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HomeMy WebLinkAbout2013-03-12 PACKET 06.A.Cottage Grove h ere pride and P'pSPerity Meet TO: Advisory Committee on Historic Preservation FROM: John M. Burbank, Senior Planner DATE: March 8, 2013 RE: "Shepard's Woods" Background The attached information is being provided as background to the discussion on "Shepard's Wood's" that will be conducted at the ACHP meeting. Recommendation That the ACHP direct staff to continue the process of discussions on the fate of the property, and to prepare the preliminary information necessary for the review and issuance of a certificate of appropriateness related to the adaptive re -use of the "Shepard's Woods" property as needed or warranted. CITY OF COTTAGE GROVE ADVISORY COMMITTEE ON HISTORIC PRESERVATION FINDING OF SIGNIFICANCE Historic Roger B. Shepard Farmstead ( "Green Acres ") 8896 - 70th Street South (Historic Resources Inventory no. 023) The historic property known as the Roger B. Shepard Farmstead, also known as "Green Acres" farm, at 8896 70th Street South, Cottage Grove, has been evaluated by the Advisory Committee on Historic Preservation (ACHP) as substantially meeting the criteria for nomination to the City Register of Historic Sites and Landmarks pursuant to Section 13A -4 of the City Code. The cultural resource value of this well - preserved historic site, which dates from ca. 1920, is the product of its architectural history significance as an example of the Colonial Revival Style, incorporating elements of traditional New England vernacular "connected architecture," and its importance as an example of the work of the noted architect Thomas Gannett Holyoke of St. Paul, an associate of Cass Gilbert. The property also reflects the early twentieth century suburban movement, an important theme in local history. It has been evaluated within the local historic context, "World War and Great Depression," as outlined in the Cottage Grove Comprehensive Cultural Resource Management Plan. Issued this 4th day of March, 1997. CITY OF OTTAGE GRO ff� A&Wlfiz Us IN W1 9 6 949GA611 IDENTIFICATION AND EVALUATION MEMORANDUM Resource Name: Shepard Farmstead /Green Acres Farm (historic) Site Number: WA -CGC -023 Location: 8896 — 70" Street Owner: Constance Otis, 7 Crocus Hill, Saint Paul, MN Resource Category: Buildings Historic Function /Use: Farmstead Current Function /Use: Rural residence: caretaker's cottage and outbuildings Architectural Classification: Colonial Revival Style Description: Cottage and connected farm buildings on Shepard estate. Buildings configured in two parallel rows (north- south) separated by a farm lane; notable for visual effect of New England style "continuous architecture," buildings of different sizes, shapes, setbacks; wood shingle roofs; wooden shake wall cladding, painted white. Silo. Silver domed copula with weathervane. Freestanding poultry house to west and gable- roofed frame barn (walls painted red) at egde of woods to north. Areas of Significance: Architecture Period of Significance: 1920- Significant Dates: 1868 = John Laramy settles in Cottage Grove 1920 = date of construction Significant Event /Pattern of Events: Establishment of Green Acres Farm, country estate of Roger B. Shepard; summer farms and country estates in Cottage Grove Significant Persons: Laramy, John (b. 1827, d. 1908), farmer Laramy, John H. (b. 1858), clerk in Woodward & Son mercantile Shepard, Roger Bulkey (b. 1885), St. Paul businessman, board member Federal Reserve Bank of Minneapolis 1939 -54 Architect/Builder: Not known, possibly Thomas Gannett Holyoke (b. 1884, d. 1925) of Holyoke, Jemne & Davis, associate /protoge of Cass Gilbert (worked in Gilbert office to 1910) Historic Context: Agriculture and Rural Life, 1870 -1955 Evaluation: Cottage and connected farm buildings are architecturally significant as a rare, well preserved example of New England connected architecture and Colonial Revival period design; they are historically significant for their association with Roger B. Shepard and architect Thomas Holyoke. The freestanding poultry house and the red barn contribute somewhat to the preservation value of the property. Major Bibliographical References: 1) Vogel, Preliminary Inventory of Farmstead Architecture (City of Cottage Grove, 1989) 2) Vogel, Preliminary Inventory of Pre -9940 Houses (City of Cottage Grove, 1988), p. 55 Acreage of Property: Buildings cover about 1 acre Finding of Significance: 4 March 1997 Recommendation: Document architect Thomas Holyoke's connection with the property; document physical history of cottage and outbuildings; record architectural details; prepare preservation planning report Memo Prepared By: Robert C. Vogel, City Historic Preservation Officer Date: 12/15/00 Resource Name: Shepard Farm Cottage Other Name :1 Green Acres Farm; Caretaker's Cot Lage Location: 8B96 70th Street Proper+y Type: House: Colonial Revival Sty7e D1agnostic Elements: Massed rectangle qround plan; one and one`half stories: gable roof cade oriented para)le) to roof axis; symmetrica| fenes+ration; wood frame construction; wood sh1ng)e sidinq: connec+ed tr outbuildings with breezeways. Historical Abstrac+: i987 John Laramy house shown at this location 8ritain in 1849 and on plat map, his family onto a farm in 19O1 John Laramy house shown at this |ocation Woodward: & in p7 at hook, in I 11 9don. c,1920 Summer farm cottage bui|t for Roger B. Shepar� summer farm" Motes: This is the cottage on the working farm associated with Green the Roger ami}y osummar farm^ (see 8946 7Oth Stree+). The farmstead presents a fine example of traditiona7 New England '`continuous architecture," with farmhouse and outbuildjnns connected with breezeways" John Laramy (1B27-1908) emigrated to the United States from Great 8ritain in 1849 and in 1868 moved his family onto a farm in Cottage Grove; his son, John H. Laramy, born in Paul in !858, was manager of the Woodward: & Son in I 11 9don. CULTURAL RESOURCES SURVEY ARCHIVAL RESEARCH SUMMARY (3896 70TH) Common name: Shepard House Historic name: Green Acres Farm Spraker, Jean B. "Samuel Yellin, Metalworker," MH 50:3 (Fall '86), pp. 118 -126 - Yellin 1885 -1940, of Philadelphia - Roger B. Shepard, present. of St. Paul dry goods firm of Finch, Van Slyke, McVonaill.e & Co.; later director of Federal Reserve Bank of Minneapol=is. Resided 271 Summit Avenue in St. Paul. - Purchased land at Cottage Grove in 1920 and built a summer farm complex: called "Green Acres." St. Paul architect Thomas Holyoke designed the main house, a 2 -story central hall building with rear wing addition; narrow white clapboard siding, shuttered windows. Yellin provided 2 doz. wrought iron shutter pins along with front door handle and keyhole cover; Yellin Order no. 1769, Order Book 1. - Stanley Shepard, Constance Shepard Otis - children of Roger and Catherine Shepard (p. 124). %N 1 CITY HISTORIC PRESERVATION OFFICER ADVISORY COMMITTEE ON HISTORIC PRESERVATION HISTORIC PRESERVATION DIVISION DEPARTMENT OF COMMIJNITY DEVELOPMENT CITY OF COTTAGE GROVE TO: John Burbank, Community Development Associate FROM: Robert Vogel, Historic Preservation Officer DATE: 21 July 1993 SUBJECT: Historic Shepard House Remodeling /Addition I have reviewed the plans for the proposed Shepard house addition and remodeling. The Shepard property (historic sites inventory file # WA -CGC- 023) at 8896 70th Street is not listed in the City Register of Historic Sites & Landmarks or the National Register of Historic Places. However, it may be eligible for designation because of its architectural values and its historical association with Roger B. Shepard and his family. Because the City has adopted the Secretary of the Interior's standards for historic preservation, I have applied the Federal guidelines to my design review. First and foremost, it is the policy of the City of Cottage Grove to protect and preserve the architectural as well as the historical values of significant buildings. I was extremely pleased to see that the proposed work will require minimal alteration of the original house and preserves the historic character of the farmstead as a whole. The owner and their architect should be commended for their careful approach to preserving the historic design, setting, and feeling of the property. The Shepard Farmstead is a well preserved example of Colonial Revival Style architecture, and its architect, Thomas Holyoke of St. Paul, was a well -known master builder and a protege of Cass Gilbert (State Capitol, Cedarhurst). The property was built around 1920 as a "summer farm" for a well -to -do St. Paul businessman and is of special interest because it represents an early 20th century reproduction of a traditional New England rural building form known as "connected architecture." In the 18th and early 19th centuries, New England farmers commonly arranged their buildings in line and connected them with breezeways in order to facilitate wintertime chores. The design of the Shepard farmhouse is based on s postmedeival English house form that became established in the New England colonies during the 17th century. The distinctive architectural details of this type of house are the steeply pitched, side - gabled roof with minimal eave overhang and cornice detailing; its two - story, wood frame construction; and weatherboard /shingle siding. Houses built during the Colonial Revival Period (1880s- 1940s) commonly had six - over -six doublehung windows, frequently paired, and symmetrically balanced facades. The Shepard House incorporates all of these identifying features. The proposed addition adds an ell to the dwelling. City policy is to prohibit alterations which destroy or remove distinguishing architectural features on historic buildings; at the same time, we also discourage additions to historic buildings which have no historical basis. While not common, Colonial Revival houses with ells or wings do occur throughout the United States. The plan I reviewed appears to preserve the architectural integrity of the historic house by duplicating the original house's siding, roofing, wall height, and roof shape on the addition. I should add that while our policy is to allow contemporary designs for additions to historic buildings when the new construction is compatible with the existing structure in terms of its size, scale, color, and material, I would not regard the addition to the Shepard house as inappropriate. Indeed, I would have had deep reservations about the project if it had involved the use of vinyl siding, composition shingles, or picture windows. Therefore, I would strongly recommend that the addition be designed and constructed in such a manner that it can be clearly differentiated from the historic core of the house. I would suggest a narrow band of trim between the old and the new. Finally, I would suggest that the contractor follow the Secretary of the Interior's standards for rehabilitation projects, which state that "new additions or alterations shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired." With regard to the proposed interior work at the Shepard house, it is our policy to minimize alteration of significant historic building interiors. However, respectful remodelings are encouraged, especially when such projects enable property owners to use historic buildings for their originally intended purposes. I would strongly advise that every effort should be made by the contractor to protect and preserve original fixtures, finishes, and structural elements, especially those which represent examples of skilled craftsmanship or which are distinctive from an architectural perspective. Otherwise, I see no reason why this work should not be allowed to proceed. If you have any questions about my comments and recommendations, please do not hesitate to call me at 698 -8224. . .. �. �. �� a - — i ' , � MINNESOTA HISTORY 50/3 FALL 1986 THE QUARTERLY OF THE MINNESOTA HISTORICAL SOCIETY ARTICLES Enterprise in the Skies: The Early Years of Air Commerce in Minnesota 86 GERALD N. SANDVrCK Final Flight: Reconstructing an Early Airmail Accident 99 DAVE G. STIFF Keeping Minneapolis an Open -Shop Town: Lois QUAM AND The Citizens' Alliance in the 1930s 105 PETER J. RACHLEFF Samuel Yellin, Metalworker 118 JEAN E. SPRAKER DEPARTMENTS News & Notes 131 REVIEWS Spheres of Liberty: Changing Perceptions of Liberty in American Culture, by Michael Kammen. Reviewed by CLIFFORD E. CLARK, JR. 127 Oglala Women: Myth, Ritual, and Reality, by Marla N. Powers. Reviewed by PRISCILLA K. BUFFALOHEAD 128 Becoming American: An Ethnic History, by Thomas J. Archdeacon. Reviewed by DANIEL P. OWEILL 130 Against the Tide of American History: The Story of the Mille Lacs Anishinabe, by \V Roger Buff alohead and Priscilla K. B_iiffalobead. Reviewed by RHoDA.R. OMAN 127 Sinclair Lewis at 100: Papers Presented at a Centennial Conference, edited by Michael Connaughton. Reviewed by ROGER K. BLAKELY 129 Journey Toward Fulfillment: A History of the College of St. Thomas by Joseph B. Connors. Reviewed by MERRILL E. JARCHOW 130 Jean E. Spraker "Sannrel Yellin, Metalworker" is an exhibition at the IIHS, 690 Cedar Street, St. P(1ul, that continues through December 28, 1956. The exhibition, circulated by the National Building Nluseuin, Washington, D.C., features e.r(mp)es q( rcroughl -iron rcork, shop draroings, and blacksmithing tools associated rcith the Philadelphia forge established in 1909 by the roaster ornamental ironroorker. Samuel )ellin (168.5- 1940). THE Samuel Yellin firm executed ornament in hand - forged iron for significant architectural projects throughout the United States — including Minnesota — particularly during the American building mania of the 1920s. At that time the company employed more than 200 men who fired 60 forges. But today, no one thinks much about ornamental ironwork in architec- ture and only crafts blacksmiths might recognize the Yellin name. The Great Depression that halted con- struction during the 1930s, Samuel Yellin's death in 1940, and the adoption of the unadorned International Style have obscured this facet of architectural history. Already an experienced blacksmith, Yellin emigrated from his native Poland to the United States in 1905, joining his mother and sister in Philadelphia. The Eu- rope he left had experienced a resurgence of interest in architectural wrought iron during the last half of the 19th century. During that time European architects had revived and adapted the Romanesque, Gothic, Renaissance and French 18th- century styles to fit proj- ects of their own era. These revival styles and projects clamored for the highly articulated ornamental iron of their historical precedents. Hand - forged work was su- perseded by the more economical cast iron during the early 19th century, but the renewed appreciation of his- torical ironwork and the handcraft orientation of the Arts and Crafts Movement gave impetus to a black- smithing revival.' By 1909, when Yellin set up his blacksmithing con- cern in Philadelphia, American architects were fluent in the revival styles. Minnesotas State Capitol, de- signed by architect Cass Gilbert and completed in 1904, stands as an example of the academic revival per- iod, its basic design recalling a Renaissance palazzo with dome a la Michelangelo. The capitol building ex- hibits a great deal of ornamental detail in metal, and Gilbert chose wrought iron as the principal material for stair railings and most grillwork.' In his time Gil- bert was innovative in pursuing the decorative possibili- ties of wrought iron, but he did so with some trepida- tion. While the railing for the cantilevered stairway rising from the capitol's northwest corner and some of I See Richard J. Wattenmaker, Sarnuel Yellin in Context (Detroit: Flint Institute of Arts, 1985) for a thorough treat- ment of the historical relationships between European archi- tecture and ornamental metalwork. 2 Flour City Ornamental Iron Works, Minneapolis, pro- vided cast -iron railings for the capitol. A photograph of the third -floor railing and fascia surrounding the rotunda ap- pears in the firm's advertisement in Western Architect 4 (Oct., 1905): xi, an issue devoted entirely to the capitol build- ing. Jean Spraker is a projects curator in the exhibits department of the Minnesota Historical Society. 118 Minnesota History the less prominent railings and balustrades are clearly wrought iron, the highly visible balustrade surround- ing the main rotunda's third floor, though made of the same material, is disguised by gold paint so that it ap- pears to be bronze. As one architectural writer of the late 1920s commented: "[U]ntil recently, wrought iron was mentioned only briefly in a footnote in the social register of building materials.... Its European ances- try was acknowledged as being duly ancient, but was thought to be of unfashionable origin. Bronze was the ° Gerald K. Geerlings, Wrought Iron in Architecture ( New York: Charles Scribner's Sons, 1929), 5. 4 Philadelphia architect Frank Miles Day was a friend to Yellin and wrote letters that were crucial in helping him ob- tain wider recognition in architectural circles. Jack Andrews, Samuel Yellin, Metalworker, reprint from Anvil's Ring (Ath- ens, Ga.), Summer, 1982, p. 1. fashion when there was money to spend. When there was not, cast iron was the apologetic substitute. But wrought iron, nol "s Samuel Yellin, along with some major architects of the day, worked to dispel the prejudice that wrought iron was a substandard decorative medium. Not an un- educated village blacksmith by any means, Yellin built up a library of works on historical ornament and col- lected European and American examples of fine wrought -iron work that he placed in his shop as models for his workmen and potential clients. The studio class that Yellin taught from 1907 to 1919 at the Philadelphia School of Industrial Art (now Philadelphia College of Art) brought him into association with other tradesmen and architects, some of whom, having seen the master's work from the anvil, passed along word of his talents. A 1911 commission from the New York architectural of- fice of C. Frank LaFarge for wrought -iron gates for J. R Morgan's Long Island estate helped to raise the status of the medium and was a turning point for Yellin .4 THE YELLIN EXHIBITION presents works related to major commissions for the Yellin forge. The metalwork and sketches on display bring well -known landmarks in American architecture into the museum gallery. There are, for example, a grille sample and scale drawing of ornamental details for the Federal Reserve Bank, New York City (York and Sawyer, architects, 1923 -24). For this project Yellin's blacksmiths turned out 200 tons of decorative wrought iron. A grille "sketch" in iron, stud- Fall 1986 119 SMITHS at work in the Yellin shop during the 1920s SAMUEL YELLIN at the anvil, about 1920 Ornamental Ironwork Firms in the Twin Cities AT the same time that Paul Watkins, Elizabeth Quinlan, and George Christian were looking to the Yellin firm in Philadelphia for ornamentation, cli- ents from across the country were turning to Minne- apolis for metalwork to adorn a wide range of new buildings. A leader in such metal production in Min- nesota was Flour City Ornamental Iron Works, a company that began as a Minneapolis blacksmith shop in 1893. The Crown Iron Works, one of many iron companies established to service the milling op- erations at St. Anthony Falls during the late 19th century, also grew into a regionally important sup- plier of ornamental work. The Flour City firm fabricated products of wrought and cast iron, bronze, and, beginning in the 1930s, of the white metals. Although some critics decried the replacement of wrought iron by cast ma- terials, Flour City's contracts show that both their cast and wrought work were appearing in buildings designed by some of the country's leading architec- tural firms. Among these were the U.S. Mint (James Knox Taylor, architect, 1897 -1906) in Denver; the Tribune Tower (Howells & Hood, architects, 1925) and the Palmer House (Holabird & Roche, archi- tects, 1927) in Chicago; and the second John Han- cock Building (Cram & Ferguson, architects, 1947) in Boston. In 1939, the firm crafted a series of bronze doors with sculptures by Carl Milles for the Pennsyl- vania Finance Building in Harrisburg. In Minnesota the firm's work appears in the state capitol (Cass Gilbert, 1893 - 1904), the Mayo Clinic Plummer Building (Ellerbe Architects, 1928), and the Rand Tower (Holabird and Root, 1929). In 1939, Com- mercial West magazine dubbed the firm "A Minne- apolis Institution — Greatest of its Kind in America." Crown Iron Works, doing business mostly in the Midwest, also made a significant contribution to the ornamentation of new buildings. Crown's earl)' years at St. Anthony Falls, beginning in 1878, were followed by a stint in the original St. Anthony City Hall building and a long -term tenure at its plant on Tyler Street in northeast Minneapolis. Early work of the company appeared in the Guaranty Loan (Met- ropolitan) Building (E. Townsend Mix, 1890) and the City Hall /County Courthouse (Long and Kees, 1888 - 1905), both in Minneapolis. Later work in- cluded ornamental elements for the Woodbury County Courthouse in Sioux City, Iowa (Purcell and Elmslie, 1918) and the Fox Theatre Building (C. Ho- ward Crane, 1928) in Detroit. The physical plant of Flour City Ornamental Iron Works on 27th Avenue South is currently being docu- mented by the State Historic Preservation Office be- cause of its local significance. The operations and products of both the Flour City and Crown firms, as well as those of a host of other local iron companies, await research, documentation, and analysis. — Dennis Gimmestad State Historic Preservation Office ded with playful animal -head finials, is an example of the memorial ironwork executed during the late 1920s- 30s for the National Cathedral in Washington, D.C. Two architecturally notable university campuses —Yale and Northwestern —are represented by drawings for gates forged by Yellin smiths. The Harkness Memorial Quadrangle gates at Yale (James Gamble Rodgers, ar- chitect, 1917) are comprised of 48 panel sections, each different in design. Sepia drawings represent the Alex- ander McKinlock Memorial Campus entry gates at Northwestern University (Child and Smith, architects, 1930), showing the spire -like finials that rise to over 25 feet. This is one of the largest pairs of exterior gates made by Yellin's shop:°` The exhibition does not include information on any of the commissions the Samuel Yellin forge did for Min- nesota clients; National Building Museum staff, how- ever, provided a list of orders the firm shipped out to the state. Obtained from a client card file at the still - operating Yellin establishment in Philadelphia, this list revealed that during its peak years from 1919 to 1927, the firm filled at least 18 orders for architectural proj- ects in the state, but in several cases an address was all that the client files divulged. In other cases the entries were more complete, listing the project, architect, cli- ent, order date, and the type of item ordered, such as "lighting fixtures" or "railing." The Minnesota- Yellin story went only as far as that list. Further research in the company files and in local sources, while not exhaustive, has yielded tantalizing information on Yellin ironwork in Minnesota and how it came to be here.' The orders present a.glimpse into s Andrews, Samuel Yellin, 16. s The author conducted research in the office files at the Yellin shop, which has remained in its same location, 5520 120 Minnesota History the virtuosity of Yellin's smiths. The commissions also serve to point out the challenges the firm met: filling orders of all sizes from a distance; trying to please vari- ous architects and their clients; and adapting to a range of architectural styles and building functions. Most Yellin ironwork forged for Minnesota clients was for residential projects -13 orders destined for eight private homes were placed between 1919 and 1926. The first Minnesota job was number 1677: "work for Pillsbury residence, Minnesota." A photograph taken in the Philadelphia shop documents at least one piece of this order, an exquisite grillwork gate that in- cludes two herons in the design. Ordered by architect H. T. Lindeberg, the gate was destined for Southways, the Tudor -style residence of John S. and Eleanor L. Pillsbury of the well -known flour- milling family. The door for the Pillsbury home on Brackett's Point at Lake Minnetonka was not an uncommon decorative element in the residences Lindeberg planned. Similar arched grillwork doors, though not by the Yellin firm, were produced during the same decade for substantial homes in Glen Cove, New York, and Greenwich, Con- necticut? A predilection for wrought iron was not only this particular architect's choice but the clients' as well. In 1922 Eleanor Pillsbury commissioned a winter home in the then - developing Palm Beach resort in Florida. Un- der her direction, a Palm Beach architect, Marion Wyeth, designed a Spanish- inspired stucco dwelling that was ornamented with exterior window grilles, balconies, and lighting fixtures in wrought iron. Mrs. Pillsbury took a great deal of interest in the design of Arch St., Philadelphia, since 1915. Thanks are due to Marion Yellin, current firm owner, Jack Andrews, consultant de- signer to the firm, and Louis Boccanera, shop manager, for their untiring assistance. Acknowledgements are also due to the State Historic Preservation Office staff at the MRS for an- swering numerous queries concerning local architects, and structures. 7 Shop Order Book I, [1916 ? - 1923], Yellin files. Three log books record orders chronologically and by job number, be- ginning with 1500 and running through current numbers be- yond 4000. On Lindeberg, see Geerlings, Wrought Iron, 175- 176. 8 Eleanor Lawler Pillsbury, My Family Story (Lake Min- netonka, 1972), 119 -122, 9 Order no. 1737, "Door for Christian Res., Minneapolis," no. 1738, "Stair -rail for Christian Res., Minneapolis," no. 1793, "Christian Andirons and fire- tools," Order Book I, Yel- lin files. 11 Order nos. 2113, 2170, Order Book 1, Yellin files. u Order no. 2282, Order Bpok I, Yellin files; Minneapolis City Directory, 1923, p. 1496. 12 Order no. 2263, shop drawings 1, "Grille to peep hole in door," and 2, "Details of existing lever handle, etc'; Order no. 2084, "Lamp for W. H. Tusler, Minneapolis, Minn.," Or- der Book 1, Yellin files. this home that she dubbed "La Chosa," noting that "my inspiration came from a house I had seen in Seville on my wedding trip."' Minneapolis architects William S. Hewitt and Edwin H. Brown also placed orders with Samuel Yellin during 1919 for the residence they were designing for another flour- milling executive, George C. Christian, at 2301 -03 Third Avenue South (now the Hennepin County Historical Society). For this Renaissance pa- lazzo Hewitt and Brown specified ornamental iron grillwork for the glazed front -entry door and the rail- ing for the prominent stairway that ascends from first to second floors. Andirons and fire tools (of unknown design) were additional accoutrements for the Chris- tian residence. The Yellin shop executed these orders in a restrained manner; from a distance, the front -door grille betrays only some simple scrolling, primarily in the fan and sidelights. Closer scrutiny, however, reveals rather delicate foliation that curls around the members of the grille.' Another order for fireplace tools came from Hewitt and Brown in 1923, for Ella W. C. and George D. Day- ton's residence at 2020 Blaisdell Avenue South, Minne- apolis. Shop drawings called for a shovel, poker, tongs, wall bracket, tool stand, and a pair of andirons to be simply fashioned of wrought iron. Urn - shaped brass fi- nials completed the set to fit a Colonial -style decor.lo Though individually crafted, this type of set was a pro- duction item for Yellin smiths. Sample andirons and tools of this design, minus the brass finials, are still dis- played in the shop, and clients can choose ornamental hardware to suit their tastes. One interesting order that appears in the Yellin re- cords during 1923 is for a "grille for entrance door at 2702 Vernon Blvd., Minneapolis, Minn:' The desig- nated location for this order is confusing, as there is no such address in Minneapolis; historical map sources and a contemporary windshield survey in St. Louis Park and Edina, current locations for Vernon Boule- vard, yield no structure in St. Louis Park and no such address in Edina. The order was placed by George B. Melcher, a designer at Flour City Ornamental Iron Works, a Minneapolis firm. It was not for his own resi- dence. There is a full -scale shop drawing in graphite that depicts an elevation for this arched door grille that measures about two feet wide by three feet high." The Minneapolis architect, Wilbur H. Tusler, or- dered from the Samuel Yellin shop a grille for the peep- hole of the Tudor -style house he designed for himself in 1923 at 4363 East Lake Harriet Boulevard. The grille, still extant, is very simple in execution, being a dia- mond pattern created from hammered rods held at in- terstices by collar bands. Tusler also ordered a lamp of unknown description and a new, incised handle plate for an existing lock he placed in his front door. Fall 1986 121 q q W-4 9 V J v e YELLIN'S first Minnesota job (1919), a conservatory gate for the Pillsbury residence at Lake Minnetonka, shows that skilled hands can roork iron to display attenuated grace and a sense of motion. SHOP DRAWING for fireplace tools, 1923, ordered for the Minneapolis residence of Ella and George Dayton 122 Minnesota History T -� DRAWING le or an acanthus bracket, made to support an interior balcony at the Quinlan home, Minneapolis. Yellin also provided the curved balcony railings (below) �- _ - / that grace the home's second floor front —� facade. i The final known Yellin residential commission in Minneapolis was for two exterior balconies and an inte- rior stair railing for the home of style- conscious Eliza- beth C. Quinlan, co -owner of the Young - Quinlan women's apparel store." Quite a bit of documentary ev- idence surrounds the construction of the Tuscany -in- spired stucco house, built at 1711 Emerson Avenue, South. As the house was being planned and constructed (1923 -25) Quinlan corresponded frequently with her New York architect, Frederick L. Ackerman. One on- going item of concern was the ornamental ironwork to be executed for the structure. Issues of cost and quality were at hand. Ackerman argued that Yellin's work was far superior to any a local ornamental ironworking concern could furnish, though more expensive. Quinlan was interested in Yellin's work, but felt the need to economize in less prominent areas of the house. At one point she wrote to Ackerman, "Regarding the iron work: While I dislike paying the difference between Mr. Yellin's prices and the prices quoted elsewhere, I still have decided in favor of Mr. Yellin's work for the three outside curved balconies. The remaining iron work I must be satisfied with the kind to be found here." Quinlan ordered from at least two Minneapolis metalworking concerns: "one interior balcony" and "two stair railings" from W. E. Challman & Company, "Machine Blacksmiths and Manufactur- ers;' and ironwork for front and interior doors and reg- ister grilles from the Kienzle & Merrick Manufacturing Company. Ackerman prevailed in the end when it came to the main interior stair railing. The order, originally placed with Challman, was cancelled and the job was turned over to Yellin." Only two orders were placed with the Yellin firm for Minnesota residences outside of Minneapolis. One was for hardware to enhance the summer residence of Roger B. Shepard, president of the St. Paul dry goods firm of Finch, Van Slyke, McConville and Company and later director of the Federal Reserve Bank in Min- neapolis. In 1920, while the family resided at 271 Sum- mit Avenue, St. Paul, Shepard and his wife, Katherine, purchased land in the Cottage Grove area, then very rural, for a summer farm complex called "Green Acres:' St. Paul architect, Thomas Holyoke, designed the main house for the property. The tivo- story, cen- tral -hall building with rear -wing addition recalls late 18th - century rural New England. It was sheathed in simple, narrow white clapboards and the windows shuttered. It is the wrought -iron shutter pins, about two dozen in number, that may be the Yellin contribu- tion, along with the front -door handle and keyhole cover, also of wrought`°iron; neither Yellin records nor family recollection indicate with an} certainty. In Winona the home of Paul Watkins, who headed the Watkins Product Company from 1911 to 1931, is the other non - Minneapolis residence to feature Yellin orna- mental ironwork. Through a corps of door -to -door salesmen, Watkins' company sold household products and spices; in 1924, the success of this business enabled its owner to hire the leading Gothic - revival architect of the day, Ralph Adams Cram. With the overriding goal of constructing a finely crafted home where Watkins' European art collection could be displayed, Cram de- signed an estate -scale manor house that was "partly Tu- dor, partly Elizabethan" in style. In 1928 the architect wrote, "Every effort has been made to bring all the arts together after an harmonious fashion and the architec- ture of the house not only includes building as a con- structive art, but also metal work, wood carving, sculp- ture and indeed all the arts that must co- operate with architecture toward the building up of a constant unity."" Yellin's contribution to this setting was a pair of doors of elaborate acanthus grillwork, the focal point at the home's front entry. Additional wrought -iron gates from Yellin span the passages from the great room to the terrace and from the vestibule to the porte -co- chere. Bracket lanterns grace the front entry and the terrace, and ceiling fixtures hang in the front outer ves- tibule and in the porte- cochere. For this commission Yellin smiths also produced wrought -iron grilles for windows, wrought -iron flower boxes, and an assort- ment of door hardware including lever handles, finger holds, hinges, floor bolts, and keys. All of these items fit into a co- ordinated design scheme with other decora- tive features of the house and were produced to specifi- cations that Cram furnished. IN ADDITION to residential commissions, Yellin works were ordered for three Minnesota churches built 13 Order nos. 2323, 2419, shop drawings, Yellin files. 14 Quinlan to Ackerman, Sept. 19, 1924; Challman to Quinlan, Oct. 13, 1924, Mar. 10, 1925; invoice, Kienzle & Merrick Mfg. Co., to Nets Jenson (Quinlan's contractor), Feb. 24, 1925; Ackerman to Quinlan, Jan. 31, 1925 —all in Elizabeth C. Quinlan papers, Elizabeth C. Quinlan Founda- tion, Minneapolis. IS The entry for Order no. 1769, Order Book I, Yellin files, reads: "Shepard hardware; Minnesota'; the commission list furnished by the National Building Museum gives the Cot- tage Grove designation. Stanley Shepard and Constance Shepard Otis, children of Roger and Katherine, and Mrs. Robert Bruce, property caretaker, furnished helpful details, including name of architect and date of construction; inter- view notes in author's possession. 16 Here and below, see Cram, "House of Paul Watkins, Winona, h4inn.;' American Architect 134 (Aug. 20, 1928): 244; Order no. 2634, Order Book II, Yellin files. Shop files contain 15 vellum drawings on this order. Much of the work can still be seen in situ; the residence, now the Watkins United Methodist Home, allows visitors in the common areas. 124 Minnesota History YELLIN gates fortified the main reception area at the Federal Reserve Bank, Minneapolis, the largest of that shop's commissions in Minnesota (right). THE PHOTOGRAPHS on p. 119 appear courtesy of Sa- muel Yellin Metalworkers and the National Building Mu- seum; those on p. 122 and p. 123 Qop left) are by Will Brown, courtesy of Yellin Metalworkers; the others on p. 123 are by Thomas Harvey; those on p. 125 (top) are by Alan Ominsky; p. 125 (bottom), by G. P. Gibson, is in the MHS audio- visual library. Fall 1986 125 THE FINE and building arts mesh at the Watkins house, Winona, where a gate silhouettes the front entry and finely executed hardware (above) graces an ornately carved wooden interior door. in histm ical revival st between 1915 and 1920. Very little has surfaced concerning the sanctuary lamp or- dered for the new church edifice of St. Mark's Catholic parish, completed in 1919 at 2001 Dayton Avenue, St. Paul, and designed by John Comes, chief architect in the Pittsburgh firm of Comes, Perry, and McMullen. There are no shop drawings on file for this lamp, and a visit to the church did not reveal any ironwork that ap- peared to be out of the Yellin shop." Comes returned to St. Paul at Archbishop John Ire- land's directive to execute the plans for a new church edifice for St. Luke's parish as well. Ground was bro- ken for the building at Lexington and Summit avenues in 1919 and the basement level was completed soon thereafter. In 1920 the Yellin firm furnished a pair of wall sconces for candles. These were installed beneath statues of St. Luke and the Sacred Heart that flanked the main altar in the basement level (which served as the primary worship space before completion of the up- per church). The sconces are no longer in place, but the full -scale shop drawings still exist." Very little can be reported about order number 1711, "Work for Duluth Church, Minn." The shop's client card file is more specific, indicating the work to be a cross and candlesticks, the church to be St. Paul's, and the year ordered, 1919. No shop drawing has been lo- cated to provide full -scale renderings of these pieces. TWO commercial enterprises in Minneapolis are also known to have included works from Yellin's forges. The Golden Pheasant Inn, a Chinese and American restau- rant, operated on the second and third floors of 52 -56 South Seventh Street during the 1920s. The order for rails placed in 1920 with Samuel Yellin attests that its owners lavished attention on its interior. The restaurant was newly opened in June, 1920, when a local happen- ings guide reported chattily, "There is always some- thing doing at the Golden Pheasant. In the short time since it opened, this Oriental cafe has become one of the most popular in the Northwest. Good music, a lively crowd, unexcelled cookery and the dancing as an added attraction make this place worth visiting." The Golden Pheasant was advertised as the "Newest and Most Beautiful Cafe in the Twin Cities," and, one wait- er's sister described the place as "a stylish night spot" with a sumptuous turquoise- and -gold interior color scheme. A railing that she remembered vaguely as be- ing of wrought iron surrounded the mezzanine area of the restaurant. It is likely that this was the Yellin work; unfortunately, the building no longer stands and there are no shop drawings to provide further clues.'D The other commercial structure in Minneapolis for which Yellin received a commission was the Federal Re- serve Bank, a Beaux -Arts style work designed by Cass Gilbert and constructed in 1924 at Fifth Street and Marquette Avenue. This was the largest commission the Yellin shop filled in Minnesota in terms of unit sizes. Gilbert ordered two sets of large iron grillwork gates for the bank's main reception area. Full -scale shop drawings depict the gates at just more than ten feet high. Simple, square, hammered rods (rather than twisted ones) form the vertical grilles of the stationary side panels and swinging gate sections. Spear -point and splayed finials form the gate crestings and add a verti- cal thrust. This particular building has suffered exten- sive remodelings over the past 20 years and, when the Federal Reserve Bank removed to a new structure in 1975, many architectural elements, including the Yellin gates, were auctioned off." FOR MINNESOTA, as elsewhere, the Yellin shop pro- duced work for a range of settings, from domestic to commercial. These works involved a cluster of partici- pants— architects, artisans, and clients who could af- ford such services —in the architectural process. The buildings produced echoed historical precedents in their styles and embodied what was fashionable for their day. As tastes and circumstances changed during the decades at the middle of this century, the call for the kind of forged ironwork created by Yellin smiths di- minished. However, styles are changing again. In re- cent years the lean look in architecture has waned, and architects are once again finding decorative ornament an attractive feature. Smiths who at first took up the anvil as part of the crafts revival may now find possibil- ities suggested in the Yellin legacy. 17 Order no. 1716, Order Book I, Yellin files; Joseph A. Corrigan, The History of St. Mark's and the Midway District (St. Paul: The Church, 1939), 71 -88. 11 James C. Byrne, The Building of St. Luke's ( St. Paul: The Church, 1922); Mrs. A.W. Cannon, comp., The Church of St. Luke, Saint Paul, Minnesota: Golden Jubilee, 1888- 1938 (St. Paul: The Church, 1938), 49 -59; Order no. 1883, "tarot Iron Brackets, St. Luke's Church, St. Paul," shop drawing, Yellin files. See Byrne, Building St. Luke's, figure facing p. 2, for a photograph of the sconces installed. " Order no. 1711, Order Book I, and entry for "St. Paul Church," client card file, Yellin files. For illustrations of the church building and information on its construction, see Ar- thur J. Larsen, A Century of Service, 1869 -1969: St. Paul's Episcopal Church, Duluth, Minnesota (Duluth: The Church, 1969), 8 -10; St. Paul's Episcopal Church, Anniver- sary Celebration, 1869 -1944 (Duluth: The Church, 1944). Ann H. Hartley, long -time church member, provided snap- shots of metalwork currently in the church. 20 Order no. 1751, Order Book I, Yellin files; Minneapolis This Week, May 30 -June 5, 1920, p. 24, Oct. 10 -16, 1920, p. 12; telephone interview of Marvell Chong, July 23, 1986, notes in author's possession. 21 Order no. 2330, "Two screens for Federal Reserve Bank, Minneapolis, Minn.," Order Book I, Yellin files. 126 Minnesota History CITY OF COTTAGE GROVE ADVISORY COMMITTEE ON HISTORIC PRESERVATION FINDING OF SIGNIFICANCE Historic Roger B. Shepard House 8946 70th Street South (Historic Resources Inventory number 063) The historic property known as the Roger B. Shepard House at 8946 70th Street South, Cottage Grove, has been evaluated by the Advisory Committee on Historic Preservation (ACHP) as substantially meeting the criteria for nomination to the City Register of Historic Sites and Landmarks pursuant to section 13A -4 of the City Code. The cultural resource value of this well preserved historic site, which dates from circa 1920, is based upon its architectural history significance as an outstanding example of Colonial Revival Style architecture in a rural setting. The property's association with the career of St. Paul businessman Roger B. Shepard is also important and it may also be historically associated with the noted architect Thomas Gannett Holyoke, an associate of Cass Gilbert. It has been evaluated within the local historic context, "World War and Great Depression," as outlined in the Cottage Grove Comprehensive Cultural Resource Management Plan. Issues this 10th day of February, 1998. Robert C. Vogel, CHI CITY OF OTTAGE GROVE HERITAGE RESOURCES INVENTORY IDENTIFICATION AND EVALUATION MEMORANDUM Resource Name: Shepard, Roger B., House (historic) Site Number: WA -CGC -063 Location: 8946 — 70 Street Owner: Constance Shepard Otis, 7 Crocus Hill, St. Paul, MN 55102 Resource Category: Building Historic Function /Use: Rural residence Current Function /Use: Rural residence Architectural Classification: Colonial Revival Style Description: Country house and grounds surrounded by 100 acres of woodland (Shepard's Woods) and agricultural fields; farmstead (caretaker's residence) treated separately. Areas of Significance: Architecture Period of Significance: 1920- Significant Dates: 1844 = Lewis Hill settlement (departed 1850) ca. 1868 = John Laramy builds house ca. 1920 = date of construction of Shepard house Significant Event /Pattern of Events: Establishment of rural estates and summer farms in Cottage Grove; Shepard family summer farm "Green Acres" Significant Persons: Hill, Lewis (b. 1821, d. 1888), pioneer Laramy, John (b. 1827, d. 1908), farmer Shepard, Roger B. (b. 1885, d. 1972), St. Paul businessman, Federal reserve Bank of Minneapolis board member 1939 -54 Architect/Builder: Thomas Gannett Holyoke (b. 1884, d. 1,925), architect, of Holyoke, Jemne & Davis of St. Paul; Samuel Yelland (b. 1885, d.1940), metalsmith, of Philadelphia Historical Notes. Roger Shepard president of Finch, Van Slyke, McConville & Company, dry goods, St. Paul; residence 271 Summit Avenue, Saint Paul, but died at Cottage Grove home. Connie Otis is the daughter of Roger and Catherine Shepard; her brother Stanley Shepard formerly served on the Bush Foundation board of directors. Philadelphia metalsmith Samuel Yelland produced two dozen wrought iron shutter pins, front door handle and keyhole cover for house, installed 1920. Historic Context: Agriculture and Rural Life, 1870 -1955 Major Bibliographical References: 1) Vogel, Preliminary Inventory of Pre -1940 Houses (City of Cottage Grove, 1988), p. 57 2) Vogel, Survey of Historic Landscapes ( City of Cottage Grove, 1991), pp. 20- 21 Acreage of Property: approx. 1 acre Finding of Significance: 10 February 1998 Recommendation: More intensive survey to document association with Holyoke, historic use by Shepard family; record architectural resources; prepare preservation planning report Memo Prepared By: Robert C. Vogel, City Historic Preservation Officer Date: 12/15/00 Resource Name: Location: Shepard House 8946 70th Street Property Type: House; Colonial Revival Style Diagnostic Elements: Massed rectangle ground plan; two stories; gable roof; facade oriented parallel to roof axis; symmetrical fenestration; wood frame construction; clapboard siding; full-facade front porch" Historical Abstract: 1844-1650 Lewis Hill homestead at or near this location. 1920 Roger B. Shepard purchases summer farm in Cottage Grove and builds house. Notes: Roger B. Shepard was a St" Paul businessman, later president of the Federal Reserve Bank in Minneapolis" The Cottage Grove property was the Shepard family's "summer farm"'/ ewis Hill (1821-1888). came to Minnesota from Maine in 1844: in 1850 he abandoned the homestead in favor of a new farm in Dakota County; returning to Cottage Grove, he established a farm at the Corner's settlement (see 7007 Pt" Douglas), The big house in Shepard/s Woods was designed by St" Paul architect Thomas Holyoke and has hardware from the shop of the noted Philadelphia metalworker Samuel Yellin, CRS PHASE I HISTORIC STRUCTURE DATA SUMMARY I e (8946 70TH) Name: Roger Shepard House Locations 8946 70th Street Owner: Roger B. Shepard Property type: house PHYSICAL DESCRIPTION Style/type: Colonial Revival Plan/shape: rectangular Heights 2 stories Roof shape: end gabled Finishes: wood Color: white Outbuildings: Present use: residence / Condition: good ARCHIVAL DATA Date of construction: Architect/builder: Original use: residence Historic context: Bibliographic references: CRS field number: 88-13 Notes/comments: Large house in oShepard's Woods,// built c^ 1920. 0 Co M; DEC 20 IZ 34 PII '9'1 CONSERVATION EASEMENT I ' e n',; ; ,�.Lla.R GI-Al _Ei THIS CONSERVATION EASEMENT is entered into this 8th day of December, 1994, by and between Constance S. Otis (formerly known as Constance S. Dillingham), whose residence is located, at 7 Crocus Hill, St Paul, Minnesota 55102 ( "Owner "), and the Minneso- ta Land Trust, a Minnesota nonprofit corporation having its principal office in Minneapolis, Minnesota ( "Trust "). WITNESSETH A. Owner is the sole owner in fee simple of certain real property legally described on Exhibit A, attached hereto and incorporated by reference, consisting of approximately 146 acres of land, together with buildings and other improvements located in Washington County, Minnesota ( "Protected Land "). B. The Protected Land is primarily woodlands and agricul- tural land. In addition, the Protected Land has outstanding qualities that can be enjoyed by the public as a natural, scenic, scientific, educational and recreational resource. C. The natural, scenic, agricultural, scientific, educa- tional and recreational qualities of the Protected Land ( "Conser- vation Values "), are set forth in a Property Report dated December 8, 1994, which the parties acknowledge accurately represents the present condition of the Protected Land. Each of the parties has a copy of the Property Report. The Trust intends to use the Property Report in monitoring subsequent uses of the Protected Land and enforcing the terms of this Conservation Easement. Notwithstanding this, the parties may use all other relevant evidence to establish the present condition of the Protected Land in the event of a disagreement as to whether a subsequent activity or use is consistent with the terms of this Conservation Easement. D. preserve Land in or uses Easement Owner intends to convey to the Trust the right to and protect the Conservation Values of the Protected perpetuity and to prevent or remedy subsequent activities that are inconsistent with the terms of this Conservation Otis Conservation Easement Page 2 E. The grant of this Conservation Easement will serve the policies of the State of Minnesota which encourage the protection of Minnesota's natural resources as set forth, in part, in Minnesota Statutes Section 84C.01 -02 (Conservation Easements), .Section 84.033 (Scientific and Natural Areas), and Section 84.0895 (Endangered Species) and the policies of Washington County which encourage protection of open space, as set forth, in part, in "Goals; Washington County Park & Open Space Plan ", w shington County Comoreh_ensive Plan p. 40 (Jan. 4, 1983) F. The Trust is a publicly supported, nonprofit corporation which seeks to protect the natural, scenic, agricultural, forested, and open -space conditions of land in Minnesota. In addition, the Trust is qualified as a conservation organization under Sections 501(c)(3) and 170(h) of the Internal Revenue Code. The Trust has agreed to assume the obligation of protecting the Conservation Values of the Protected Land in perpetuity according to the terms of this Conservation Easement. NOW, THEREFORE, in consideration of their mutual covenants and pursuant to the provisions relating to conservation easements set forth in Minnesota Statutes Sections 84C.01 -.02, Owner conveys and warrants to the Trust and the Trust accepts a perpetual conservation easement in and to the Protected Land to the extent set forth herein. 1. Intent The parties intend to permanently retain the Protected Land in its predominantly natural and scenic condition, to restore or protect the ecological integrity of the Protected Land, to use the Protected Land for educational, scientific, recreational, residential or agricultural activities and to prevent-or remedy any subsequent activity or use that impairs or interferes with the Conservation values of the Protected Land. Owner intends to restrict all subsequent use of the Protected Land to activities consistent with the terms of this Conservation Easement. 2, Trust's Rights To accomplish the parties' intent, Owner conveys the following rights to the Trust! Otis Conservation Easement Page 3 A. The Trust shall preserve and protect the Conservation Values of the Protected Land pursuant to the terms of this Conservation Easement. B. The Trust may enter the Protected Land at reasonable times to monitor subsequent activities and uses and to enforce the terms of this Conservation Easement. The Trust shall give reasonable prior notice to Owner of all such entries and shall not unreasonably interfere with owner's use and quiet enjoyment of the Protected Land. C. Pursuant to Paragraph 18, the Trust may act to prevent or remedy all subsequent activities and uses of the Protected' Land not consistent with the terms of this Conservation Easement. 2.01 The Trust shall consider the following to be permitted uses or activities under this Easement when reference is made to those terms in this Easement: A. The present activities and use of the Protected Land, as described in the Property Report; and B. Hypothetical activities and uses of the Protected Land described in this Easement; and C. Any other educational, scientific, recreational or agricultural activity, as those terms may be from time to time defined by Owner, which does not impair the Conservation Values of the Protected Land, as more fully described in Paragraphs 3 -13, and which complies with the intent of the parties, as more fully described in Paragraph 1. 3. Prohibited tiSP-s Owner shall not perform or knowingly allow others to perform acts on the Protected Land that would significantly impair or interfere with the Conservation Values of the Protected Land. This general restriction is not limited by the more specific restrictions set forth in Paragraphs 4 -13. The Otis Conservation Easement Page 4 parties acknowledge that the present use of the Protected Land is consistent with the terms of this Conservation Easement and the Owner may, subject to the specific restrictions set forth in Paraaraohs 4 -13, continue making such use of the Protected Land. 4, n a r' al Commercial and In AC'tlyltiea All subdivision, residential, commercial and industrial activities are prohibited, except those explicitly allowed in this paragraph. 4.01 owner shall not subdivide or otherwise letlally divide all or part of the Protected Land. 4.02 Owner may add to or.replace existing main house, guest house and caretakers residence (and related outbuildings) provided'that the replacement or addition does not exceed two stories and add to the present footprint of the building by over 25 %. Owner may replace the existing guest house used by her brother, Stan Shepard, for as long as he is alive and occupying the house under some form of life estate. After he has ceased to occupy the house or is deceased, the house can be repaired but in the event of destruction estimated by the Owner's property insurance company to be 70 or greater, shall not be replaced. The additional construction allowed in Paragraph 5 shall not apply to additional new residential structures but only to facilities for educational., scientific, recreational and agricultural purposes. 4.03 Owner shall not engage in commercial or industrial activities on the Protected Land, other than the activities relating to agricultural operations as set forth in Paragraph 7 or for limited retail sales or food service related to any educational, scientific, recreational and agricultural programs conducted on the Protected Land. Owner shall not engage in the exploration or extraction of soil, sand, gravel, rock minerals, hydrocarbons or any other natural resource on or from the Protected Land. 4.04 owner shall not grant rights of way on the Protected Land for the benefit of commercial or industrial activities or residential development on lands off the Protected Land. Otis Conservation Easement Page 5 5. Constru ion Owner may construct or install additional buildings for the activities permitted by this Easement, but such additional buildings shall be subject to the prior approval of the Trust. Buildings shall not be constructed or installed in wetland areas. The footprint of the total non - residential, heated buildings shall not exceed an area in excess of 40,000 square feet and the height of such buildings shall not exceed two stories. owner may maintain, renovate, expand, or replace existing agricultural buildings and related improvements in substantially their present location. Any expansion or replacement of an existing building or its related improvement shall be subject to prior Trust approval, shall not substantially alter its function, shall be subject to the two story limitation and shall be considered part of the 40,000 square foot new construction limitation. 5.01 The 40,000 square foot limit and other provisions of this Paragraph 5 shall not apply to unheated ancillary buildings used for educational, scientific, recreational and agricultural purposes connected with the Protected Property. Examples of such ancillary buildings are outhouses, covered lunch areas, and observation towers. 5.02 No buildings of any kind shall be constructed.or installed in the areas highlighted on a map contained in Property Report. 5.03 Except as provided in this Paragraph 5, owner shall not construct or install additional buildings or improvements of any kind. G. Z itility Svstem—RnCe5 and Roads. Owners may install new utility systems or maintain, repair, and replace existing utility systems on the Protected Land including, without limitation, water, sewer, power, fuel, and communications lines and related facilities so long as those systems are for activities permitted under the terms of this Conservation Easement. Fencing for activities permitted under the terms of this Conservation Easement is allowed. Owner may also build new Otis Conservation Easement Page 6 roads or maintain, repair, or replace existing roads for activities allowed under the terms of this Conservation Easement. 7. Agricultural Use Owner may conduct agricultural operations in areas presently subject to such uses or under cultivation. In addition, owner may initiate agricultural operations consistent with the permitted uses of the Protected Land for such purposes as, for example, food plots to feed animals, experiments with plant genetics, or developing a repository for endangered species. All agricultural uses shall not exceed fifteen acres without prior written approval of the Trust. Restoration or improvement of prairies, forests, marshes or other natural habitats is not an agricultural use. S. Surface Alteration Owner shall not alter the surface of the Protected Land including, without limitation, the filling, excavation, or removal of soil, sand, gravel, rocks, or other material, except as reasonably required in the course of activities or uses permitted under the terms of this Conservation Easement. Such permitted activities and uses are specifically deemed to include intervention to restore the surface of the Protected Land from the effects of human activity or natural disaster or to alter the surface for ecological, scientific or educational purposes, consistent with all other provisions of this Conservation Easement. Grading is hereby specifically allowed for all buildings and improvements permitted by the terms of this Conservation Easement. 9. Refuse or Wash Disposal Owner shall not dump or dispose of refuse or other waste material on the Protected Land, including, without limitation, to trash, ashes, garbage, and hazardous or toxic wastes although Owner may, subject to applicable laws and regulations, dispose of trash, brush, and other plant materials by burning or composting if such material results from uses or activities on the Protected Land which are permitted by the terms of this Conservation Easement. Otis Conservation Easement Page 7 1o. water BodiPS and Cosxr4?s Owner may alter existing bodies of water or water courses or construct new bodies of water or water courses on the Protected Land, as reasonably required for activities or uses permitted by the terms of this Conservation Easement. 11. Trees Shrubs and Vectation Owners may remove, destroy, cut, mow, burn or alter trees, shrubs and other vegetation for the uses and activities permitted under this Easement but may not clear -cut the forests for commercial purposes 12. Recreational Use Owner may establish, surface and maintain trails for fire breaks, walking, horseback riding, cross- country skiing, and other non - motorized recreational activities on or across the Protected Land. Owner shall not use or allow others to use motorcycles, all- terrain vehicles, or other motorized vehicles off established roads or firebreaks on the Protected Land except as reasonably required for other activities or uses permitted by the terms of this Conservation Easement. 13. Signs Owners shall not erect or install any signs or billboards on the Protected Land except for signs stating the name and address of the Protected Land or the name of the persons residing on the Protected Land, announcing the sale or lease of the Protected Land or the activities or uses permitted by the terms of this Conservation Basement (such as educational, scientific and recreational activities or trail signs), designating the boundaries of or directions to the Protected Land, or restricting entry to or use of the Protected Land. With the prior written approval of Owner, the Trust may erect or . install signs announcing that the Protected Land is subject to this Conservation Easement. For all signs permitted by this Paragraph, the location, number, and design must not significantly diminish the natural and scenic qualities of the Protected Land. 14. TrU�s Aoroval The requirement that Owner obtain the prior written approval of the Trust is intended to let the Trust study the proposed use and decide if it is consistent with this Otis Conservation Easement •..- Conservation Easement. Trust approval is required for the construction, expansion or replacement of heated buildings (Para. 5), and the expansion of agricultural operations (Para. 7). Owner shall submit a request in writing to the Trust at least ninety days prior to the proposed date of commencement of the use in question. The request shall set out each use for which approval is sought, its design, location, the impact of the proposed use on the Conservation values of the Protected Land, and other material information in sufficient detail to allow the Trust to make an informed judgment that the proposed use is or is not consistent with this Conservation Easement. The Trust shall notify Owners in writing of its decision within sixty days of its receipt of Owner's request. The Trust may withhold its approval only on a reasonable.determination that the proposed.use would be inconsistent with this Conservation Easement or that it lacks information in sufficient detail to reach an informed judgment that the proposed use is or is not consistent with this Conservation Easement. The Trust may condition its approval on Owner's acceptance of modifications which, in the Trust's judgment, would make the proposed use, as modified, consistent with this Conservation Easement. Owner shall reimburse the Trust for all costs reasonably incurred in the Trust's consideration of Owner's request, including the reasonable cost of experts retained by the Trust. 15. Public Aces No right of access by the public to any portion of the Protected Land is conveyed by this Conservation Easement. 16. RPB_erved Rights Owner reserves all rights accruing from its ownership of the Protected Land including, without limitation, the right engage in or allow others to engage in all activities or uses of the Protected Land that are not prohibited or limited by this Conservation Easement, the right to exclude all or any of the public from the Protected Land and to sell or transfer the Protected Land subject to this Conservation Easement. Owner shall inform all others who exercise any right by or through them on the Protected Land of the terms of this Conservation Easement. Owner shall incorporate by reference the terms of this Conservation Easement in all deeds or other legal instruments by which it transfers an interest, including a :- Otis Conservation Easement Page 9 leasehold interest, in all or part of the Protected Land. Owner shall give thirty days prior written notification to the Trust of a transfer of any interest in the Protected Land. 17. CnZ and L jabilities Owner retains all obligations and shall bear all costs and liabilities of any kind accruing from its ownership of the Protected Land including the following responsibilities: A. Owner shall remain solely responsible for the operations, upkeep, and maintenance of the Protected Land. Owner shall keep the Protected Land free of all liens arising out of work performed for, materials furnished to, or obligations incurred by Owner. B. Owner shall pay all taxes and assessments levied against the Protected Land including any taxes or assessments levied against the interest of the Trust established by this Conservation Easement. The Trust may, but is not obligated to, make any payment of taxes or assessments levied against the Protected Land or the interest established by this Conservation Easement and shall have a right of reimbursement against Owner for such amounts. C. Owner shall remain solely responsible for maintaining liability insurance covering its uses of the Protected Land and the Protected Land itself. Liability insurance policies maintained by the owner covering the Protected Land will name the Trust as an additional named insured. Owner shall hold harmless, indemnify, and defend the Trust from and against all liabilities, penalties, costs, losses, damages, expenses, causes of action, claims, demands, or judgments, including, without limitation, reasonable attorney's fees, arising out of or relating to (i) personal injury, death, - or property damage resulting from an act, omission, or condition on or about the Protected Land unless due solely to the negligence or willful act of the Trust, (ii) the obligations retained by owner to maintain the Protected Land and pay taxes in Paragraphs 17(A) and (B), and (iii) the existence of this Conservation Easement. Otis Conservation Easement Page 10 18. Enforcement if the Trust finds at any time that Owner has breached or may breach the terms of this Conservation Easement, the Trust may give written notice of the breach to Owners and demand action to cure the breach including, without limitation, restoration of the Protected Land. If Owner does not cure the breach within thirty days of notice, the Trust may commence an action in the District Court of Washington County to (i) enforce the terms of this Conservation Easement, (ii) enjoin the breach, ex parte if needed, either temporarily or permanently, (iii) recover damages, (iv) require restoration of the Protected Land to its condition prior to Owner's breach, and (v) pursue any other remedies available to it in law or equity. If, in its sole discretion, the Trust determines that immediate action is needed to prevent or mitigate significant damage to the Protected Land, the Trust may pursue its remedies under this Paragraph`without written notice or giving Owner time to cure the breach. 19. Coots of Enforcement If the Trust prevails in an action brought under Paragraph 18, Owner shall reimburse the Trust for all costs incurred by the Trust in enforcing the terms of this Conservation Easement including, without limitation, costs of suit, reasonable attorney's fees, and costs of restoration. If Owner prevails and the District Court finds that the Trust brought the action without reasonable cause or in bad faith, the Trust shall reimburse Owner's costs of defense including, without limitation, costs of suit and reasonable attorney's fees. 20. Waiver The enforcement of the terms of this Conservation Easement is subject to the Trust's discretion. A decision by the Trust not to exercise its rights of enforcement in the event of a breach of a term of this Conservation Easement shall not constitute a waiver by the Trust of such term, any subsequent breach of the same or other term, or any of the . Trust's rights under this Conservation Easement. The delay or omission by the Trust to discover a breach by the Owner or to exercise a right of enforcement as to such breach shall not impair or waive its rights of enforcement against Owner. Otis Conservation Easement Page 11 21. Acts Beyond OW_ nDrs -C n r l The Trust shall not exercise its rights of enforcement against Owner for injury or alteration to the Protected Land resulting from causes beyond the Owner's reasonable control including, without limitation, fire, flood, storm, and earth movement, or from any prudent action taken by Owner under emergency actions to prevent, abate, or mitigate significant injury or alteration to the Protected Land, and the people, animals, plants and structures on it, resulting from such causes. 22. ondemnation or Ex ingtiishment If subsequent unexpected changes in the conditions surrounding the Protected Land make it impossible to preserve and protect the Conservation Values of the Protected land, this Conservation Easement can only be extinguished, either all or in part, by proceedings in a court having jurisdiction over the Protected Land. In the event of condemnation, the parties shall mutually cooperate to achieve extinguishment if they agree that condemnation of the Protected Land is the only reasonable alternative. The amount of proceeds to which the Trust is entitled from a extinguishment shall be used for the preservation and protection of natural and scenic land in Washington County or elsewhere in Minnesota. 23. Pro_C d To establish the amount of proceeds attributable to this Conservation Easement on condemnation, the parties agree that this Conservation Easement has a fair market value ascertained by an independent appraisal, or through binding arbitration if either party contests the value established by the independent appraisal. 24. AS ignment of Ras m n The Trust may transfer its rights and obligations in this Conservation Easement only to a qualified conservation organization, as provided in Section 170(h) of the Internal Revenue Code, which may hold conservation easements, as provided in Minnesota Statutes Sections 84C.01(2). As a condition of such transfer, the Trust shall require the continued enforcement of this Conservation Easement. 25. Notices Any notice or other communication that either party wishes to or must give to the other shall be in writing and either served personally or sent by first class mail, postage Otis Conservation Easement Page 12 prepaid, to the following addresses or such other address as either party shall designate by written notice to the other: OWNER: TRUST: Constance S. Otis Minnesota Land Trust 7 Crocus Hill 70 North 22nd Avenue St. Paul, MN 55102 Minnesota, MN 55411 -2237 ATTN: Land Projects Committee 26. Governing Law and Construction This Conservation Easement shall be governed by the laws of Minnesota. 27. Entire Agreem nit This Conservation Easement sets forth the entire agreement of the parties and supersedes all prior discussions. 28. Amendm n The parties may amend this Conservation Easement provided that such amendment (i) shall not impair or threaten the predominantly natural and scenic condition of the Protected Land or its ecological integrity, (ii) shall not affect the perpetual duration of this Conservation Easement, (iii) is approved by the Trust pursuant to its Policy Statement on Amending Conservation Easements, and (iv) shall not affect the qualification of this Conservation Easement under Minnesota Statutes Sections 84C.01- 84C.05 or the status of the Trust under Section 170(h) of the Internal Revenue Code. 29. Binding Effect The covenants, terms, conditions, and restrictions of this Conservation Easement shall bind and inure to the benefit of the parties, their personal representatives, heirs, successors, assigns, and all others who exercise any right by or through them and shall run in perpetuity with the Protected Land. OWNER: TRUST: MINNESOTA LAND TRUST J Constance S. Otis mes l�` Erlcel — s President Otis Conservation Easement Page 13 STATE OF MINNESOTA COUNTY OF� p (`4tSD- ( On this �6� day of 1994, before me, a Notary Public within and for said County, personally appeared Constance S. Otis, known to me to be the person described in and who executed the foregoing instrument and acknowledged that she executed the same. r t NENAY %Y. LEON[ Notary Pub1lGMlnnescla Notary Pub C ��. Carver County My Comm. Exp. 1 -11 -95 �s: aroa- ace?++ntsar•�aar*.x'sao^�'e , STATE OF MINNESOTA COUNTY OF HHENNNEPIN / On this / day of Dot nt — _, 1994, before me, a Notary Public within and for said County, personally appeared James L. Erkel, President of the Minnesota Land Trust, and known to me to be the person described in and who executed the foregoing instrument and acknowledged that he executed the same on behalf of the Minnesota Land Trust. P5^ MiQf .LVfMSfABt RENAY W. LEONE Notary Publlc- Mlnnesola Notary. Pu ' is Carver County " My Comm. Fxn. 1 -11 -95 K This instrument was drafted by: Minnesota Land Trust 70 North 22nd Avenue E IN TRANSI -ER RECORD Minneapolis, MN 55411 WASHINGTON COL)NTY, MINNESOTA (612) 522 -3743 �-�-- � R. K IAFFORD, AUDITOR //- ((TREASUFlER BY AL nePUTY 826681 Otis Conservation Easement Page 14 EXHIBIT A Legal Description of Protected Ladd The South One Hundred Ninety (190) feet of the West Half (1/2) of the Northeast Quarter (1/4) of Section Four (4), Township Twenty - Seven (27), Range Twenty -One (21); and The West Half (1/2) of the Southeast Quarter (1/4) of Section Four (4), Township Twenty -Seven (27), Range Twenty -One (21); and The West Half (1/2) of the Southwest Quarter (1/4) of Section Three (3), Township Twenty -Seven (27), Range Twenty -One (21); and The Southeast Quarter (1/4) of the Southeast Quarter (1/4) of Section Four (4), Township Twenty -Seven (27), Range Twenty -One (21) ; All in Washington County, Minnesota. ENTERED IN TRANSFER RECORD W ASHINGTO COUNTY, MINNESOTA 19 I ,( R, H. STAFFORD, AUDITOR- TREASURER 3Y DEPUTY { 4 !$ \\ R }\ \ \ 2 a . ƒ) �� \/ )% ^ « °® { §/ \.( ��� ��§ City of Cottage Grove PERMrr: M BUILDING PERMIT APPLICATION FEE: Construction Site Address: Legal Description: (Lot, Block, Subdivision) J - 70 " PIN Owner's Name n4i'� Lci1nLe. Home Phone Address l (v S , 76 '� 5 4� Work Phone Mobile /Email _ City /State/Zlp C u E4 c 6r "°t- M N .. so 16 Fax Contractor b JGC 5�rtec{2e t' �(,cz� ( a Contractor License # 6332 , Address 1 '2:� � �� // ��J ; Work Phone �S�1 J7, 8'- F 9 0 /"r&Y /t, I Mobile/Email �'tz - 3q- /-5 Y City /State /Zip ,5Z P4tt iln.AJ S Fax 4 .57 J ?e - /d CONSTRUCTION DATA Occupancy Class: N Residential []Commercial ❑ Industrial ❑Agricultural (:]Other (specify) ❑ New Building ElAddition ❑Garage El Shed 11 Deck El Driveway ClRemodelInterior OParch ❑Reside E3 Fireplace 0Windows El Sign C7Fence ❑Remodel Exterior XRoof ❑Patio ❑Pony 11 Demolition ❑OtherG ; „y-.-re,ei ;r Ge -N��• re .errs Length Width Height Square Feet Construction Value CI Attach Project Layout, Site Plan and Complete Construction Details I hereby agree ny w o one will be in accordance with all building co es and ordinances adopted by the City A pplicants Signature Date For Information Contact u Phone: (651) 458 -2877 Fax: (651) 458 -2881 Email; Building@Cottage- Grove.org P' rra. RELEASE DATA (office use only) t �1G - --,^�' Planning Building Other -` Comments Community Development Department, 7516 - 80th Street South, Cottage Grove, MN 55016 Connie Otis 3/25/2002 Summer cottage renovation (Main House) 8946 South 70th Street. Cottage Grove MN 55016 Re: Inventory of maintenance and renovation recommendations. SITE PREPARATION Present Condition: House is famished. Basement has some stored items. Ceiling in basement is in poor shape. Attic has nesting bats. Recommendation: House: In preparation for several phases of work: 1. Move contents of each room to center and cover with plastic and fabric sheeting. Remove wall hangings and store. 2. Cover all hardwood floors with sheet cardboard. Use canvas tarps on carpeted floor as needed during renovation. Basement: Remove all ceiling materials and dispose properly. Secure all existing surface mounted mechanical pipes and wiring. Attic: Remove existing bat population. Thoroughly vacuum clean attic and dispose of materials in an approved landfill, according to EPA and state regulations. Kitchen floor: Remove flooring which likely contains asbestos. Replace with new vinyl tile flooring. CHimNEYs Present Condition: There are three painted brick chimneys on the home, all of which need repair. The two nearest the front are in fair condition. The smaller chimney on back half of home is in poor condition. These chimneys service five working fireplaces inside the home. Three have broken dampers, but otherwise look to be in fair condition. Recommendation: Front Chimney Rebuild top ten courses with new clay flue liners, white brick, and new cement cap. Grind and tuck point mortar joints down to roof line. Back Chimney: Rebuild chimney from roof up. Install new, clay flue liners, white brick, and a new cement cap. Fireplaces (5): Tuck point all as needed. Replace three broken dampers. * Option for damper correction is a "chimalator ". This unit is install on top of chimney which will alter the appearance from outside. The cost for this option is 50% less than replacement from inside. Ro6F Present Condition: Existing wood shingle roofing is in poor condition. Built in gutters, hanging gutters, and down spouts are in poor condition as well. Recommendation: Replace entire roofing system including gutters and down spouts. Shingled Roofing_ Remove all existing materials and prepare for new asphalt roofing. The existing roof boards are likely spaced roughly an inch apart, consistent with a wood shingle roof system for this age and style of house. If so, it will be necessary to install a layer of 1/2" plywood over these areas prior to the asphalt shingle installation. Install proper roofing underpayment. Install 25 year asphalt shingles with proper flashing, edging, and roof venting. Flat Roof Areas: Remove all existing materials and prepare for new rubber roofing. Install 1/2" fiberboard underpayment. Install 60 mil EPDM rubber membrane roofing, fully adhered, with proper flashing, edging, and tie ins to adjoining roofing. Built In Gutters: Remove existing built in gutters and down spouts. Line gutter boxes with "Ice and Water Shield" bituminous membrane. Install new 24 gauge galvanized metal gutters and down spouts. Half Round & Ogee style Gutters: Remove existing, replace with new 24 gauge galvanized metal gutters and down spouts of like kind. FORCED AIR FURNACES Present Condition: One existing oil fired furnace in very poor condition. Furnace and ducting are wrapped with asbestos insulation. There are two oil tanks (100 gallon each?) serving this system as well as two others, located in another part of the basement that served a previously removed system. All of these tanks are at least on'b third full of fuel. Recommendation: Replace existing heating and ventinj system with a new two zoned system including air conditioning. Air conditioning will help reduce mold growth during the summer months. Removal: Hire qualified licensed abatement contractor to remove existing furnace and asbestos insulation under full containment, clean area, and dispose of materials in an approved landfill, according to EPA and state regulations. Reclaim fuel oil from existing tanks and remove. Fill cavities from ash pit & fresh air intake and patch floor with concrete. Replacement: Install one 100,000 BTU 90% efficient forced air furnace with one 3 ton 12.5 SEER air conditioner to serve front of house. Run new ducting and connect to existing vertical ducting to first and second floors. Install one 75,000 BTU 90% efficient forced air furnace with one 2 ton 12.5 SEER air conditioner to serve back of house. Run new ducting and connect to existing vertical ducting to first and second floors,. Coordinate the placement of a larger LP gas tank to service new systems. A larger fenced area may need to be built in order to conceal new tank. CARPENTRY Present Condition: Exterior siding and trim: In good condition with a few areas in need of repair. Interior: Ingood condition. Some doors, windows, and cabinets are "sticking ". Porches: Conditions vary, good to poor. Recommendation: Exterior siding and trim: Some trim at roof overhang will need to be replaced in conjunction with the roof and gutter replacement. The siding and other trim will be replaced as needed as the painters discover areas which may not allow proper adhesion of paint. Interior: Repair all doors, windows, storm/ screen windows, and cabinets so that they operate properly. All repairs to be completed prior to painting. Porches: Lead carpenter will examine each porch. Long term safety, paint / finish adhesion, and appearance will all be considered for repairs. Lead carpenter will consult with owner and perform approved repairs prior to paint/ finish. WALL REPAIR cet PAINTING Present Condition: Interior: Existing walls, ceilings, and woodwork have not been painted in some time and are need of repair. Some areas of the basement and main level have mold growth evident. A few plaster ceilings have lost bond to the lathe and are beginning to sag. There are a few spots where paint is peeling on woodwork. Exterior: Existing paint is generally fair condition. Rotted areas will be replaced by carpenters and be ready for new paint. Recommendation: Interior: Remove all existing mold growth with a light bleach solution. Repair all plaster walls and ceilings as necessary. Some ceilings may need to be completely replaced with drywall. Most cracks and blemishes in plaster can be repaired as is. Strip paint from woodwork around fireplaces in family and dining rooms that where improperly prepared prior to previous painting. Scrape, sand, and spackle woodwork. Wash all walls, ceilings, and woodwork. Prime all new plaster repairs. Spot prime as needed. Paint walls` with two coats of paint. Paint ceilings with two coats of paint. Paint all woodwork with one finish coat of paint. These procedures are typical for all levels. Exterior: Power wash all exterior surfaces. All siding, fascia, and soffit will be scraped, sanded lightly, and spot primed where needed. Paint one finish coat matching existing color. All windows, storm & screens, and doors to be scraped, sanded lightly, and spot primed where needed. Remove all loose glazing on windows and re- glaze. Paint one finish coat matching existing color. Porches: To be finished as noted on exterior painting work. ELECTRICAL Present Condition: There is an existing 200 amp electrical service panel, including several other panels which are either currently used as sub panels, or serve splice boxes. The electrical feed into the home does not comply with current electrical codes. The electrical pole located southwest of the home has been change recently, with the conduit supplying wiring the home poorly fastened to it. The electrical meter for the home is inside, which the utilities provider would prefer to be outside. Recommendation: Essentially,, the current system would not need or require a change at this rime. However, considering the scope of work proposed on other parts of the property, it may be prudent to perform some improvements to the current system at this time. The possible need for more power in the future, and the fact that the overall condition of the service feed into the home could be significantly improved, leads us to this recommendation. To coordinate and install a new 200 amp underground service feed with a 400 amp meter socket (for future upgrades) on north east corner of home. This work will include the removal of some existing service equipment, re -feed the existing 100 amp service panel, and back -feed an existing fase box near the kitchen so that those circuits are updated and on circuit breakers. Xcel Energy will ran the first 100 feet of underground service at no charge. The remaining distance, approximately 175 feet, are charged at $4.55 per foot or roughly $800. This fee would be charged directly to the owner. If we wait to have this work done until after the frost is out of the ground (mid April) we will avoid additional charges. Other work to be performed by the electricians will include HVAC wiring and re- strapping or repairs from basement ceiling removal. INSULATION Present Condition: Attic insulation above main part of home is soiled by bat dung and poses a possible health threat Recommendation: Remove existing insulation as part of initial site work. Insulate with blown in fiberglass insulation. Respectfully: A . ,�, Matt S a ehnan Jet Construction & Remodeling Inc. Connie Otis 7 Crocus Hill St. Paul, MN 55102 Home Phone: 651- 228 -9284 March 13, 2002 COST PLUS PROPOSAL DESCRIPTION OF PROJECT: • Restoration of main cottage house at 8946 South 70th Street, Cottage Grove, MN 55016. SCOPE OF WORK: • Provide and coordinate labor, materials, and management for work including, but not limited to: SITE PREPARATION: Contents and floor protection, demolition, abatement, attic cleaning, debris removal. CmwNEV REPAm: Repair or rebuild three existing chimneys. Repair five fireplaces and dampers as necessary. ROOFING Replace wood roof with new asphalt roofing. Rubber membrane on flat roofs. Replace all gutter systems. HN.A.C. SYSTEMS Two zoned forced air heat plant with central air conditioning. CARPENTRY: Repair all windows, doors, and cabinets as necessary. Repair all rotted or damaged exterior trim, siding, and porches. INTERIOR & EXTERIOR PAINTING: Repair all interior plaster surfaces. Prepare and paint all walls, ceilings, and woodwork. Prepare and paint all exterior surfaces. ELECTRICAL.SERVICE UPGRADE: Coordinate and install 200 amp underground service upgrade with expansion capabilities to 400 amps. ATTIC INSULATION: Blown -in fiberglass insulation. CONTRACT TERMS: • Jet Construction shall be reimbursed for the total of all costs incurred performing the Work in the above Scope of Work section. i