building
has holes in the w and ceiling from falling plaster.All of this material would have to be torn out and
replaced with�ryw aft�er the building has been re-insulated,wired,etc.'Ibe ezisting stairs are beyond
repair.They wouM ve W be demolished,and new stairs would have to be installed to code.Depending
upon the use of the ' floor,an elevator would also have w be installed.Most of the interior wa1Ls are
probably not bad ' g,with the ezception of the center bearing wall.'Ibis will allow for flexibility
when re-planning interior space.All the doors and trim would aLso ha��e to be replaced.
The rear portion of building should be demolished.The roof is compkrely caved-in because of the
collapse of the main ' g wall in the center of the building.The thind floor is also completely caved-in.
The second floa s signs of stress and sagging as a result of the debris from the roof and the third floor
resting on the secon floor.
CONCLUSION
The rear portio�of e building should be demolished.However,it is feanble to rebuild on the existing
foandations.If the portion is not rebuilt,the basement wo�ld have to be removed.This area could
become additioaal ' g a a back yard.With removal of the back wing,a�w rear wall woald have to be
built from the nt to the roof-line.
If the front p�tion i to remain,the building would have to be guued down to the eaisting swcture and
rebuilt with new m hanical systems and insulation.The strucwre,which is the most important aspect of
any renovatioa, s to be in good condition.Walls are stiaight,�loors are level and the basement is
sound.'I1�e roaf stru ture is assumed to be in good shape,since there is minimal lealdng.
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ISSUES�SITE ANALYSIS
PLANMNG ISS ES
With an ' of the neighborhood's growth over the past few yeacs and after an analysis of the
neighborhood and ci plans fa the area,three points become very clear:
1)There is a solid growing trend toward preservation and renovation of our historic resources.This trend
includes both residen' and commercial structures.
2)Demolition of si ' cant strucwnes often has a negative and lasting impact on the ar�hitectural and urban
design fabric of oor
3)Present plans for area recognize the nee�for economically feasible re-use of underntilized structures.
From an urban desi �ve,the Mannheimer-Goodldnd House serves as both the link and a buffer
between the comm ' uses on West 7th Street and the residential nature of the Irvine Park Historic
District As such,p ' g tbe structure supports the extensive rehabilitation of historic structures,both
commercial and resi dal,dzat has occurred in the area Both the City and the�ighbo�ood consider this
house to be an im t historic element in the revitalization of the area.
Often times,with th best of intentions,hista�ic swcwres are demolished,in anticipation of new
conswcdon.And i too often,these openings,like missing teeth in a smile,sit vacant for years waiting
for"the right fit". gags have scarred both residential and commencial neig6bor600ds throughout the .
city,leaving ill-defin city blocks and weak public corridors.Consequendy,it is oftea more desirable to
maintain the existin hi�ncic fabric of an area,over the andcipation of new construction.This is
particularly true with the Mannheimer-Goodlcind House,with the building's historic importance clearly �
understood and reco ' tiva�gh historic designation.
'It�e importance of savcuue W the urban fabric has been swdied in a number of C'ity and neighborhood
plans.The Cathedral ' 'est Seventh Street component of the Downtown Developmeat Plan(part of the
SG Paal Comprehens ve Plan)recognizes the area as a gateway to the downtown.'Ibis component of the
comprehensive plan fo�the retention of"scale and character of the existing activi�es along West +
Seventh Street".
'Ihe West veath Sa�eet commercial strip is a major gateway into the Downtown
Intensitiefl enter.Tbe area is experiencing a revitalizadon of commec�cial acdvity which
includes rerai7,anaque and wholesale shops.These activities are occuiring in a wide
assortrnent strucuues,several of which retain their original 1890 comme�ial �
storefront devvebpment strategy for this area includes:
• Retaining commercial activides which relate to the West Seventh Street neighborhood
and comp ement che adjacent Downtown Intensifiefl Center.
• Renovati n of existing commercial struct�res(with emphasis on historic p�reservation).
• F.ncoutag new,s�all scale development on vacant oc undedutilized parceLc. ,
The Fat Road/West th Street Federation,a neighborhood planning group that�the azea around
the Mannheimer ' HaLS�e,has developed a"L.ong Range Plan"W guide devebpment and healthy .
growth in the 7th S vicmity.'It�at plan recognizes the importance of the historic fabric of the area.The
Federation's operatin phibsophy states:
The comm 'ty the Federadon saves respects personal and common histories,while not
being conf by them.The Federation,thaefore,respects the social aud architectural
heritage of ' community and seeks to balance ihe sometimes conflicting nerds of
Preservation and Pro�ess.
The plan goes on W d�e F�eration's goals.The first goal listed is to"Maintain and improve Fort Road .
as a residential co 'ty".'Ibe plan reads:
Objective 1: Improve the quality of housing.
Strategy:C and expand the iiousing redevelopinent program. •
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Rational: preservatian of the uniqne urban character of this community depends on
careful tenance of the older hames,including rrecessary redevebpment.Systems
updating noc necessarily viotace his[oric archice�wre,lwc sensidvity and educadon
are�ro achieve this. �
Methods:
•Select omically defensible projects which are vis�'ble,posidoned in pivotal areas a
blocks,or tribute to the a�chiteaural quality of the area.
•Coacen projects for major itnpact
•Identify d document housing areas vulnerable tn industrial expansion,commercial
eapansion,speculation;impoverished or physically impaired homeovmers or tenants;
absentee ership;deterioration;buildings of arclutecwral or histnric value.
•Promote iation of the area's divec�se architecture.
The Federation p clearly suppoRs the reuse of the Mannheimer-Goodkind House,if that reuse contnbutes
to the economic th of the area.
The Lower Hill Sub-Area Plan was designed to direct future land use and development in the far
western potion of owntown S�Paul.'Ibis plan does not include the area southeast of West 7th Stre�t,but
does include the b -face across 7th Street from the Mannheimer-Goodkind House.Under the tit3e of
Historic Preserv ' the plan reads: .
The city should ensure that all possible options aze
exploned pneserve historic preservation sites and other strucwres identified in the 1983
as sites eligible f�designation
in the Low r Cathedral Hill area.If incorporating them into new developments on their
original si is infeasible,options for relocating the swctures to nearby neighbahoods
shonid be la�ed.
The District 9 Plan, district component of the City's comprehensive plan aiso reiterates the impoctance of
the areas histaric hitecwre.Two recommendaiions from the Irvine Park component of that plan read:
Areas d the historic disaicx betwcen Exchange and West Seventh should be
encourat fa residential uses.
No ind eapansion should accur in the area.
A task force com of residents of Iivine Park and Irvine Park Towers,b�siness owners,represeniarives =
of the major land o (such as United Haspital and the Civic Center),and members of the Fort Road
Federation has deve�peti design principles for the West 7th/Chestnut Small Area Plan.Although these
principles are still' drdft focm,they have been generally acceptefl by the task force.The design principles
relating to histaic don read:
'I7�e his ' character of the neighborhood should be maintained and protect�ed,not only
through rwadon of existing swcwres but through sensitive design of new residendal
and ial buildings.
Rehabili on and new conswc6on within the Irvine Pazk National Register and local
historic dis 'cts should comply with the Secxetary of the Interior's Standards and the
design g�i lines adopte.d by the S�Paul Heritage Preservatian Commission.
Hiswric s cUUes should be it�corparated into new development on their original sites.
Victorian mmeicial buildings abng W.7th should be preserved and rest�red to help '
retain the -of-the-century character of the street
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'Itie integrit of the historic district should be maintained by keeping significant
structures o their original sites.
REUSE ISSUES
The City and the W7 StreedChesmut Street neighbor�ood is presendy worldng on a development strategy
for the area.To this ,the W.7th/Chestnut Small Area Plan Task Force has baen reviewing possible
reuse options fa the imer-Gaodkind Hoase.Re�ses considenad for the vacant structure incl�ded:
• Commercial res dential, market rate apartments
• Commercial o ce
• Commercial re il
• Family resource center for United Hospital
• American Yout Hostel
All of the,se reuse o ons were evaluated in this saidy.The economic analysis found in the appendices
provides insight inw potential for commercial reuse of the property.There are a number of business
types that have taken vantage of the historic flava of older buildings for office rease.Busine.cses such as
architects,designers d consultants appreciate the design integriry and quality of vintage buildings,and
adapt office ose to th imposed floor plan limitations of a rehabilitated swcwre.Retail reuse could also .
take advantage of the high commercial visibility of the R/est 7th Street area.
The Family Resource Center concept was reviewed with a representative of United Hospitals.At one point,
the administradon of hospital program indicated an interest in a patient family support facility in the
neighb�hood.Since t time the hospital has secu�ed ld apartments in the Irvine Park Apartments that
connect direcdy to th hospital by enclosed passage.'Ibe hospital administration appears to be quite
satisfie�with this ne lease arrangement and has shown little intaest in pursuing a family suppoR use of
the Mannheimer-G ' House. .
Both from a pro 'c and economic perspective,the youth hastel option seems to be the most realistic
and beneficial reuse the structure.The Mannheimer-Goodkind Hause has been in residential use since its
constr�ction in 1875. ts floorplan is clearly conducive w a doanioory or apartment type reuse.The
structure is ideally 1 ted within walking distance of ma,jor cultural sites,entertainment,the commercial �
core and a major of AYH usa tiansportation-the bos tem�inal.The slruchae's layout and location are
ideal for AYH m,�se. The structure could be converted into a hostel,with or without the back wing
included'It�is al 've would req�ire the acquisition of the property with assista�e from the City in the �
redevelopment of the 'te.
This public investm t would meet a number of objec�ves.It would
• save a"pivotal"his ' resource from demolition;
• maintain a buffer een the comme�ial developmeuc of Old Fort Road and the residential nat�re of the
Irvine Park Histori Dislrict;and
• establish the Twin ities'first full-service AYH-Hostel,Providing affordable,9uality accommodaaons
for intemational domestic travelers.
'I�►e site is presenfly ed B-S,which dces not require additional off-street parking.However,without
addiaonal parking,th space might be difficult to market as a rerail or�ce use.There would be less need .
for more parking for hostel reuse than a conventiooal commercial reuse.It is anticipated that many of the
hostel users would be arriving by public bransportation�by chartered bus.This would eliminace a high
demand for on-site v 'cle storage.
A hostel reuse of the eimer-Goodldnd House may ne�d a special use pern►it since the Zoning Code
does not have a categ ry fa hostel use.
MOVE ISSUES
With potential demo' ' looming over the Mannheima-Goodldnd House,the possibility of moving the
historic strucwre was 'dered.Generally,moving a historic strucwre out of its original environment and
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away from histaical associations is discouraged Howeve,r,if thceatene�by demolirion,this could be the
only alternative to 'ng a historic resource altogether.
The State Histonc ation Office(SI�O)of the Minnesota Hiswrical Society is responsible for
oveiseeing districts properties listed on the National Register of Historic Places.'Ihat office has
expre,csed caocem moving the Mannheimer-Gaodidnd House may jeopatdize the Irvine Padc Historic
District designation.Since many of the Parlc's historic swca�res have been moved from their aciginal
location thtongh ' ,the SHPO is very concaned that any additional alteration might jeopardize the �
DistricYs historic in grity.
If the bw7ding were oved off the site,a new site would have to be pu�cha.ced,and all new utilities would
have to be brought' .Moving the stn�ture increases the l�celihood of damage.'Il�is option would add at
least$50,000 to the cial projecdons.In addidon,any such move off of the original site could
eliminate tbe use of istoric Tax Credits for the rehabilitation of the house on the new site.The new
location and siting d have to be evaluated by the S�to det�nnine if the house would qualify for taac
credits.Bec�se of problems and the concern of the SI�O,moving the swct�re to a new site within
or adjac�t to the ' Patic Historic District was eliminated as a viable alternadve.
Movemeat within site is also an issue.The Mannheimer-Goo�dnd House was originally conswcted on
the front of its bt, jacent to the right-of-way of old Fort Road.It remained in this location until 1932
when it was moved the back W facilitate a widening of West Seveath Sorcet Therefore the consultants
evaluated tlie possib 'ty of returning the structure to the front of the lot adjacent to the public right-of-way.
This move would gi e the building more visibility,conform to the commenial setback,and rewrn the
swcture to its ori ' spatial relationship with the sCree�
SITE ISSUES
When the hoUSe was moved in 1932,it was probably moved back finther than the other exisdng
commencial bu�ding becaose of its residential nature and to give it a front yard.This deeper set-back
presents a visiib�ity blem for most retail type businesses and is not ideal for most office uses.If the
boilding w�e mov forward on the site,it would eliminate this vis�bility problem and would allow room
for additional parlcin in the reaz.The consiruction numbers only andcipate moving the building forward for
retail cype oses only
The total site is an•• "shape with an entrance into a six-car unpaved parking lot from Walnut Street.There
is no existing cvrb t to the property from West�th Street,and the front yard was nevex meant to be a
parking lot.lbere is nothing salvageable in the existing landscap,ing.It is assumed,for this report,that the
parldng lat would ha e to be paved,and all new fences,grass,sidewalks and landscaping would have to be
installed.
BUILDING CO E ISSUES
The ho�se does not eet many of our contemporary build.ing codes.Aandicapped accessbility and
occ�y oodes wo d also have ro be met with any rehabilitation.Because of the building's hiscoric
natuc+e,it w�tal�e a dve design to satisfy ba1►the t�andicappefl aa�essibility codes and historic
preservation mteres .The first floor is four feet above ground level,so a handicap ramp or elevator would -
have to be installed r first floor access.A sprinkler system may also have co be installed ff this is the
case,new sewer and ater would also have w be brought into the site.Asbestos removal should also take
place at the time of renovation.Asbestos may or may not have to be removed if demolition takes place.
Most of t�ese issues be dealt with when the building is guuefl and rebuilk
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FL'�1ANCIAL ANALYSIS
PROCESS
THE BREAK EVE ANALYSIS
The process used to yze the m,�e of the Mannheimer site is based on the premise that the bu�7ding is
salvageable.It is determined whaz tbe renovadon would cost assuming a pacticular use and the square
feet of rentable that would be produced.With these facts,it is then possible to decermine the"triple
net rent"nceded to the projecx bmeak even,assuming the equity invescor requires a 10%before tau
return on his/her inv tment
THE ADDTI'IONA SUBSIDY 1�EDED TO SAVE THE BUILDING
The break-even anal is is the fir�t part of the analysis.Nezt,it is necessary w assess what additional
subsidy would be if the break�vea rent is higher than the assumed ma�cet rate ren�If ti�e project
costs dictate a rent gher than what t�e market is willing to spend,the project would appear to be
financially unfeasbl .Since we aze already using some subsidies,this portion of the analysis will tell us
what additional sub ' y(above and be��ond a base subsidy)will be naeded to make it work fa an investor.
ASSUMPTIO S
EQUTTY CONTRIB ON ,
This analysis assum that the investflr would have to contribute 109b of the rotal project cost�the ,
remaining costs wo be low-int�est financing and lender financing.It is very probable that,in reality,the �
equity contn'bution ould be g�ater.If this is the case,higher-cost financing would replace ba�er�ost
equity,this would m ' g the projea more financially workable.
RETURN ON TMENT
It is assumed that an' vestor needs a minimum of a 104b before tax rewrn on equity invested.For this low
rate of a retum,it w d have to be a�med that the return will be enhanced by taac breaks and an annoal
increase by the CPI. e project woald also be assumed to be of low risk,i.e.neazly fully-leased before
conswction begins.
IIVT�REST RATE TERM
An 1196 interest rate 'th a 25-year matgage term is assumed
TRIPLE NEf RENf OPERAI�IG EXPENSES.
All figures presented in this analysu aze based on triple net rent figores.This assames any tenant will pay �
the base triple net t to the landlord�d will also pay all other related operating exPenses.The c�eratinS
expenses are assum to be$5.00/sf/yr.,half of which would be taxes.The operatu►g expenses w ould be
lower than 55.00/s .the first few yea�until the property becomes fully assessed. .
LOW IlVTEREST M NEY AVAII.ABIE
Commercial use enovation
For the purposes of ' analysis,it was assumed there would be$100,000 of 5nancing available az a 29b
intere.ct rate if a co rcial renovatio�takes place.It is also assumed that there would be an addidonal -
$100,000 available f site acquisi6aa
Demolition with onstruction of a new buitding :
The only low-intere monies avai7abk for a totally new building is a UDAG low interest loan totalling
10%of project costs.The int�erest rate was assumed at be 29b.
Combination com ercial and aputment use renovation
Under this scenario, was assumed that there was$300,000 of low interest 2Rb money ava�able.This _
$300,000 is com of$100,000 from commercial rehab money,$100,000 from site acqnisition money •
and$100,000 of nt creflits.
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OTHER COM ENTS
The estimated con cdon costs contained in this report have been based on gross areas and unit costs
drawn h+om projects similar size and compleaity.Because of the uniqueness of this project and the
numerous altcrnativ analyzed,5na1 costing must be done based on a quality survey of detailed plans and
specificadons.Exac costs are beyond the scope of[his repoR �
Be�a�se most of the tematives discussed in this re�o�t need addidonal subsidy to be�ome financially
acceptable,it was ed that the proje�t was almost fully or fully leased prior to construction.Therefore, �
there was little ac no money budgeted for the lease-v�paiod,since the tenants wotild start paying rent the
day the project is
Please refer to d�e a ' for eaact inforn�ation regarding a p�ardculaz use.All land costs,various '
conswction and olition costs,soft costs and fmancing casts are clearly spelled ou�The appendia aLso
includes infom�arion garding sources of funds and the debt service related w each.
Private develapment f the Mannheimer-Goodkind House provides additional incentives for the developer.
This building ly would be eligible for the use of Hist�ric Tax Credits(2096 of the rehabilitation
costs)as long as it is used for income-producing purposes and not moved.
The Economic Reco ery Act of 1981 allows property owners to take tax deductions far donating easemeau
of building facades te�on the National Register.Tbe hist�oric facade easement is a way of protecting an
historic building w e p�mitting the owner tv retain possession and use of the structure.The easement
must be donated to a non-profit group that agrces to�rve and protect the histacic ekments of the �
structure.l This co d yield a tax deduction from 10 to 129b of the value of the building.Two appraisals of �
the building,one be conswction and one after,woald be necessary.A grant to the non-profit group
would be necessazy insure ade�uate funds to annually inspect the facade.A cash�xoceed could be available
to the owner of the 'ding.The exact value of this should be detennined by a taz spe�ialist
Pending a possible t case,the IRS has niled that if a facade is donat�d,recapUue of utilized historic tax �
caredits is triggere�. ' would be avoide�if the facade were donate�after the 5fth year the historic credits
are taken. -
If a non-profit corpo 'on porchases the building,the non-prof'it would not have w pay property taxes on
the building.Histori tax credits,are not available to a non-profit developer.
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1 The Preservation 'ance of Minnesota is a non-grofit meanbership organization that has qualified to
receive historic faca easements
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AL ERNATIVES AND RECOMMENDATIONS
ALTERNATI ES
After tatring the sioe conducting interviews,and analyzing the backgroand information,the consultant
team develc�ed the llowing list of altanadves:
lA) DEMOLISH EAR PORTION OF THE BUILDII�G �.�iD RENOVATE IN PLACE
lA.l RENOVATE FR PORTION OF BUIIDING INPO A 36 BID HOSfEt.
'It�is aloemative wo d leave the building in its present location aad convert it to a 36 bed hostel.The rear
portion would be de lished,and the near basement would be ieplaced with a new parking lo�The rear wall
would be rebuilt and w stairs installed.The main floor waild be renovated into common area space and
one e�ciency a en�The upper two floors would be conve�ted into sleeping and lounge spaces.
lA2 RENOVATE FR NT PORTION OF BUII..DING INPO A RESWRCE CFIVTER FOR UNTTED HOSPITAL.
This option is very milar to the hostel option in tem►s of what needs to be done for renovation.However,
there appears to be v liale demand for a resource center,since United Hospital is already renting units in
the neighborhood fo its patients' families.These units are connected by skyway to the hospital and are
Pn�grammatically m re desirable than units provided by re-use of the Mannheimer-Goodldnd House. .
lA3 BUIL.D-'PO-S OFFICE SPACE FOR PRE-LEASED TE'�1►NTS
Undex rhis scenario,'t is ass�uned a single user would buy the bailding,remove the rear portion of the ��
building,add parkin in its place and renovate the remaining srucwre for their own�se.Having the spxe
completely pre- is much less expensive than building speQilative office space,because it removes the
additional monies w pay debt savice and CAM(common area maintenance)charges on unleased
space.'The building s small enough to accommodate a single aser.'Ihis user may also own the building. �
lA4 RENOVATE B ING llVTO A SPECUI.ATIVE OFFICE PROJECf
A speculative office building could also be proposed for this t+mlding.At a very minimum,509b of the ,
space would have W be pre-leased in order to retain financing.Tbe cost m do such a project is the same as -
the above BUII.D- SUTf OFFICE SPACE,with additional moak�needed to cover the lease-up period. -
�
1B) RENOVATE RONT PORTION OF BUILDING A.\'D BUII.D A NE�V REAR WING.
1B.1 SIXTY BED H �
It is possible to tear ff the rear portion of the building and bm7d a new wing in its place.For historic
parposes,the new g would have to architecdually match thz wing that was removed.No additional
parking would be 'ble under this scenazio,since the build'mg is not being movefl forward nor is the rear
basemeat being rem ved.Code requirements s�ch as rear stair�ays,elevatars,batluooms etc.could be built
into[his new rear g.T�e front portion and exterior would b�renovated to their original character,
including a new po h and landscaping.
1B2 BUII.D TO S OFFICES 's'
This scenazio wail be similar in natare tn the office developmeats mentioned above,eaccept the rear wing �
would be rebuil� ' wing would be built on the eusting fo�dadon,prohibiting any additional parking.
There are no moni budgeted for the lease-np peaiod,since it is ass�med someone would renovate it for a
particalar purpose d move in as soon as it is finished.
1B 3 RFNOVATE T FLOOR ONLY IIV1'Q RETAIL SPACE A\'D ADD A ONE STORY WIIJG IN THE �
REAR
Unda this scenario the building would be moved farward on t�e site to increase the visbility for a retail
use.'Ibe rear tlu�ae- wing would be demolishefl and replaced with a one-swry wing.The first floor of
the e��isang buildin would be renovat,ed,but the second and t�ud floors would be left as they are.The
exteriar of the bail g would then be renovated.A new parking lot could be added to the rear of the
18
�v -i�5�
building.Adding y a aie-story building to the rear of the building may be a problem for historic
reasons,since w�e not rebuilding the rear wing to its original specificadons.
2) MOVE THE B DING ON-SITE
2A.RENOVATE FI.00R Wf0 REfAII.,AND ADD APARTMIIVIS ABOVE
Under this scenario, rear of the building would be demolished and the remaining building would be .
moved t�o the front the lot fa visibility reasons.The f�rst floor would be recwva�ed into 3,370 s.f.of
retail space,and d�e two leveLs would be renovate�into four apart�nents.'Ibe rear of the building
would be and the new area puned into PazkinB spaces.'It�is sc�azio also assumes the rerail space
is fully leased bef construction begins.Cate needs to be given when desgning the porch and the retail
space so that signag and window visibility are maintained.
2B.RENOVATE FIAOR INTO RETAII.SPACE AND LEAVE TI�UPPER FIAORS VACANf �
'Ihis alternative is estefl because retail space will rent mare q�ickly and fa a beuer price than either
apartments ar offi� .The reaz portion of the building would be demolishe�and the remaining building
moved w the fr�ont the site.The rear of the building could then be landscaped and also turned inw parking
space.The stairs ' g the uppe,r levels would be removed,and all the space on the fust floor would be
utilized f�reta� .The ext�erior of the building would be refurbished and new windows added The
building will have appearance of being completely refurbished,but in reality,only the fust floor would
be used.
3) ACQUIRE A.\'D MOVE THE BUII.DING TO A NEW SITE
If the building wae ved off the site,at least$50,000 would have to be added tn the financial projecdons.
In addition,the new tion and siting would have to be evaloated by the SHPO to determine if the house
would qualify fac c�redits.Becaose of these problems and since on-site reuse is feasible,the option of
moving the to a new site was eliminated as a viable altemative.
4)DEMOLTTIO�
aa pAx�rc wrr
If the entire building were demolished,the site could become a parking lot with 35 spaces.A curb cut may
be necessary from est 7th Street.
4B.BUIID A NEW AII.,BUII.DING ON TI� S1TE
If the lot were it would be possible to construct a new building.'ILis building should be built out
to the strcet and d retain the exisring characte,r of the neighbahood.'Ibe parking entrance would
probably come froo the existing Walnut Street carb cut,and a fiill double row parking lot wo�ild be
possible behind the 'ding.The building size would be approximately 4,200 squaze feet It is assumed it
would be fully a ost fully leased before conswcdon begins,which is feas�ble considering its small
size.
4C.BUIID A NEW ING ON BOrfH Tf� AND DAIRY QU�i STTES
If the Mannheimer ding is demolished,it may be possible to buy the Dairy Q�een site,demolish that
building and rel the Dairy Queen business inW the new building.This would allow an owner to build a
12,600 square feet " ' g foc retail pmposes.A double inw of parking woald be available behind the
building.The exi�a curb cut from Walnot Street would be retained,as coald the eaisting curb cut to the
Dairy Queen site West 7th Street.It was assumed that the Dairy Qucea could be pu�hasefl fa�
$200,000,and that aew lwilding waild be 5096 pre-leased.This new c�aswction should be
sympathetic to tbe ' flavor of West 7th Street architecwre. �
19
�'� -/�� .
RECOMME DATIONS
After cansideration issues,analysis of the economics and review of the altemadves,the caasultant team
racommeads that the City work with the Minnesota Council of the American Youth Hostels Inc.(AYH)to
establish a"Superi Hostel in the Mannheimer-Goodkind House, Alternative# lA.l or# 1B.1.
The consiiltant�ha met with representatives of the AYH,who have shown significant interest in the :
reuse of the the imer-Goo�and House as a hostel. .
If this alternative is feasible.the City should consider any of the other altemadves that would maintain
the building on d�e te.If no oconanically feasible alcemadves are possble,the City w�l have ro
detennine how large an iavest�neat it is willing to make ro save the 6ouse from demolition.As a last '
resort, Alternative ,Dtmolition,may have w be considerefl if the City is�nwilling ro subsidize the
reuse or if a�ivate veloper cannot be found who can accomplish reuse without subsidy.If demolidon is
considered f�the ture,histaical documentation of the building should be pcepared aocording to Level '
II documentation iards of the Historic American Building S�y(HABS),and filed wit�the Minnesota
Historical Society with the Saint Paul Heritage Preservadon Commission.
�
HOSTEL RENOVATION
. ,
270 WEST 7TH STREE rentable sq. feet = 3, 37� S.F.
USES OF FUNDS gross sq. feet = 4, 506 S .F.
MAR. 8, 1990 gross renov. sf = 4, 506 S.F.
, gross new sf = H S.F.
I land size = 1�, 2�H S.F.
i
� TOTAL UNIT
APPLICATION OF FU DS COSTS COST�
----------------- --
� BUILDING
� Land 11H,000 -
i Partial Demo ition 10,0�� 2.22 / S.F.
Renovation 225, 300 50.00 / S.F.
Porch Renova ion and landscaping 35,00� 7.77 / S .F.
Moving build'ng, basement, misc. 0 0.00 / S .F.
Fill basemen , paving 20,000 4.44 / S.F.
New rear sta' r and rear wall 2�,0�0 4.44 / S.F.
New construc ion 0 75.00 / S.F.
Misc. Elevat r H 0.00 / S.F.
------------ ------------ --------- ---------------
Const. ubtotal 310, 300 68.86 / S.F.
Architectura /Engineering 18,024 4.00 / S.F.
Soil testing & evironmental 5,00� 1.11 / S.F.
Survey 1,00� �.22 / S.F.
Sewer and Wa er 3,000 0.67 / S.F.
Legal and Ac ounting 5,900 1.11 / S .F.
Leasing Fees 0 3.00 / S.F.
Marketing 5�0 H.11 / S.F.
Misc. costs xeroxing etc) 50� H. 11 / S.F.
Development verhead 25,000 5.55 / S.F.
Builders Ris 7,000 1.55 / S.F.
Furnishings 15,000 2.00 / S.F.
Working Capi al 3�,00� 5.00 / S.F.
Debt Reserve 25,000 10.00 / S.F.
Tax Reserve 3,000 0.67 / S.F.
Contingency 43,431 5.00�
------------ -- ---
Soft co t subtotal 181,455 40.27 / S.F.
TOTAL BUILDI G 6H1,755 133.55 / S.F.
FINANCING
Legal 3,00P1 0.67 / S.F.
� Title Insura ce & Closing 684 0.11$
Mortgage Reg stration 1, 554 f3.25$
Construction Interest 18,DJ53 3.QJ0$
Appraisal 2,0100 0.44 / S.F.
Mort. Place. fees 12,435 2.00�
--------- ---------------
TOTAL FINANC NG 37,726 6.27$
--------- ---------------
TOTAL APPLIC TION OF FUNDS 639,481 141.92 / S.F.
GELDERMAN 1A. 1 2�
R E - _ E 5 T A T E
� �_ �
��
KOSTE� RE�OVATION
270 WEST 7TH STREE
rentable sq. feet = 3, 370 S.F. .
market NNN rent = $18.00 /s . f.
add. subsidy needed = 4, 799
MAR. 8, 1990 �
SOURCES OF FUNDS
BREAKEVE�v ANALYSIS TRIPLE
NET �"
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED �
--------- -- ----- ----- -------- -------- -------- '
EQUITY 1PJ. 00� 0 63,948 6, 395 �
ACQUISITI N 2.P10$ 25 10R1,BHP1 5, 122 ;
COMM. RE B. 2.0l�$ 25 100,H0H 5, 122 �
f
�PT. CRED T 2.R1P1$ 25 0 0
LENDER FI . 11.0PJ$ 25 375, 533 44, 591
--------- -- ----- ----- -------- -------- -------- �
639,481 61, 23P1 18. 17
ADDITION�L SUBSIDY NEEDED MARKET E
TRIPLE ;
INT. YEARLY NET `
SOURCE RATE TERM AMOUNT PAYMENT RENT
��������� �� ����� ����� �������� �������� �������� F.
EQUITY 1l3.0Q!$ 0 63,948 6, 395 f
ACQUISITI N 2.0fd$ 25 1Q10,H00 5,122
CONIl�I. REH B. 2.00$ 25 lOPJ,9�0 5, 122 �
APT. CRED T 2..PJf�$ 25 0 0 �
LENDER FI . 11.PJ0$ 25 370, 734 44,021 `-
SUBSIDY 4,799 +
�������� �� ����� ����� �������� �������� �������� t.
0 6Pl,66P� 18.0�d `
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GELDER ,`tAN tA. T 22 �
K E A L E S " � T E
4
�
F
UNITED HOSPITAL VZ ITOR ROOMS �
270 WEST 7TH STREE rentable sq. feet = 3, 370 S.F.
USES OF FUNDS gross sq. feet = 4,5H6 S .F.
MAR. 8, 1990 gross renov. sf = 4, 506 S .F.
gross new sf = 0 S.F.
land size = 10, 200 S.F.
TOTAL UNIT
APPLICATION OF FUN S COSTS COST
BUILDING .
Land 110, 0�0 -
Partial Demol tion 10,00� 2.22 / S.F. '
Renovation 225, 30� 50.00 / S.F. '
Porch Renovat on and landscaping 35,00� 7.77 / S.F.
Moving buildi g, basement, misc. 8 O.HH / S.F.
Fill basement paving 20,000 4.44 / S.F.
New rear stai and rear wall 20, 000 4.44 / S.F.
New construct on Q 75.00 / S.F.
Misc. Elevato B 0. �0 / S.F.
------------- ----------- --------- --------------- �
Const. s btotal 310, 3HII 68.86 / S.F. �
Architectural Engineering 18,024 4.00 / S.F. :
Soil testing evironmental 5, 000 1 . 11 / S.F.
Survey 1,00Q 0.22 / S.F.
Sewer and Wat r 3, 09Q 0.67 / S.F.
Legal and Acc unting 5,00Q 1.11 / S.F. '
Leasing Fees 0 3.00 / S.F.
Marketing 500 0.11 / S.F. �
Misc. costs ( eroxing etc) 500 0. 11 / S.F.
Development erhead 25,005 5. 55 / S.F.
Builders Risk 7,H00 1 .55 / S.F.
Furnishings 15,00H 2.00 / S.F. �
Working Capit 1 30, 0H9 5.60 / S.F.
Debt Reserve 25,00� 10.0� / S .F.
Tax Reserve 3, 00� 0.67 / S.F. `
Contingency 43,431 5.0P1$
------------- ----------- --------- ---------------
Soft cos subtotal 181,455 4H.27 / S.F. �
--------- --------------- �
TOTAL BUILDIN 601, 755 133.55 / S.F.
FINANCING ;
Legal 3,000 �1.67 / S.F. �
Title Insuran e & Closing 684 0.11� '
Mortgage Regi tration 1, 554 P1. 25$ �
�
Construction nterest 18,053 3.00$
Appraisal 2, 000 Q1.44 / S.F.
Mort. Place. ees 12,435 2.00$
--------- ---------------
TOTAL FINANCI G 37,726 6.27$ �
TOTAL APPLICA ION OF FUNDS 639,481 141.92 / S.F.
GELDERMAN �A.. 2 23
R E A L E S T A T E
i
r �
UNITED HOSPITAL V SITOR ROOMS
270 WEST 7TH STRE T
rentable sq. feet = 3, 370 S.F.
MAR. 8, 199P1
SOURCES OF FUNDS
BREAKEVEN ANALYSI TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY lfd. 00� 0 63, 948 6, 395
ACQUISIT ON 2.0P1$ 25 100,D100 5, 122
COMM. RE B. 2. O�J� 25 1�10,000 5, 122
APT. CRE IT 2.00$ 25 0 Q!
LENDER F N. 11 .0f�� 25 375, 533 44, 591
-------- --- ----- ----- -------- -------- --------
639,481 61, 230 18. 17
GELDERMAN 1A. 2 24
R E A L E S T A T E
BUILD TO SUIT OFFI E - RENOVATZON OF THREE FLOORS
� M
270 WEST 7TH STREE rentable sq. feet = 3, 370 S.F.
USES OF FUNDS gross sq. feet = 4, 506 S .F. �
MAR. 8, 1990 gross renov. sf = 4, 506 S.F.
gross new sf = 0 S.F.
land size = 10, 200 S.F.
TOTAL UNIT �
APPLICATION OF FUN S COSTS COST
BUILDING i �
Land 110,0fd0 - ;
I t
Partial Demol tion 10,�lQ10 2.22 / S.F. �
Renovation 225, 300 5P1.00 / S.F. i
Porch Renovat on and landscaping 35,000 7.77 / S .F. I
Moving buildi g, basement, misc. 0 0. 0H / S.F. i �
Fill basement paving 20,0P1P1 4.44 / S.F. , �
New rear stai and rear wall 20, 000 4.44 / S.F. i
New construct on PI 75.00 / S.F. �
Misc. Elevato 50 000 11 .10 S F i
------------- ----------- -----�--- ---------/----- i
Const. s btotal 360, 300 79.96 / S.F. '
Architectural Engineering 18,024 4.ld0 / S.F. ; ;
Soil testing evironmental 5,000 1 . 11 / S.F.
Survey 1,000 0. 22 / S.F.
Sewer and Wat r 3,000 0.67 / S.F.
Legal and Acc unting 5,000 1.11 / S.F.
Leasing Fees 0 3.00 / S.F.
Marketing SPJH R1.11 / S.F.
Misc. costs ( eroxing etc) 500 0. 11 / S.F. ! �
Development O erhead 25,000 5. 55 / S.F. ' j
Builders Risk 7,PJ0f� 1 . 55 / S.F. '
Free Rent 0 2.00 / S.F. ;
CAM Reserve 0 5.00 / S.F. j
Debt Reserve fd 10.HP1 / S.F. ` '
Tax Reserve 3, 000 �J.67 / S.F. ' .
Contingency 44,931 5.00$ ;
------------ ----------- --------- --------------- ; .
Soft cos subtotal 112,955 25.07 / S.F. � =
--------- --------------- I '
TOTAL BUILDIN 583,255 129.44 / S.F. �
,
FINANCING
Legal 3,00RJ 0.67 / S.F. •
Title Insuran e & Closing 664 0. 11$ i
Mortgage Regi tration 1, 508 0. 25$
Construction nterest 17,498 3.QJ0$
Appraisal 2,f�00 0.44 / S.F.
Mort. Place. ees 12,065 2.00�
--------- ---------------
TOTAL FINANCI G 36,734 6.3�!$
--------- ---------------
TOTAL APPLICA ION OF FUNDS 619,990 137.59 / S.F.
GELDERMAN �A. 3 25
R =_ > L E S T A T E
. � .
BUILD TO SUIT FFICE - RENOVATION OF THREE FLOORS
270 WEST 7TH TREET
rentable sq. feet = 3, 370 S.F. '
market NNN rent = $7.00 /s.f.
add. subsidy needed = 297,809
MAR. 8, 1990 �
ISOURCES OF FU S
i
BREAKEVEN AN SIS TRIPLE
NET
INT. YEARLY RENT
SOURC RATE TERM AMOUNT PAYMENT NEEDED
----- ------ ----- ----- -------- -------- --------
EQUIT 1�.00$ 0 61,999 6, 20QJ �
ACQUI ITION 2.!3R!$ 25 100,000 5, 122
CONIl�I. REHAB. 2.P10$ 25 100,000 5, 122
APT. REDIT 2.00$ 25 0 0
LENDE FIN. ll .�d0� 25 357,991 42, 508
----- ------ ----- ----- -------- -------- -------- �
619,990 58,952 17.49
ADDiTIONAL SUB IDY NEEDED TRIPLE �
NET
INT. YEARLY RENT
SOURC RATE TERM AMOUNT PAYMENT NEEDED
----- ------ ----- ----- -------- -------- -------- �
EQUI 1P1.00$ 0 61, 999 6, 200 '
ACQUI ITION 2.00$ 25 1013,000 5, 122 �
COMM. REHAB. 2.Q10$ 25 100,0HP! 5, 122
APT. REDIT 2.00$ 25 �! 0 �
:�
LENDE FIN. 11 .H0$ 25 60, 182 7, 146 ;:
SUBSI Y 297,8P19 =�
----- ------ ----- ----- -------- -------- -------- �
P1 23, 590 7.H0 ?
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GELDER :�1AN �A. 3 26
R E A L E : A T E
r� f' �J
'�� v
` 27H'WEST 7TH STR ET rentable sq. feet = 3, 370 S.F.
USES OF FUNDS gross sq. feet = 4, 506 S.F.
MAR. 1, 199H gross renov. sf = 4,SP16 S.F.
gross new sf = 0 S.F.
land size = 10, 200 S.F.
�
TOTAL UNIT
APPLICATION OF F NDS COSTS COST
---------------- --- --------- ---------------
BUILDING
Land 110, �00 - �
Partial Dem lition 16,000 2.22 / S.F. ;
Renovation 225, 3P10 50.00 / S.F. �
Porch Renov tion and landscaping 35, 0HDJ 7.77 / S.F.
Moving buil ing, basement, misc. H 0.0R! / S.F. ,
Fill baseme t, paving 20,000 4.44 / S.F. �
New rear st ir and rear wall 20, 0H0 4.44 / S.F. �
New constru tion 0 75.00 / S.F. ;
Misc. Eleva r 50, 000 11 .10 / S.F. '
----------- ------------- --------- --------------- �
Const. subtotal 36fd, 300 79.96 / S.F.
Architectur 1/Engineering 18,�J24 4.P10 / S.F.
Soil testing & evironmental 5,H00 1 .11 / S.F.
Survey 1, Q06 0.22 / S.F.
Sewer and W er 6,0HPJ 1 .33 / S.F.
Legal and A counting 5.000 1.11 / S.F.
Leasing Fees 10, 110 3.00 / S.F.
Marketing 50H 0.11 / S.F.
Misc. costs (xeroxing etc) 500 P1. 11 / S.F. '
Development verhead 25,90QJ 5.55 / S.F.
Builders Ris 7,H00 1. 55 / S.F.
Free Rent 6,74D1 2.90 / S.F. ;
CAM Reserve 16, 850 5.00 / S.F. ;
Debt Reserve 33,7PJ0 1�1.00 / S.F.
Tax Reserve 3, H00 Ql.67 / S.F.
Contingency 48,451 5.00$
------------ ------------ --------- ---------------
Soft co t subtotal 186, 875 41.47 / S.F. i
�
--------- --------------- j
TOTAL BUILDI G 657, 175 145.84 / S.F. �
�
FINANCING i
Legal 3, E�1P1 RJ.67 / S.F. �
Title Insura ce & Closing 745 0.11$
Mortgage Reg' stration 1,693 0. 25$
Construction Interest 19, 715 3.0P1$
Appraisal 2, H60 P1.44 / S.F. j
Mort. Place. fees 13,544 2.0R1$ I
--------- --------------- �
TOTAL FINANC NG 40,697 9.f�3 / S.F.
--------- ---------------
--------- --------------- .
GELDERMAN �A 4 2�
R E A L E S T A T :
SPECULATIVE OFFICE LTSE - RENOVATION OF ALL THREE FLOORS
�70 WFST 7TH STREE
rentable sq. feet = 3, 370 S.F.
market NNN rent = $7.0� /s .f.
add. subsidy needed = 374,462
MAR. 1, 1990
SOURCES OF FUNDS
BREAKEVEN ANALYSIS TRIPLE
:�TE T
INT. YEARLY R�TT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
--------- -- ----- ----- -------- -------- --------
E4UITY 1P1.00$ 0 69, 787 6,979
ACQUISITI N 2.00$ 25 100,�lR10 5,122
CONINI. RE B. 2.00$ 25 1R10,R100 5, 122
APT. CRED T 2.00$ 25 0 0
�
LENDER FI . 11 .00$ 25 428,085 5P1, 831 ..
--------- -- ----- ----- -------- -------- -------- :
697,872 68,P154 2P1. 19 ;
ADDiTIONAL SUBSIDY NEEDED TRIPLE
h'EZ'
INT. YEARLY R�T�VT
SOURCE RATE TERM AMOUNT PAYMENT 2.`�'EDED
--------- -- ----- ----- -------- -------- -------- ;
EQUITY 1P1.PJ0$ P1 69, 787 6,979
ACQUISITI N 2.00$ 25 10Q,f�0f� 5, 122
COMM. RE B. 2.fdfd$ 25 lfd0,00DJ 5, 122
APT. CRED T 2.00$ 25 D1 f�
LENDER FI . ll .fd0$ 25 53,623 6, 367
SUBSIDY 374,462 �
-------- - ----- ----- -------- -------- -------- i
f� 23, 59R1 7.fdfd ,
s
i
i
�
�
:.
�
GELDERMAN `
1 A.4 28 i
R E A L E S T A T E �
i
HOSTEL RENOVATION INCLUDES REBUILDING REAR WING
270 WEST 7TH STRE T rentable sq. feet = 6, 370 S.F.
USES OF FUNDS gross sq. feet = 7,824 S.F.
MAR. 8, 1990 gross renov. sf = 4,506 S.F.
gross new sf = 3, 318 S.F.
land size = 1P1, 200 S.F. ,
TOTAL UNIT
APPLICATION OF FU DS COSTS COST ;
----------------- -- --------- - �
BUILDING
Land 110,P10H - '
�
�
Partial Demo ition 10,000 1.28 / S.F. �
Renovation 225, 300 50.0� / S.F. �
Porch Renova ion and landscaping 35,000 4.47 / S .F. ?
� Moving build'ng, basement, misc. 0 P1.P1D1 / S.F.
Fill basemen , paving 0 0.00 / S.F. ;
' New rear sta' r and rear wall 0 P1. Q� / S.F.
New construc ion 248,8501 75.00 / S.F. i
Misc. Elevat r SPJ,00PJ 6. 39 / S.F. i
� ------------ ------------ --------- --------------- i
Const. ubtotal 569, 15D1 72.74 ; S.F. �
�
Architectura /Engineering 31, 296 4.00 j S.F. i
Soil testing & evironmental 5,H00 P1.64 ; S.F. �
Survey 1,000 0.13 f S .F.
Sewer and Wa er 3,0f00 0. 38 / S.F.
Legal and Ac ounting 5,�J00 P1.64 / S.F.
Leasing Fees P! 3.0PJ / S.F.
' Marketing 500 H.ld6 / S.F.
„ Misc. costs xeroxing etc) 500 Q1.06 J S.F.
Development verhead 25,000 3.20 / S.F. '
Builders Ris 7,�10Q! 0.89 / S.F.
Furnishings 30,�JP10 2.00 / S.F. i
Working Capi al 40,00H 5.PlP! / S.F.
Debt Reserve 35,000 10.00 f S.F. '�
Tax Reserve 3,000 0. 38 / S.F. �
;
Contingency 71,730 5.00$
------------ ------------ --------- --------------- '
Soft co t subtotal 258,026 32.98 / S.F.
--------- --------------- ;
TOTAL BUILDI G 937, 176 119.78 / S.F.
FINANCING
Legal 3, P100 0. 38 / S.F.
Title Insura ce & Closing 1,053 �1.11$
Mortgage Reg stration 2, 393 0. 25$
Construction Interest 28, 115 3.0�1$
Appraisal 2,000 �J. 26 / S.F.
Mort. Place. fees 19, 144 2.0�1�
--------- ---------------
TOTAL FINANC NG 55,705 5.94$
TOTAL APPLIC TION OF FUNDS 992,880 126.90 / 5.F.
GELDERMAN 18. � 29
1 E A L E S T A T E
>
HOSTEL RENOVATION INCLUDES REBUILDING REAR WING
b270 '�TEST 7TH STRE T
rentable sq. feet = 6, 37PJ S.F.
market NNN rent = $16.00 /s .f. .
add. subsidy needed = 5, 139
MAR. 8, 199Q!
SOURCES OF FUNDS
BREAKEVEN ANALYSI TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
E4UITY 10.00$ �J 99, 288 9,929
ACQUISIT ON 2.Q10$ 25 100,0PlP! 5, 122
COMM. RE B. 2.PJ�1� 25 150,00Q1 5, 122
APT. CRE IT 2.00$ 25 0 0
LENDER F N. 11 .00� 25 693, 592 82, 357
-------- --- ----- ----- -------- -------- --------
992, 880 102, 530 16. 10
ADDITIONAL SUBSID NEEDED MARKET
TRIPLE
INT. YEARLY NET
SOURCE RATE TERM AMOUNT PAYMENT RENT
-------- --- ----- ----- -------- -------- --------
EQUITY lfd.00� Q! 99, 288 9,929
ACQUISIT ON 2.P1P!$ 25 1�10,PJPJQI 5, 122
COMM. RE B. 2.0QJ$ 25 1H0,0QJ0 5, 122 ;
APT. CRE IT 2.H0$ 25 P! 0
LENDER F N. 11 .00$ 25 688, 453 81, 747
SUBSIDY 5, 139
-------- --- ----- ----- -------- -------- --------
P1 101,920 16.00 �
GELDERMAN � �. � 30
R E A L ; � T A T E
BUILD TO SUZT OFF CE - RENOVATION OF THREE FLOORS and REBUILD REAR
1 � 270 WEST 7TH STRE T rentable sq. feet = 6, 370 S .F.
USES OF FUNDS gross sq. feet = 7,824 S.F.
i MAR. 8, 199H gross renov. sf = 4,506 S.F.
i gross new sf = 3, 318 S.F.
i
i land size = 10, 200 S.F.
I
i TOTAL UNIT
I APPLICATION OF FU DS ____COSTS - COST
� ----------------- -- --------------
i BUILDING
j Land 11�,00� -
I
� Partial Demo ition 10,000 1 .28 / S.F.
Renovation 225, 30H 50.00 / S.F.
Porch Renova ion and landscaping 35,000 4.47 / S.F.
Moving build ng, basement, misc. 0 0.�0 / S.F.
Fill basemen , paving 0 0.�0 / S.F.
New rear sta r and rear wall � 0.00 / S.F.
New construc ion 248,850 75.0� / S.F.
Misc. Elevat r SH,0�0 6. 39 / S.F.
------------ ------------ --------- ---------------
Const. ubtotal 569, 150 72.74 / S.F.
Architectura /Engineering 31, 296 4.0� / S.F.
Soil testing & evironmental 5,000 0.64 / S.F.
Survey 1,000 0.13 / S.F.
Sewer and Wa er 3, ��� 0. 38 / S.F.
Legal and Ac ounting 5,00H 0.64 / S.F.
Leasing Fees 0 3.00 / S.F.
Marketing 500 0.66 / S.F.
Misc. costs xeroxing etc) 500 0.06 / S.F.
Develop�ent verhead 25,000 3.20 / S.F.
Builders Ris 7,00� 0.89 / S.F.
Free Rent H 2.00 / S.F.
CAM Reserve 0 5.00 / S.F.
Debt Reserve 0 10.00 / S.F.
Tax Reserve 3, 000 0. 38 / S.F.
Contingency 66,480 5.00$
Soft co t subtotal 147,776 18.89 / S.F.
� --------- ---------------
TOTAL BUILDI G 826,926 105.69 / S.F.
FINANCING
Legal 3,HP��1 �. 38 / S.F.
i Title Insura ce & Closing 932 fd.11$
Mortgage Reg'stration 2, 117 �1. 25�
Construction Interest 24,808 3.06$
Appraisal 2, 00P1 0.26 / S.F.
Mort. Place. fees 16,939 2.00$
--------- ---------------
TOTAL FZNANC NG 49,795 6.P12$
--------- ---------------
TOTAL APPLIC TION OF FUNDS 876,721 112.06 / S.F.
------- ---------------
GELDERMA '� �B. 2 3�
R E A L E S T � ' E
BUILD TO SUIT OFFI E - RENOVATION OF THREE FLOORS 3nd REBUILD REAR /
�70 WEST 7TH STREE
rentable sq. feet = 6, 3�� S.F.
market NNN rent = $7.�� /s . f.
add. subsidy needed = 373, 632
MAR. 8, 1990
SOURCES OF FUNDS
BREAKEVEN ANALYSIS TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMEN^ NEEDED
--------- -- ----- ----- -------- -------- --------
E4UITY 1P1.00$ 0 87,672 8, 76-
ACQUISITI N 2.00$ 25 1Q10,000 5, 122
CONIl�I. RE . 2.0P!$ 25 lfd0,000 5, 122
APT. CRED T 2.00$ 25 0 �
LENDER FI . 11 .Q10$ 25 589,049 69, 9G=
--------- -- ----- ----- -------- -------- --------
876,721 88,95� 13.96
ADDITIONAL SUBSIDY NEEDED TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMELv"" NEEDED
--------- -- ----- ----- -------- -------- --------
EQUITY lfd.P!H$ 0 87,672 8, 7E-
ACQUISITI N 2.00$ 25 1�lfd,0�0 5, 122
COMM. RE B. 2.00$ 25 1�1PJ,0PJ0 5, 122
APT. CRED T 2.00$ 25 0 �
LENDER FI . 11 .00$ 25 215,417 25,5�9
SUBSIDY 373,632
--------- -- ----- ----- -------- -------- --------
0 44, 59� 7.00
GELDERMAN �8. 2 32
R E A L E 5 T A T E
RETAIL - RENOVATE FIRST FLOOR AND ADD A ONE STORY WING IN THE REAR
27H WEST 7TH STRE T rentable sq. feet = 2,600 S.F.
USES OF FUNDS gross sq. feet = 2,600 S.F.
MAR. 8, 1990 gross renov. sf = 1,500 S.F.
gross new sf = 1, 100 S.F.
i
� land size = 1H, 20H S.F.
� TOTAL UNIT
APPLICATION OF FU DS COSTS COST
� ----------------- -- --------- ---------------
BUILDING
Land 11�,000 -
Partial Demo ition 1H,000 3.85 / S .F.
Renovation 75,000 50.H0 / S.F.
Porch Renova ion and landscaping 35,000 13.46 / S.F.
Moving building, basement, misc. 30,00� 11. 54 / S.F.
Fill basemen , paving 0 0.00 / S.F.
New rear stair and rear wall 10,000 3.85 / S.F.
New construc ion 82,500 75.00 / S.F.
Misc. Elevat r � 0.00 / S.F.
------------------------- --------- ---------------
Const. s btotal 242, 500 93. 27 / S.F.
Architectural/Engineering 10,400 4.60 / S.F.
Soil testing eviron.�ental 5,000 1.92 / S.F.
Survey 1,000 0.38 / S.F.
Sewer and Wat r 3,00� 1. 15 / S.F.
Legal and Acc unting 5,H00 1.92 / S.F.
Leasing Fees 0 3.0H / S.F.
Marketing 500 0.19 / S.F.
Misc. costs ( eroxing etc) 500 0. 19 / S.F.
Development erhead 25,000 9.62 / S.F.
Builders Risk 7,000 2.69 / S.F.
Free Rent 0 2.00 / S.F.
CAM Reserve 0 5.00 / S.F.
Debt Reserve 0 10.H0 / S.F.
Tax Reserve 3,000 1 .15 / S.F.
Contingency 32,770 5.00$
------------- ----------- --------- ---------------
Soft cos subtotal 93, 170 35.83 / S.F.
--------- ---------------
TOTAL BUILDIN 445,670 171.41 f S.F.
FINANCING
Legal 3,005 1.15 / S.F.
Title Insuran e & Closing 512 0.11$
Mortgage Regi tration 1, 164 fd.25$
Construction nterest 13, 370 3.�10�
Appraisal 2,00H PJ.77 / S.F.
Mort. Place. ees 9, 313 2.Q10$
--------- ---------------
TOTAL FINANCI G 29, 366 6.59$
--------- ---------------
TOTAL APPLICA ION OF FUNDS 475 030 182.70 S.F.
GELDERMAN 18. 3 33
i E A L E S T A T E
I RETAIL — RENOVATE IRST FLOOR AND ADD A ONE STORY WING IN THE REAR
�70 W�ST 7TH STREE
rentable sq. feet = 2,600 S.F.
market NNN rent = $10.00 /s.f.
add. subsidy needed = 134, 840
MAR. 8, 1990
I
I
�'� SOURCES OF FUNDS
�
�' BREAKEVEN ANALYSIS TRIPLE
NET
i INT. YEARLY RENT !
� SOURCE RATE TERM AMOUNT PAYMENT NEEDED �
� --------- -- ----- ----- -------- -------- -------- '
' E4UITY lfd.�P1� 0 47,503 4, 75fd ;
ACQUISITI N 2.00$ 25 10f�,000 5, 122 �,`
� CONII�I. RE B. 2.fd0$ 25 1H0,000 5. 122
APT. CRE IT 2.00$ 25 g �
LENDER FI . 11 .0R1$ 25 22�. 52� 2���J1�
I ----- ----- -------- -------- -------- �
----------
i 475,03PJ 42, Q11 16. 16
�
ADDITIONAL SUBSID NEEDED TRIPLE
NET
I INT. YEARLY RENT
I SOURCE RATE TERM AMOUNT PAYMENT NEEDED
' --- ----- ----- -------- -------- -------- i
' E4UI� 1�.8�$ P1 47, 503 4, 750 r
� �
! AC4UISIT ON 2.0P1$ 25 100,00P1 5, 122 ,
� COMM. RE B. 2.00� 25 lfdl�,PJPJ�J 5, 122 ;
APT. CRE IT 2.0f�$ 25 � � :
LENDER F N. 11 .P1f3$ 25 92,686 11,006 F
SUBSIDY 134,840 r
-------- - -
---- ----- -------- -------- -------- �
-- Q! 26.P10P! 10.00 �
�.
i
i
i
;
i
I
i
I �
4
r.
Ir
� �
t
{
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(
i
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i
�
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GELDERMAN �B3 34 '
R E �i . E S T A T E
�
t
RETAIL 1ST FL. & OUR APTS. ABOVE - RENOVATION
270 WEST 7TH STRE T rentable sq. feet = 3, 370 S.F.
USES OF FUNDS gross sq. feet = 4, 506 S.F.
MAR. 8, 1990 gross renov. sf = 4,506 S.F.
gross new sf = 0 S.F.
land size = 1�, 2H0 S.F.
TOTAL UNIT
APPLICATION OF FU DS COSTS COST
----------------- -- --------- ---------------
BUILDING
Land 110,00� -
Partial Demo ition 10,00H 2.22 / S.F.
Renovation 225, 3�� 50.00 / S.F.
Porch Renova ion and landscaping 35,000 7.77 / S.F.
Moving build' ng, basement, misc. 3H, 000 6.66 / S.F.
Fill basemen , paving 2�,0�0 4.44 / S.F.
New rear sta' r and rear wall 20,000 4.44 / S.F.
New construc ion 0 75.00 / S.F.
Misc. Elevat r � 0.00 / S.F.
------------ ------------ --------- ---------------
Const. ubtotal 340, 300 75.52 / S.F.
Architectura /Engineering 18,�24 4.00 / S.F.
Soil testing & evironmental 5,000 1 . 11 / S.F.
Survey 1,000 0.22 / S.F.
Sewer and Wa er 3, 00� 0.67 / S.F.
Legal and Ac ounting 5,000 1.11 / S.F.
Leasing Fees 0 3.00 / S.F.
Marketing 500 0.11 / S.F.
Misc. costs (xeroxing etc) 500 0. 11 / S.F.
Development erhead 25,000 5.55 / S.F.
Builders Risk 7,00� 1 .55 / S.F.
Free Rent 0 2.06 / S.F.
CAM Reserve � 5.00 / S.F.
Debt Reserve � 10..00 / S.F.
Tax Reserve 3,00H 0.67 / S.F.
Contingency 42,931 5.0H$
------------- ----------- --------- ---------------
Soft cos subtotal 110,955 24.62 / S.F.
--------- ---------------
TOTAL BUILDIN 561, 255 124.56 / S.F. ,
FINANCING
Legal 3,00�1 0.67 / S.F.
Title Insuran e & Closing 639 0.11�
Mortgage Regi tration 1,453 0.25$
Construction nterest 16,838 3.0ld$
Appraisal 2,000 6.44 / S.F.
Mort. Place. ees 11,625 2.0DJ$
--------- --------------- ;
TOTAL FINANCI G 35, 555 6.33� ;
TOTAL APPLICA ION OF FUNDS 596,81Q1 132.45 / S.F. ;
GELDERti1 :� N !
2A 3=
R E A L E 5 ' - T E '
RETAIL 1ST FL. � UR APTS . ABOVE - RENOVATION I
'270 �VEST 7TH STRE T '
rentable sq. feet = 3, 370 S.F. �
market NNN rent = $6.4H /s.f. j
add. subsidy needed = 235, 161 ;
MAR. 8, 199Q �
I
SOURCES OF FUNDS �
BREAKEVEN ANALYSI TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY 10.00$ 0 59,681 5,968
ACQUISZ`?' ON 2.00$ 25 100,�PJO 5,122
CON1Ni. R.E B. 2. PJ0$ 25 1RJ�J, �!00 5, 122
APT. CRE IT 2.P1P1$ 25 1QlQI,0ld0 5, 122
LENDER F _ . 11 .P1P1$ 25 237,129 28, 157
-------- --- ----- ----- -------- -------- --------
596,810 49,491 14.69
ADDITIONAL SUBSID NEEDED TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY 10.00$ R1 59,681 5,968
ACQUISIT ON 2.00$ 25 10Q1,00P1 5,122
COMM. RE B. 2.!30$ 25 1QJ0,000 5, 122
APT. CRE IT 2.fd0$ 25 100,0PJ0 5,122
LENDER F N. ll .fd0$ 25 1, 969 234
SUBSIDY 235,161
0 21,568 6.4fd
GELDERMAN 2A 36
R E A L E S T A T E
TO SUIT RETA L - RENOVATION OF FIRST FLOOR AND EXTERIOR
270 wEST 7TH STREE rentable sq. feet = 1,5H0 S.F.
USES OF FUNDS gross sq. feet = 1, 506 S .F.
MAR. 8, 1990 gross renov. sf = 1,5II0 S.F.
gross new sf = P1 S.F.
, land size = 10, 200 S.F.
TOTAL UNIT
APPLICATION OF FU S COSTS COST
BUILDING
Land 110,00�J - �
Partial Demolition 10,00fd 6.67 / S.F.
Renovation 75,000 50.00 / S .F.
Porch Renova ion and landscaping 35,PJ00 23. 33 / S.F.
Moving building, basement, misc. 30,00Q1 20. 80 / S.F. �
Fill basemen , paving 20,000 13. 33 / S.F. '
New rear stair and rear wall 10,0P10 6.67 / S.F.
New construc ion 0 75.00 / S.F. -
Misc. Elevat r 0 0. �0 / S.F.
------------ ------------ --------- ---------------
Const. ubtotal 180,�l0P1 120. 00 / S.F.
�
Architectura /Engineering 6,0P10 4.Q0 / S.F.
Soil testing & evironmental 5,000 3. 33 / S.F.
Survey 1,000 H.67 / S.F. .
Sewer and Wa er 3,000 2.90 / S.F. !
Legal and Ac ounting S,fdOR! 3. 33 / S.F. ;
Leasing Fees 0 3.0II / S.F.
Marketing 560 �. 33 / S.F.
Misc. costs (xerozing etc) 500 0. 33 / S.F.
Develop�nent verhead 25,00�! 16.67 / S.F.
Builders Ris 7,001d 4.67 / S.F. _
Free Rent PJ 2.HH / S .F.
CAM Reserve 0 5.00 / S.F.
Debt Reserve �1 10.H0 / S.F.
Tax Reserve 3,P10P! 2.HP1 / S.F.
Contingency 26, 3H0 5.00$
------------ ------------ --------- --------------- ;
Soft co t subtotal 82, 30D1 54.87 / S.F. !
--------- --------------- ;
TOTAL BUILDI G 372,300 248.2H / S.F. ;
�
;
FINANCING
Legal 3,00P! 2.R0 / S.F. :
Title Insura ce & Closing 432 0.11$ !
Mortgage Reg'stration 981 PJ.25� `
Construction Interest 11, 169 3.Q0�
Appraisal 2,06PJ 1.33 / S.F. •`
Mort. Place. fees 7,846 2.00$ ;
TOTAL FINANC NG 25,427 6.83$ ;
--------- --------------- �
TOTAL APPLIC TION OF FUNDS 397,727 265.15 / S.F. �
;
GELDERMAN 2� ;7 =
R E A L E S T A T E t
�
BUILD TO SUIT RET IL - RENOVATION OF FIRST FLOOR AND EXTERIOR
270 WEST 7TH STRE T
rentable sq. feet = 1, 500 S.F.
market D7!d`r' rent = $10.00 /s.f.
add. subsidy needed = 151, 397
MAR. 8, 1990
SOURCES OF FUNDS
BREAKEVEN ANALYSI TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY 1fd.H0$ � 39, 773 3,977
ACQUISIT ON 2.00$ 25 100,000 5, 122
COMM. RE AB. 2.00$ 25 100,000 5, 122
APT. CRE IT 2.fd0$ 25 0 0
LENDER F N. 11 .60$ 25 157,955 18, 756
-------- --- ----- ----- -------- -------- --------
397, 727 32,977 21 .98
ADDITIONAL SUBSID NEEDED TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY 10.�J0$ 0 39, 773 3,977 -
ACQUISITION 2.R!0$ 25 1�l0,P1PJ0 5, 122
CONII�I. RE AB. 2.0P!$ 25 100,000 5, 122
APT. CRE IT 2.fd0$ 25 0 P1
LENDER FIN. 11 .0QJ� 25 6,558 779
-- SUBSIDY 151, 397
-------- --- ----- ----- -------- -------- --------
fd 15,000 10.H0
GELDERMAN 2B 38
R = L E S T A T E
PARKIVG LOT
. �
270 WEST 7TH ST ET rentable sq. feet = 0 S.F.
USES OF FUNDS gross sq. feet = 0 S.F.
MAR. 8, 1990 gross renov. sf = 0 S.F.
gross new sf = 0 S.F.
land size = 10, 2fd0 S.F.
TOTAL
APPL;CATION OF F NDS COSTS
BUILDING
Land 11Ql,00Q1
Partial Dem lition 1Q1,fd00
Renovation 0
Porch Renov tion and landscaping 0
�oving buil ing, basement, misc. 0
Fill baseme t, paving 30,0P10
tiTew rear st ir and rear wall 0
�ew constru tion 0
_�"isc. Eleva or 0
----------- ------------- ---------
Const. subtotal 40,000
Architectur 1/Engineering 1,R100
Soil testin & evironmental 5,0f�0
Survey 1,0PJ6
Sewer and W ter 0
L�egal and A counting 2,PJ00
Leasing Fee 0
�iarketing 500
*iisc. costs (xeroxing etc) 5fdPJ
Development Overhead 2,000
Builders Ri k 1,00H
Free Rent 0
CAM Reserve 5,000
Debt Reserv 1�1,P10P1
Tax Reserve 2, 0QJ0
Contingency 0
----------- ------------- ---------
Soft c st subtotal 30,Rl0Q
TOTAL BUILD NG 18fd,�l00
FINAIvCING
Legal 1,00Q1
?'itle Insur nce & Closing 2P1f�
'�`ortgage Re istration 500
Constructio Interest 0
Appraisal P1
'�ort. Place fees 4,000
TOTAL FINAN ING 5,700
':OTAL APPLI ATION OF FUNDS 185 700
GELDERMAN 4A 39
R E A L E � T A T E
G�- /ul��
i
. .
PARKING LOT
� 270 WEST 7TH STRE T
i
�
� MAR. 8, 199P1
! SOURCES OF FUNDS
i
; BREAKEVEN ANALYSI
�
I INT. YEARLY
' SOURCE RATE TERM AMOUNT PAYMENT
-------- ----- ----- -------- --------
i EQUITY 10.0Q1� 0 18,570 1,857
ACQUISIT ON 2 .Q10� 25 P! 6
COMM. RE B. 2.00$ 25 0 D
APT. CRE IT 2.0QJ$ 25 �J Q
LENDER F N. 11.00� 25 167, 1301 19,845
-------- --- ----- ----- -------- --------
185,70f� 21,702
I
GELDERMAN 4A 40
R E A L E 5 T A T _
_ �
DEMOLITION - BUI D �EW BUILDING
270 WEST 7TH STR ET rentable sq. feet = 4, 200 S.F.
USES OF FUNDS gross sq. feet = 4, 2H0 S.F.
MAR. 8, 1990 gross renov. sf = � S .F.
gross new sf = 4, 2H0 S.F.
land size = 10, 200 S.F.
TOTAL UNIT
APPLICATION OF F NDS COSTS COST
---------------- --- --------- ---------------
BUILDING
Land 11�,000 -
Demolition 1H,000 2.38 / S.F.
Renovation � 50.H0 / S.F.
Porch Renov tion and landscaping 0 0.00 / S.F.
Moving buil ing, basement, misc. 0 0.00 / S.F.
Fill baseme t, paving 10,g00 2.38 / S.F.
New rear st ir and rear wall 0 6.00 / S.F.
New constru tion 252,�00 60.00 / S.F.
Misc. Eleva or 0 0.00 / S.F.
----------- ------------- --------- ---------------
Const. subtotal 272,000 64.76 / S.F.
Architectur 1/Engineering 16,800 4.�0 / S.F.
Soil testin & evironmental 5,000 1 .19 / S.F.
Survey 1,000 s.24 / S.F.
Sewer and W ter 3, 000 Q.71 / S.F.
Legal and A counting 5,000 1 .19 / S.F.
Leasing Fee 0 3.H� / S.F.
Marketing 500 H.12 / S.F.
Misc. costs (xeroxing etc) 500 H. 12 / S.F.
Develop�nent Overhead 25,00H 5.95 / S.F.
Builders Ri k 3, 0�� H. 71 / S.F.
Free Rent 10,000 2.00 / S.F.
CAM Reserve 5,000 5.00 / S.F.
Debt Reserv 1�,000 10.�0 / S.F.
Tax Reserve 3,000 0. 71 / S.F.
Contingency 37,090 5.00$
----------- ------------- --------- ---------------
Soft c st subtotal 124,890 29.74 / S.F.
--------- ---------------
TOTAL BUILD NG 5�6,890 120.69 / S.F.
FINANCING
Legal 3, 000 P1.71 / S.F.
Title Insur nce & Closing 580 0.11$
Mortgage Re istration 1, 317 0. 25$
Constructi Interest 15, 207 3.PJ0$
Appraisal 2,00PJ 0.48 / S.F.
Mort. Place. fees 10, 538 2.00$
--------- ---------------
TOTAL FIN CING 32,641 6.44$
--------- ---------------
TOTAL APPL CATICN OF FUNDS 539,531 128.46 / S.F.
-------- ---------------
GELDERMAN 4B 4t
R E A L E S T A T E
_�
DEMOLITION - BUIL NEW BUILDING
270 �EST 7TH STRE T
rentable sq. feet = 4, 200 S.F.
market NNN rent = $11.00 /s .f.
add. subsidy needed = 111, 252
MAR. 8, 1990
SOURCES OF FUNDS
BREAKEVEN ANALYSI TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY 10. 00$ PJ 53, 953 5, 395
UDAG 2.00� 25 53,953 2,764
COMM. RE B. 2.00$ 25 P1 0
APT. CRE IT 2.P10$ 25 0 fd
LENDER F N. 11.0Q$ 25 431,625 51, 251
-------- --- ----- ----- -------- -------- --------
539,531 59,410 14. 15
ADDITIONAL SUBSID NEEDED TRIPLE
NET
INT. YEARLY RENT
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
-------- --- ----- ----- -------- -------- --------
EQUITY 1�1.00$ 0 53,953 5, 395
ACQUISIT ON 2.00� 25 53,953 2,764
CONIl�S. RE B. 2.0�d$ 25 0 RJ
APT. CRE IT 2.00$ 25 QJ 0
LENDER F N. 11 .00$ 25 32f�, 373 38,041
SUBSIDY 111, 252
-------- --- ----- ----- -------- -------- --------
0 46, 200 11.H0
GELDERMAN 4R 42
� E A l E S T A T E
/
DE�OLITION - BUIL NEW RETAIL ON MANNHEIMER AND DAIRY QUEEN SITE
27Q WEST 7TH STRE T rentable sq. feet = 12,600 S.F.
USES OF FUNDS gross sq. feet = 12,600 S.F.
MAR. 8, 1990 gross renov. sf = 0 S.F.
gross new sf = 12,600 S.F.
land size = 25,800 S.F.
TOTAL UNIT
APPLICATION OF FU DS COSTS COST
BUILDING
Land 300,0H0 -
Demolition 15,0�0 1.19 / S.F.
Renovation 0 5�.0� / S.F. ,
Porch Renova ion and landscaping 0 0.00 / S.F.
Moving build ng, basement, misc. 0 0.00 / S.F.
Fill basemen , paving 15,�00 1.19 / S.F.
New rear sta r and rear wall 0 0.00 / S.F. ;
New construc ion 630,000 50.00 / S.F.
Misc. Elevat r � 0.00 / S.F.
------------ ------------ --------- ---------------
Const. ubtotal 660, �00 52. 38 / S.F.
Architectura /Engineering 25, 200 2.05 / S.F.
Soil testing & evironmental 5,000 �.4� / S.F.
Survey 1,000 0.08 / S.F.
Sewer and Wa er 6,000 �.48 / S.F.
Legal and Ac ounting 5,00H 0.4� / S.F. �
Leasing Fees 0 3.00 / S.F.
Marketing 50� �.�4 / S.F.
Misc. costs xeroxing etc) 500 0.04 / S.F. `
DeveloFxnent verhead 25,000 1.98 / S.F.
Builders Ris 3,000 0. 24 / S.F.
Free Rent 20,H00 2.0� / S.F.
CAM Reserve 2H,000 5.00 / S.F.
Debt Reserve 40,000 10.00 / S.F.
Tax Reserve 3, fd00 0.24 / S.F. �
Contingency 88,710 5.00$ �
------------ ------------ --------- --------------- �
Soft co t subtotal 242,910 19.28 / S.F.
TOTAL BUILDI G 1, 202,910 95.47 / S.F. f
F I'_CANC ING
Legal 3,000 0. 24 / S.F. `
�
Title Insura ce & Closing 1, 345 0.11$ '
Mortgage Reg' stration 3,057 0.25$ ;
Construction Interest 36,087 3.00� �
Appraisal 2, 000 l�. 16 / S.F. �
Mort. Place. fees 24,458 2.010� �
TOTAL FINANC NG 69,948 5.81$ �
--------- --------------- �
LI TION OF FUNDS 1 272 858 1�11.02 S.F.
_________ _______________ t:
GELDERMAN �c 43
R E �i L � S T A T E
-1
DEMOLITION - BUIL NEW RETAIL ON MADTNHEIMER AND DAIRY QUEEN SITE �
270 11�IEST 7TH STRE T '
rentable sq. feet = 12,600 S.F. �
market NNN rent = $11.00 /s. f. �
add. subsidy needed = 13, 136 �
MAR. 8, 1990 '
i
SOURCES OF FUNDS �
BREAKEVEN ANALYSI TRIPLE ,
NET ;
INT. YEARLY RENT '
SOURCE � RATE TERM AMOUNT PAYMENT NEEDED '
-------- --- ----- ----- -------- -------- -------- ,
E4UITY 1R1.0H$ 0 127,286 12, 729 '
UDAG 2.00� 25 127, 286 6,520 i
COMM. RE B. 2.00$ 25 0 0
APT. CRE IT 2.00$ 25 0 0 i
LENDER FIN. 11 .00� 25 1,018, 286 120,912 �
------- --- ----- ----- -------- -------- -------- '
- i
1, 272,858 140, 16H 11 . 12 i
i
�
ADDITIONAL SUBSI NEEDED TRIPLE I
NET '
INT. YEARLY RENT �
SOURCE RATE TERM AMOUNT PAYMENT NEEDED
_------- ---- ----- ----- -------- -------- -------- j
E4UITY 1P�. 00� 0 127,286 12, 729 ;
ACQUISI ION 2.00$ 25 127, 286 6,520 �
COMM. HAB. 2.H0$ 25 0 P1
APT. C DIT 2.0Q!$ 25 6 �J
LENDER IN. 11 .P10� 25 1, Q!Ql5,150 119, 352 I
SUBSIDY 13,136 i
i
------- ---- ----- ----- -------- -------- -------- �
S 138,6�0 11.0f�
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