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HomeMy WebLinkAbout2016-02-09 PACKET 05.A.Cottage Grove here Pride and Prosperity Meet TO: Advisory Committee on Historic Preservation FROM: John M. Burbank, Senior Planner DATE: February 2, 2016 RE: Register of Historic of Sites and Landmarks Action Request Hill -Gibson House, 7003/7007 East Point Douglas Road South Background/Proposal At the January 12, 2016, Advisory Committee on Historic Preservation (ACHP) meeting, an appli- cation to delist 7003/7007 East Point Douglas Road South, which is known as the Historic Hill -Gibson House, from the City's Register of Historic Sites and Landmarks (RHSL) was discussed by the ACHP and was continued pending additional information. Hill -Gibson House —1998 Hill -Gibson House — 2016 's xr gag rQH@y,Chhq} ra��AolNr Dp�rC43 R6g 1 P(IIII STS Location Map HARDiWnoo c 4 'Ma O� 7 9T Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 2 of 11 Site Map Background Information At the December 16, 2015, City Council meeting, a draft ordinance relating to the RHSL was presented to the Council. The ordinance amendment proposed to create an avenue in which prop- erty owners can publicly address the status of a property in relation to the RHSL. The Council con- curred that establishing language in the City Code that allows historic property owners a clear means in which to request a change in the City's treatment of a property seemed prudent, and they adopted Ordinance No. 953, which is attached. The City has since received an application from Anchor Bank, the current owner of the property, to delist 7003/7007 East Point Douglas Road South as well as a request to demolish the structures on the 1.65 -acre property. The requests are in relation to the Bank's inability to market the site for an adaptive reuse since obtaining it via foreclosure in 2013, and also to facilitate the sale and develop- ment of the property into a senior housing residential project. The interested developer is Dominium Inc., who intends to construct 184 units of affordable senior living. Property Background This structure was placed on the RHSL in 1998 (Resolution No. 1998-227, which is attached). The documentation supporting the registration is also attached. This document was prepared by Robert C. Vogel on December 16, 1998. The 1998 registration included the main house and two contributing secondary resources — a barn and a shed. The documentation supporting the registration identifies that the significance of the site is a product of its historical associations and architectural design values related to two locally important events: the settlement of the Corners Neighborhood and Cot- tage Grove's agricultural development. Documentation reveals that the first school classes in Cottage Grove were held in the house prior to the Fountain Hill School being constructed in the Corners Neighborhood. The house is a one -and -one-half story, wood frame, vernacular gabled ell house style. The preservation planning report identifies further information on Lewis Hill, one of prop- erty's earliest inhabitants. The attached report has lengthy information on the review of the site from a historic perspective. lv Lj `) W 19 �V rya,N" V ria 0SE0 P65C.65 pCR } N, Site Map Background Information At the December 16, 2015, City Council meeting, a draft ordinance relating to the RHSL was presented to the Council. The ordinance amendment proposed to create an avenue in which prop- erty owners can publicly address the status of a property in relation to the RHSL. The Council con- curred that establishing language in the City Code that allows historic property owners a clear means in which to request a change in the City's treatment of a property seemed prudent, and they adopted Ordinance No. 953, which is attached. The City has since received an application from Anchor Bank, the current owner of the property, to delist 7003/7007 East Point Douglas Road South as well as a request to demolish the structures on the 1.65 -acre property. The requests are in relation to the Bank's inability to market the site for an adaptive reuse since obtaining it via foreclosure in 2013, and also to facilitate the sale and develop- ment of the property into a senior housing residential project. The interested developer is Dominium Inc., who intends to construct 184 units of affordable senior living. Property Background This structure was placed on the RHSL in 1998 (Resolution No. 1998-227, which is attached). The documentation supporting the registration is also attached. This document was prepared by Robert C. Vogel on December 16, 1998. The 1998 registration included the main house and two contributing secondary resources — a barn and a shed. The documentation supporting the registration identifies that the significance of the site is a product of its historical associations and architectural design values related to two locally important events: the settlement of the Corners Neighborhood and Cot- tage Grove's agricultural development. Documentation reveals that the first school classes in Cottage Grove were held in the house prior to the Fountain Hill School being constructed in the Corners Neighborhood. The house is a one -and -one-half story, wood frame, vernacular gabled ell house style. The preservation planning report identifies further information on Lewis Hill, one of prop- erty's earliest inhabitants. The attached report has lengthy information on the review of the site from a historic perspective. Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 3 of 11 No efforts to promote the historic designation of the property have been completed by any of the owners since its listing on the RHSL. Prior to the sale of the property in 2000 and its listing on the historic register, the previous owner completed extensive renovation on the home. It is unfortunate that since 2000, the property has not been maintained and currently show signs of deterioration and impacts of the elements. Review of tax records indicates that the County has the structure assigned as salvage and does not have a valuation of the house. Currently and over the years, there have been numerous code violations and police visits to the property. The house has been licensed as a rental property since 2007. Several photos from a recent site visit are shown below with additional photos attached to this report. ,.ow Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 4 of 11 Discussion In addition to the City ordinance addressing the community's actions and roles in the implemen- tation and management of its historic preservation management program, the City's current com- prehensive plan also has a Historic Preservation Element that has goals and policies in which to guide the City as it deals with its past. A copy of the Historic Preservation Element is attached. A review of the goals and policies identifies themes of preserving physical structures as well as cultural information and facts through documentation and education. The document clearly iden- tifies the do's and don'ts for an effective historic preservation program, and it even recognizes that there may be instances when preservation may not be the correct course of action. "Policy 4.3: To be effective protective measures need to focus on preservation of significant resources; not everything that is old is worth saving" In the past the ACHP recognized that times and conditions change and the management of an his- toric private property is ultimately and financially the responsibility of individual private property owners. In relation to the subject property, the property owner has opted to exercise a public review of their request to delist and demolish rather than to have the property succumb to continued deteri- oration by neglect. Consistent with other goals and policies in the Future Vision 2030 Comprehensive Plan, the future property owner has also expressed a desire to pursue other avenues to educate the public on the history of this site. Dominium has indicated a goal to integrate the history of the property into their new development with the guidance of the City. A narrative and schematics of what they will be proposing is included below. They will have representatives at the ACHP meeting on February 9 to share their vision and historic education component. Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 6 of 11 Historic Farm Interpretation opportunities Approximate Barn Footprint Potential Locations for Artifacts!Interpretation Approximate Farmhouse Footprint - Trailllnterpretive Walk �jN?7NHO NS H o.a.a- S't7F`-�9fN _ � ota�arias Interpretation 1. Cottage Grove Site Current Site Option - 2. 3 Site Sketch 2 3 2 3 3� J Interpretive Sign Examples 1. Interpretation recalls former structures and built forms. Utilize materials salvaged on site for new construction if possible. 2 Interpretation on signs made from salvaged/reused barn wood or materials from historic house 3 Interpretation that invites participation andlor engagement by residents and visitors Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 7 of 11 maienai Kepurpose txampies Delisting Request The ordinance criteria relating to RHSL delisting request are included below. B. Review Criteria: In considering the request to remove area, site, place, district, building, or structure from the local historic register, the advisory committee on historic preservation and the City Council shall consider the following factors with respect to the request for removal: The staff review of the request in relation to the ordinance criteria is identified as Review Response below. 1. Have any conditions related to the property's character, interest, or value as part of the history or cultural heritage of the city, the state or the United States changed? Review Response: Since the listing on the RHSL in 1998, the physical character and condition of the property have been neglected and declined significantly, and there have been no at- tempts at education or promotion of the relationship of the structures with the early agricultural settlement association. There is no public access to the property. 2. Is the property eligible for the National Historic Preservation Register? Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 8 of 11 Review Response: The criteria for eligibility to be registered on the National Historic Register are shown below. The quality of significance in American history, architecture, archaeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and: a. That are associated with events that have made a significant contribution to the broad patterns of our history; or b. That are associated with the lives of significant persons in or past; or c. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or d. That have yielded or may be likely to yield, information important in history or prehistory. The house meets criteria A, B, and C. The barn was relocated so it would be ineligible. 3. Does the inclusion of the property on the local historic register have a demonstrable hardship or cause negative impacts in the current property owner's ability to manage or market the property? Review Response: The current property owner has been unsuccessfully trying to market the property as both a residential use and for commercial use and reports that interested buyers, including the current tenants, have not pursued acquisition of the property because of the RHSL designation. Other proposed commercial interest was turned off by the designation and no sale occurred. 4. Is the property's association with persons or events that have made a significant contribution to the cultural heritage of the city clearly evident by the registration on the local historic register? Review Response. The property's historical associations are not clearly evidenced by the structures. S. Will the property's association with persons or events that have made a significant contribution to the cultural heritage of the city be negatively impacted by the removal from the local historic register? Review Response: No, only with the proposed reuse for the site will public access and the integration of historic, documentation, recognition, and education of the people, and early de- velopment of the site occur. This new window into the past will be in conjunction with preser- vation of significant architectural features of the site into the design and development of the property. 6. Can the property's potential to yield information important in history or prehistory still be obtained, documented, and distributed before and after the removal of the property from the local historic register? Review Response: Yes as a condition of removal from the RHSL, photographic documentation will be required as well as a historic education plan and the preservation and reuse of signifi- cant architectural features such as the log floor joists and other structural components of the original homestead. Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 9 of 11 Hand Hewn Log Floor Joists Are there other examples on the local historic register or within the community that have similar dis- tinguishing characteristics of architectural type or style, or elements of design, detail, materials, or craftsmanship? Review Response: A review of the properties in the community that are eligible to be placed on the RHSL identifies several other properties with the same vernacular gabled ell architec- tural classification. The "Harold Kernkamp house" located at 7930 65th Street South is an example of this style of architecture. 8. Would the removal of the property from the local historic register detract from the significance of its historic past within the neighborhood and community? Review Response. It is the last remnant of one of the earliest neighborhoods in the community but has been significantly altered and modified that so it does not reflect the essence of that early settlement and is not currently promoting its historic significance. 9. Are there opportunities for the current property owner and the City to actively promote the history of the property with the site not included in the local Historic Register? Review Response: Yes, see review Responses 5 and 6 above. Demolition Request The City worked with the current property owner in the attempt to relocate the structure in lieu of demolition if a site for relocation could be secured. The moving of the structure would negate the relevance and significance of the structure's location and association with the Corners Neighborhood and would be logistically and financially impractical. The interior and exterior condition of the property is disrepair, and it would require extensive and costly improvements to be brought into a good work- manship -like manner. The property has had a history of code violations and police calls and is gen- erally an eyesore in one of the gateways to the community. The comprehensive plan recognizes that not every historic structure can be preserved, while also promoting documentation and education as a viable avenue in which to promote the City's history. In relation to the demolition request for the structures on the property, the City's ordinances and Comprehensive Plan require that the ACHP must recommend to the City Council that they hold a Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 10 of 11 public hearing on the request and issue a Certificate of Appropriateness prior to demolition of a historic property. The future owner and developer of the property have indicated that prior to any action in relation to demolition of structures on the site, they would be open to reviewing any creative ideas that may arise through this public review process. If the City does grant the request for the demolition of the structures on the property, the following conditions should be added to the approval: Prior to demolition, a historic display and education plan for the site shall be prepared by the applicant, reviewed by the ACHP, and approved by the Community Development Department. Said plan shall include a list of items to be salvaged from the property and information on salvage and storage methods. 2. Photographic documentation shall be required one week prior to and during demolition. 3. City representatives be present during the demolition activity. 4. The significant architectural features such as the log floor joists and other structural components of the house and original homestead shall be preserved as determined by the City. 5. Significant features, items, or objects identified during the demolition process shall pre- served for documentation and preservation or education plan for the site. 6. Prior to demolition, the vacant property shall be secured from intrusion. 7. Public and private utility disconnects shall be coordinated one week prior to demolition. 8. Any wells and septic identified on the site shall be abandoned in accordance with state and county regulations. State Historic Preservation Office The City is a Certified Local Government (CGL) and is under obligation to send information related to site designations to the Minnesota Historic Society for review and comment under 471.193 subd.6. The City was not obligated to send proposed ordinance changes, such as Ordinance No. 953, to the MHS for review and comment (State Statute 471). In accordance with state requirements, the City has notified the State Historic Preservation Office about both requests, and the state will have 60 days in which to provide comment. The review deadline is March 26, 2016. As a CLG, the City must also follow the Guidelines established in the 2002 Minnesota Certified Local Government Proce- dures Manual. Section III(A)(2) of the Procedures Manual states: "Properties shall not be removed from designation status except in cases where there has been a procedural or professional error in the designation process or where the property has been destroyed or radically altered" Advisory Committee on Historic Preservation 7003/7007 East Point Douglas Road South February 2, 2016 Page 11 of 11 The structures on the site are clearly in a state of active destruction from the continued and neg- ligent lack of upkeep and maintenance. The resulting negative effect of the elements on the phys- ical integrity of the structure is clearly evident. The non-significant additions and modifications to the historic portions of the original structure that were completed in the early to middle of the last century raise questions as to the original supporting architectural reasons utilized for the RHSL listing. Certainly the site's association with the early settlement of Cottage Grove has been clearly documented and supported the registration of the property, but the structure listing is question- able. The nomination information promoted the house as a rare example of a vernacular gabled ell architecture when, in fact, there are numerous other documented similarly classified structures in the community. The "Zelch house" located at 10174 70th Street South is an example of a well maintained example of this style of architecture. Cursory communications from the state have indicated that the City could face decertification as a Certified Local Government. This would be an unfortunate action on their part, as the City has held the designation of a CLG since 1985 and has managed a very successful historic preservation pro- gram. The lack of the CLG designation would make the City ineligible for federal pass-through grants related to historic preservation. Since the early 2000's, the City has not budgeted funding for required grant matches nor applied for historic grants except for the grant related to the required attendance at the annual State Historic Preservation Program. Given the keen interest expressed by the resi- dents of the community in local history, it is assumed and recommended that the City would continue with its local historic preservation program in the same productive manner as previously demon- strated regardless of its CLG status. Summary The ACHP and the City have had strong and unique examples of placing an emphasis on historic preservation, documentation, and education about the story of the people and places that made Cottage Grove the community it is. Instead of strictly being viewed as a loss, the delisting and sub- sequent demolition requests can be looked at as a means in which to tell the history of that area in a new and more effective way than is currently happening. It is encouraging that the future owner and developer of the property has indicated that prior to any action in relation to demolition of structures on the site, they would be open to reviewing any creative ideas that may arise through this public review process. Recommendation That the ACHP make a favorable recommendation to the City Council on the two following actions; Grant a certificate of appropriateness authorizing the delisting of the Hill -Gibson house, proper- ties, and associated structures (WA-CGC-022) located at 7003/7007 East Point Douglas Road South. 2. Authorize the issuance of a certificate of appropriateness for the demolition of the Hill -Gibson house, properties, and associated structures (WA-CGC-022) located at 7003/7007 East Point Douglas Road South subject to conditions. ORDINANCE NO. 953 AN ORDINANCE FOR THE CITY OF COTTAGE GROVE, MINNESOTA, AMENDING TITLE 9, CHAPTER 9, OF THE COTTAGE GROVE CITY CODE RELATING TO DELISTING OF HISTORIC SITES AND LANDMARKS The City Council of the City of Cottage Grove, Washington County, Minnesota, does hereby ordain as follows: SECTION 1. AMENDMENT. "The Code of the City of Cottage Grove, County of Washington, State of Minnesota," shall be amended by adding Title 9-9-10 to read as follows: 9-9-10: DELISTING OF HISTORIC SITES AND LANDMARKS: A. Procedures: The City Council, upon the request of a property owner of a parcel of land that contains a structure or feature that is designated as a historic site or landmark may by resolution remove the subject property from the City's Register of Historic Sites and Landmarks, or from a historic district. Prior to such action, the request shall be reviewed by the Advisory Committee on Historic Preservation. The committee shall make a rec- ommendation on the issuance of a certificate of appropriateness to the City Council Prior to approving the resolution regarding the removal request, the council shall hold a public hearing, notice of which shall have been published_ in a newspaper of general circulation at least ten (10) days prior to the date of the hearing: notice of the hearing shall also be mailed to all property owners within five hundred feet (500 feet) of the boundary of the area to be designated. Every removal request shall be forwarded to the Minnesota Historical Society for review and comment within sixty (60) days of the advisory committee on historic reservation's request. B. Review Criteria: In considering the request to remove area, site, place, district, building, or structure from the from the local historic register, the advisory committee on historic preservation and the City Council shall consider the following factors with respect to the request for removal: 1. Have any conditions related to the property's character, interest, or value as part of the history or cultural heritage of the city, the state or the United States changed? 2. Is the property eligible for the National Historic Preservation Register? 3. Does the inclusion of the property on the local historic register have a demonstrable hardship or cause negative impacts in the current property owner's ability to manage or market the property? 4. Is the property's association with persons or events that have made a significant contribution to the cultural heritage of the city clearly evident by the registration on the local historic register? 5. Will the property's association with persons or events that have made a significant contribution to the cultural heritage of the city be negatively impacted by the removal from the local historic register? Ordinance No. 953 Page 2 of 2 6. Can the property's potential to yield information important in history or prehistory still be obtained documented and distributed before and after the removal of the property from the local historic register? 7. Are there other examples on the local historic register or within the community that have similar distinguishing characteristics of architectural type or style, or elements of design, detail, materials, or craftsmanship? 8. Would the removal of the property from the local historic register detract from the significance of its historic past within the neighborhood and community? 9. Are there opportunities for the current property owner and the City to actively promote the history of the property with the site not included in the local Historic Register? SECTION 2. SUMMARY PUBLICATION. Pursuant to Minnesota Statutes Section 412.191, in the case of a lengthy ordinance, a summary may be published. While a copy of the entire ordinance is available without cost at the office of the City Clerk, the following summary is approved by the City Council and shall be published in lieu of publishing the entire ordinance: This ordinance amendment provides a process for owners of properties on the City's Register of Historic Sites and Landmarks to request removal of their property from the Register. SECTION 3. EFFECTIVE DATE. This ordinance shall be in full force and effect from and after its passage and publication according to law. Passed this 16th day of December 2015. or zcj • C ,Mayor Attest: Joe Fis6libach, City Clerk Published in the South Washington County Bulletin on December 30, 2015. RESOLUTION NO. 98-227 RESOLUTION TO DESIGNATE THE HILL-GIBSON HOUSE, 7003-7007 EAST POINT DOUGLAS ROAD AS AN HISTORIC SITE IN THE CITY REGISTER OF HISTORIC SITES AND LANDMARKS WHEREAS, the Hill -Gibson House, 7003-7007 East Point Douglas Road, Cottage Grove, Minnesota, has been nominated to the City Register of Historic Sites and Landmarks by the Advisory Committee on Historic Preservation; and WHEREAS, the Hill -Gibson House has been evaluated as historically significant and determined eligible for listing in the City Register of Historic Sites and Landmarks on the basis of its historical associations and architectural design values; and WHEREAS, the Hill -Gibson House retains historic integrity of those features necessary to convey its significance; and WHEREAS, on November 18, 1998, the City Council of the City of Cottage Grove held a public hearing on the matter listing the Hill -Gibson House in the City Register of Historic Sites and Landmarks. NOW, THEREFORE, BE IT RESOLVED, the City Council of the City of Cottage Grove, County of Washington, State of Minnesota, does hereby designate the Hill -Gibson House, 7003-7007 East Point Douglas Road as an Historic Site pursuant to §13A-4 of the City Code. BE IT FURTHER RESOLVED, by this resolution the City Council accepts and adopts the Preservation Planning Report of December 16, 1998, as submitted by the City Historic Preservation Officer, as the official registration document. This report also contains design review and treatment Recommendations that will help guide design review decisions in relation to the Hill -Gibson House Historic Site under §13A-7 of the City Code. Passed this 161h day of December, 1998. Att/ ,. n D. Denzer, Maor 09 r . Caron M. Stransky, City Clerk PRESERVATION PLANNING REPORT DOCUMENTATION SUPPORTING THE NOMINATION OF THE HILL-GIBSON HOUSE, 7003-7007 E. PT, DOUGLAS RD, TO THE CITY REGISTER OF HISTORIC SITES AND LANDMARKS Prepared by Robert C. Vogel City Historic Preservation Officer Submitted to and approved by the Cottage Grove City Council December 16, 1998 REGISTER OF HISTORIC TES AND LANDMARKS VATION PLANNING REPORT December 16,1998 City of Cottage Grove, Minnesota INTRODUCTION This preservation planning report was prepared by Robert C. Vogel, City Historic Preservation Officer, and presents documentation supporting the nomination of the Hill -Gibson House to the City Register of Historic Sites and Landmarks pursuant to City Code § 13A- 4. The City Register of Historic Sites and Landmarks is the official list of buildings, sites, structures, objects, and districts significant in Cottage Grove history, architecture, archeology, engineering, and culture. In general, the format of the report follows the National Register of Historic Places Registration Form data elements and terminology. (For guidance, see National Register Bulletin 16A: How to Complete the National Register Registration Form.) The report reflects the comments and suggestions of many individuals from the City of Cottage Grove and the Minnesota Historical Society. We owe a great debt of gratitude to the late Mr. Donald Gibson, who provided valuable information on his family's long connection with the historic site. Mr. Hugh Gibson, the present owner of the property, provided valuable encouragement to the registration effort and took time out of his busy schedule to review and comment on draft nomination documents. Special appreciation is extended to Mr. Gregory Rothweiler, who documented the property as the city's historic architectural consultant in 1984, and to the members of the Advisory Committee on Historic Preservation, past and present, who helped compile and analyze site data. ADMINISTRATIVE DATA Name of Property The historic name of the property being nominated is the Hill -Gibson House, commonly known as the Gibson House. It has been assigned file number WA-CGC-022 in the Cottage Grove historic resources inventory. Location The house occupies the trapezoidal shaped lot which forms part of the SE'/4 SE%a SE'/4 of Section 7 and the SW'/4 SW'/4 SW'/4 of Section 8 in T27N R21 W. The street address is 7003-7007 East Pt. Douglas Road South [Fig. 11. Ownership The property is owned by Mr. Hugh D. Gibson, 136 6th Street N.E., Washington, DC 20002, telephone (202) 544-4416. Acreage The historic site covers an area approximately 1.65 acres in extent. Hill -Gibson House - page 1 Boundaries The listed historic property includes all that part of parcel number 08-027-21-33-0002 south of East Pt. Douglas Road and parcel number 07-027-21-44-0007, being the area historically associated with the Hill -Gibson House that was not taken for highway and roadway construction. Zoning The property is zoned B-2 (retail business). Resource Category For preservation planning purposes, the Hill -Gibson House is categorized as an historic building. Number of Historic Resources Within the Property The property nominated to the City Register consists of a main resource (the house) and two contributing secondary resources (a bam and a shed). Historic Function The Hill -Gibson House was originally constructed for domestic use and functioned as a multiple - unit (duplex) dwelling. Current Function The property remains in residential use as a multiple -unit (duplex) dwelling. Preservation Planning Background The Hill -Gibson House was first recorded as an historic property by the Cottage Grove cultural resources reconnaissance survey in 1983, at which time it was misidentified as the ca. 1849 house built by pioneer John Atkinson. More intensive investigation as part of a thematic study of properties associated with early Euro -American settlement documented its historical association with Lewis Hill (see Vogel, The New England of the West, pages 41-44). The property was included in thematic studies of Cottage Grove farmstead architecture (1989) and agricultural history resources (1994). The Advisory Committee on Historic Preservation determined the property eligible for listing in the City Register of Historic Sites and Landmarks and issued a finding of significance on September 27, 1990. A public hearing on the nomination of the Hill -Gibson House to the City Register of Historic Hilt -Gibson House - page 2 Sites and Landmarks was held before the City Council on November 18, 1998. As required by state statute, a copy of the Preservation Planning Report was submitted to the State Historic Preservation Office of the Minnesota Historical Society for review and comment. Resolution 98- 227, listing the Hill -Gibson House in the City Register and accepting the Preservation Planning Report, was passed on December 16, 1998. Architectural Classification For preservation planning purposes, the Hill -Gibson House is classified as a nineteenth century vernacular cottage of the Gabled Ell type (see National Register Bulletin 31: Surveying and Evaluating Vernacular Architecture, pages 32-33), Narrative Description The Hill -Gibson House is a one -and -one-half story, wood frame, vernacular cottage located on a large, wooded lot southeast of the Camel's Hump in the old Corners settlement [Fig. 2]. The house consists of two units: a c.1855 core (north unit) and a c.1893 wing (south unit), which form an L-shaped ground plan composed of different sized rectangular rooms with less than room -sized projections from the principal mass [Fig. 3]. Structurally, the house is a combination of braced frame and balloon frame systems and features heavy timbers, rough (unhewn) log floor joists, and two-by-four studs with nailed joints. The exterior was are sheathed in 4%z -inch beveled weatherboard siding with simple corner boards and a flat cornice. The intersecting gable roofs have varying pitches, with slightly overhanging open eaves, rake moldings, and flat fascia. The original sawn wood shingles have been removed and replaced with composition shingles. The house rests upon a mixed materials foundation consisting of coursed rubble limestone, poured concrete, and concrete block. The building footprint measures approximately 36 by 24 feet. The house has a number of architectural details that help define its historic character. The west facade was historically the house's principal elevation, looking out across the farm yard toward the Point Douglas Road (now U.S. Highway 10-61), and features a 30 -foot open front porch and two small roof dormers [Fig. 4]. There is also a small portico with spindled wooden columns on the south side of the house [Fig. 5]. Historically, the house was heated by cast iron stoves vented through small masonry flues, and three slender brick chimneys have been retained. The pattern of fenestration is typical of late -nineteenth century vernacular houses, with symmetrically placed double -hung windows and paneled doors set in simple wooden casings. The west elevation features a distinctive grouping of windows on the ground floor of the south wing, consisting of a large square window surrounded on three sides by narrow window panes. Although the interior spaces have been extensively remodeled, the original floor plan is intact and there are no internal passages between the two dwelling units. Hill -Gibson House - page 3 The physical history of the Hill -Gibson House has been reconstructed from documentary and oral history sources. Admittedly, some of these data are vague and contradictory. Deed records show that Lewis Hill and his wife obtained their farm holding at the Corners in 1855, which fixes the approximate date of construction of the original house. Careful examination of the construction materials and form of the oldest parts of the historic structure support the theory that the north unit of the Hill House is the original mid -nineteenth century dwelling. As built, it had a simple rectangular ground plan and was one story in height with a side -gabled roof covering a laterally arranged suite of multi-purpose rooms. Generally, the north unit incorporates many of the traits historically associated with the Hall -and -Parlor type of folk house that was introduced into Minnesota by New England immigrants. According to information provided by the late Mr. Donald Gibson (19044993), the Hills enlarged their original dwelling during the 1870's in order to accommodate the family of their married daughter, Emma (1857-1899). However, this appears to be contradicted by county assessor records and by the physical record of construction materials, building shape, and design details, which suggest that the south wing was probably added c.1900 (possibly as early as the 1890's or as late as the 1910's). The 1905 state census shows that Abbie Hill was still living on the farm at the Corners in the household of her unmarried son Frederick (b. 1876). Deed and tax records show that the property passed through several hands before it was acquired by Joseph and Gertrude Gibson in 1918. At about this time (assessment records suggest 1920, but Gibson family tradition infers an earlier date), the core of the house was enlarged with the addition of the present-day kitchen off the north unit. Gibson, a railroad worker from St. Paul, used the place as a "summer farm" and according to his son he made only minor alterations to the house. The bathroom and east side entry additions were made in 1946. After Donald Gibson acquired the old summer farm in 1954, there was a succession of interior remodelings and exterior repairs, culminating in major refurbishing of the property by the present owner, Hugh D. Gibson, during the 1990's. During the Gibson' tenure, both the Pt. Douglas Road and the Chicago, Milwaukee, St. Paul & Pacific Railroad tracks were realigned and reconstructed, dramatically changing the house's relationship to the historic transportation corridor. Since the construction of the Highway 61/80th Street interchange in the early 1980's, the house fronts east onto East Pt. Douglas Road, which was constructed in 1982 as a service roadway off 80th Street. The historic viewshed toward the west and south is now obscured by the 80th Street/Grange Boulevard overpass, although because of grading and vegetative screening, the intrusion of the highway corridor upon the historic setting has been minimized. The house itself is sited amongst scattered deciduous and evergreen trees on an undulating bench at the base of a steep, wooded slope that rises more than 100 feet to the summit of the Camel's Hump, a prominent local topographic landmark. The property is served by municipal water and sewer and has been zoned commercial since the 1960's. The Hill -Gibson property was used as a farmstead for more than a century. However, all but two of the outbuildings shown on air photos flown during 1936-1970 have been razed. The most conspicuous surviving outbuilding is the medium-sized general purpose barn located east of the house (where it was moved a short distance from its original site in c.1982 by Donald Gibson to save it from being razed during construction of the Highway 61/80th Street interchange and Hill -Gibson House - page 4 service road). This two-story frame structure has a gabled roof and vertical board -and -batten siding [Fig. 6]. The other outbuilding is a small frame shed with a gabled roof and horizontal drop siding walls [Fig. 7]. Both the barn and the shed are traditional outbuilding forms and exhibit design traits (e.g., overhanging eaves, exposed rafter tails) suggestive of an early - twentieth century origin. While they contribute to the overall historic character of the property, neither is individually eligible for nomination to the City Register. Condition The Hill -Gibson House is in an excellent state of preservation. The present owner, Hugh D. Gibson, has invested in substantial rehabilitation of the exterior finishes and some architectural details, including the front and side porches and windows. The interior of the house has also been refurbished. It is one of the best preserved nineteenth century farmhouses in the city. EVALUATION Applicable City Register Criteria The Hill -Gibson House has been evaluated as eligible for listing in the City Register of Historic Sites and Landmarks because it meets the following criteria contained in the city's historic preservation ordinance: Its character, interest, or value as part of the history or cultural heritage of the city, the state or the United States (§ 13A -4(a)); Its association with persons or events that have made a significant contribution to the cultural heritage of the city (§ 13A -4(b)); Its embodiment of distinguishing characteristics of architecture type or style, or elements of design, detail, materials, or craftsmanship (§ 13A -4(d)). Areas of Significance The Hill -Gibson House is historically significant in the areas of exploration/settlement and agriculture. It is also significant as a rare surviving example of nineteenth century vernacular cottage architecture. Period of Significance The property attained historical and architectural significance when the north unit was constructed by Lewis Hill in c.1855. The closing date for its period of significance is 1946. Hill -Gibson House - page 5 Significant Dates Major events in the history of the Hill -Gibson House occurred in: c.1855 - date of construction of core (north unit) c.1900 - date of construction of wing (south unit) 1917 - property purchased by Joseph Gibson 1946 - house remodeled Significant Persons The Hill -Gibson House is historically associated with the lives of pioneer settler Lewis Hill (1822-1888), and his wife, Abbie Welch Hill (18364). Architect Builder The Hill -Gibson House was not designed by a professionally trained architect and the names of the builders or contractors are not known. Historic Context The Hill -Gibson House is significant within the local historic contexts, "Early Euro -American Settlement (1838-1870)" and "Agriculture and Rural Life (1870-1940)," as outlined in the city historic preservation plan. Narrative Statement of Significance The significance of the Hill -Gibson House is the product of its historical associations and architectural design values. Contextually, it relates to two locally important patterns of events: the settlement of the Corners neighborhood and Cottage Grove's agricultural development. It is also associated with the lives of pioneer settlers Lewis and Abbie Hill. In terms of its design and construction, it is a notable example of nineteenth century cottage architecture and a rare surviving example of the vernacular Gabled Ell house type. Built in two stages between c.1855 and c.1900, it provides an outstanding physical record of the social and architectural history of rural Cottage Grove during the late nineteenth and early twentieth centuries. The first permanent Euro -American settler at the Corners was John Atkinson (1805-1892), who emigrated to Cottage Grove from Lincoln County, Maine, in 1846. Atkinson established his original claim near present-day Old Cottage Grove village, but in 1849 he moved his family to a new farm in the NE'/4 NW'/4 NW%4 of Section 17, in the western "corner" of the Cottage Grove settlement. (Corner was a colloquial New England term for the west end of a village or a rural neighborhood located at the interior point where two converging boundary lines meet.) Because of its proximity to the junction of the Grey Cloud, Cottage Grove and Stillwater Road (modern Hill -Gibson House - page 6 80th Street) with the Territorial Road that ran from Pt. Douglas to St. Paul (modern Highway 61), Atkinson's Corners was an important locus of early settlement, with a school (founded 1853), post office (commissioned 1861), and several prosperous farms. Sometime after 1873, Atkinson moved away from Cottage Grove, but left his name imprinted on local geography at the Atkinson Cemetery. The Comers remained a distinctive rural neighborhood within Cottage Grove Township until the 1930's. Like Atkinson, Lewis Hill was one of Cottage Grove's original Yankee pioneers. Two brief sketches of his life were published during the late nineteenth century. The first, presumably compiled from an interview with the subject, appeared in Warner and Foote's 1881 History of Washington County: Lewis Hill is one of the early pioneers of Washington county. He was born at Hollis, York county, Maine, 1822. When he attainted his majority he started for the Falls of St. Croix. During the tedious journey he was laid low with fever and ague. He found many kind and generous friends who cared for him and assisted him in procuring work after recovering. In 1844 he went to Cottage Grove, and engaged in fanning some years, then sold and removed to Dakota county, in 1855. A few years later he returned to Cottage Grove, and located at his present residence at the Corners. He married Miss Abbie Welch in 1854. Emma C., Jessie L., and Frederick E. G. are their living children. Pioneer chronicler William H. C. Folsom printed an abridged version of Warner and Foote's sketch on page 363 of his Fifty Years in the Northwest, published in 1888, the year Hill died. The basic facts contained in these accounts are borne out by the archival record. Hill's name appears in several entries in William R. Brown's 1846 diary (Loehr, ed., Minnesota Farmers' Diaries, pages 72, 73, and 79) and his original claim in the SW'/4 SW%a SE'/4 of Section 4 (part of the tract known today as Shepard's Woods) is described in Robert Watson's pioneer memoir (Notes on the Early Settlement of Cottage Grove, pages 7, 9, and 10) and in an article which appeared in the St. Paul Minnesota Pioneer on August 30, 1849. The earliest official record of Hill's presence in Cottage Grove is contained in the Washington County Recorder's book of original land entries, which shows that he entered claims in Sections 3 and 4 between 1848 and 1854. The Minnesota Pioneer of April 3, 1850, contains his notice offering for sale his 80 acre farm "with log buildings, and 40 acres of woodlands, the timber and prairie joining," and while this may mark the beginning of his Cottage Grove hiatus, he was back in south Washington County within a few years, for he voted in the territorial legislative election held on October 11, 1853 (Journal of the House of Representatives, page 103). Deed records show that Hill purchased a small farm at the Corners in 1855, where the 1857 state census found him domiciled with his wife, Abbie, and their infant daughter Emma. Abbie Welch Hill was born in Maine in 1836, the daughter of David and Betsy Welch, who immigrated to Minnesota in the 1840's. After they were married in 1854, Lewis and Abbie farmed and raised three children in the house at the Corners. Lewis was elected justice of the peace in April, 1861, and later served on the board of Hill -Gibson House - page 7 directors of the Atkinson Cemetery Association. He died on February 11, 1888 (the township register of deaths records the cause of death as "gerrl. debility"). Abbie died sometime after 1905 (the date on her tombstone inscription is partially obscured) and was buried alongside Lewis and the graves of their three youngest children in the Atkinson Cemetery. Land use at the Hill -Gibson farm between c.1855 and 1946 reflects the dominant trends in Cottage Grove's agricultural history. The first Yankee farmers settled in the oak openings (also called oak savanna) that gave Cottage Grove its name and showed a preference for homesites on elevated, wooded tracts near the margins of the high prairie. In its natural state, the Corners locality would have been extremely attractive to Yankee pioneers like Atkinson and Hill, with its dense stands of bur oak timber interspersed with tallgrass prairie and prairie wetlands, and an abundance of good water (from ponds and springs) and wood for fuel and building materials. The Corners was also situated within the major railroad -highway transportation corridor linking St. Paul and Hastings, and the accessibility of these urban markets favored the development of commercial agriculture. Wheat was the chief crop during the pioneer period, but its importance diminished after c.1890 as local farming became more diversified. During the period of late nineteenth agricultural expansion (c.1870 to 1915), farm output from the Corners neighborhood consisted chiefly of wheat, corn, oats, hay, and dairy products. The large tracts of woodlands in the West Draw Highlands also provided farmers with cash income from the sale of timber, firewood and other wood products. Where farming was still carried on in the first half of the twentieth century, dairying and livestock raising were more important than cash grain crops: while operating the old Hill place as a 55 -acre "summer farm," Donald Gibson remembered fields of corn, oats, and hay and amilk herd (Washington County Bulletin, July 19, 1979). The Corners remained primarily agricultural until after World War II, when the rapid influx of suburban immigration transformed much of the neighborhood for urban uses. In terms of its architecture, the Hill -Gibson House exhibits all of the diagnostic traits which distinguish the Gabled Ell vernacular house type. The great majority of the dwellings constructed in Cottage Grove during the middle decades of the nineteenth century were simple vernacular houses that were devoid of architectural style and derived their basic form and design characteristics from the gabled, one-story, frame houses traditionally erected by farm families in the New England states. It is likely that the prototype of Hill's c.1855 house was the Hall -and - Parlor folk house. The south wing of the house reflects the late -nineteenth century cottage movement influenced by the pattern book designs of Andrew Jackson Downing, Calvert Vaux, and others. However, the pattern language is entirely vernacular and consistent with Gabled Ell farmhouses constructed between the 1880's and 1920's. It is a modest, practical, sensible house that was intelligently planned and built with durable materials by expert workmen striving for comfort and beauty. Related Historic Properties Although the Hill -Gibson House has been nominated for individual listing in the City Register, it is related physically and historically to at least three other significant historic properties: the Hill -Gibson House - page 8 William R. Munger House (WA-CGC-031), the Atkinson Cemetery (WA-CGC-181), and the Camel's Hump (WA-CGC-207). Bibliography Andreas, Alfred T. An Illustrated Historical Atlas of the State of Minnesota. Chicago: Andreas, 1874. City of Cottage Grove. Township Records, 1858-1965 (unpublished documents). Cottage Grove City Hall. Folsom, William H. C. Fifty Years in the Northwest. St. Paul: Pioneer Press Co., 1888. How to Complete the National Register Registration Form, National Register Bulletin 16A. Washington: U.S. Department of the Interior, National Park Service, 1991. Journal of the House of Representatives of the Territory of Minnesota During the Fifth Session of the Legislative Assembly. St. Paul: Territorial Printer, 1854. Loehr, Rodney C., ed. Minnesota Farmers'Diaries: William R. Brown, 1845-46, Mitchell Y. Jackson, 1852-63. St. Paul: Minnesota Historical Society, 1939. Minnesota Pioneer (St. Paul), August 30, 1849, and April 3, 1850. Minnesota State Census, 1857 (microfilm). Minnesota Historical Society, St. Paul. Minnesota State Population Census Schedules, 1865, 1875, 1885, 1895, 1905 (microfilm). Minnesota Historical Society, St. Paul. Plat Book of Washington County, Minnesota. Minneapolis: Northwest Publishing Company, 1901. Ramsey & Washington Counties [map]. Minneapolis: Foote & Co., 1887. St. Croix Valley Old Settlers' Association. Records, 1877-1922 (unpublished). Minnesota Historical Society, St. Paul. Surveying and Evaluating Vernacular Architecture. National Register Bulletin 31 (draft). Washington: U.S. Department of the Interior, National Park Service, [1987]. U.S. Bureau of the Census. Federal Population Schedules, 7th, 8th, 9th, and 10th censuses of the United States: Minnesota, 1850, 1860, 1870, 1880 (microfihn). Minnesota Historical 0 Society, St. Paul. Hill -Gibson House - page 9 U.S. Department of Agriculture, Agricultural Stabilization and Conservation Service. Washington County Air Photos, 1936, 1953, 1964, 1970. Borchert Map Library, University of Minnesota, Minneapolis. U.S. General Land Office. Surveyor field notes and plat of T27N R21 W. Minnesota Secretary of State's Office, St. Paul. Vogel, Robert C. The New England of the West: A Survey of Historic Properties Associated with Early American Settlement in Cottage Grove, Minnesota (1838-1870). Cottage Grove: Advisory Committee on Historic Preservation, Cultural Resources Survey, September, 1990. Warner, George E., and Charles M. Foote, comps. History of Washington County and the St. Croix Valley, including the Explorers and Pioneers of Minnesota by Rev. Edward D. Neill, and Outlines of the History of Minnesota, by J. Fletcher Williams. Minneapolis: North Star Publishing Co., 1882. Washington County Bulletin (Cottage Grove), July 19, 1979. Washington County Assessor. Assessment Records. Washington County Government Center, Stillwater. Washington County Recorder. Original entries and deeds. Washington County Government Center, Stillwater. Watson, Robert. Notes on the Early Settlement of Cottage Grove and Vicinity, Washington County, Minn. Northfield: privately printed, 1924. DESIGN REVIEW AND TREATMENT RECOMMENDATIONS City policy discourages the removal, dismantling or relocation of historic buildings and structures. The preferred treatment of the Hill -Gibson House is rehabilitation as needed to provide for an efficient compatible use of the building while preserving those portions or features that convey its historical, cultural, and architectural values. This should not be interpreted as requiring restoration of missing architectural details (such as the original wood shingle roofing). 2. In reviewing applications for city permits for work that will alter the physical appearance of the exterior of the historic house or its outbuildings (traditional wooden barn and shed) pursuant to City Code § 13A-7, the City will issue a Certificate of Appropriateness for the proposed work only if it determines that the project is consistent with applicable provisions of the Secretary of the Interior's Standards for the Treatment of Historic Properties. The Secretary of the Interior's standards establish general, non-technical requirements that are Hill -Gibson House -page 10 intended to provide a consistent basis for design review decisions and are to be applied to specific buildings and work projects in a reasonable manner. Permit reviews under City Code § 13A-7 will be guided by the design review and treatment recommendations contained in this report. In the event of any inconsistency between these design review and treatment recommendations and the Secretary of the Interior's standards or guidelines for historic preservation, the design review and treatment recommendationsshall control. 3. The permit review requirements contained in City Code § 13A-7 do not apply to interior work or to activities that do not require City permits, such as painting, selection of colors, refinishing, and ordinary maintenance. In general, § 13A-7 requirements do not apply to the installation, alteration, or removal of shutters, vents, gutters, antennae, exterior lighting, holiday decorations or similar small, easily removable exterior attachments. Interior connections between the two units of the historic house may be installed or removed, and exterior wall insulation may be installed or removed in the historic house or outbuildings, without a Certificate of Appropriateness. 4. Residential or commercial use of the historic house should not necessarily conflict with preservation objectives, provided that the use is compatible with the historic character of the property and requires minimal alteration of the building and its environment. If it is adapted to commercial use, the distinctive design features, construction techniques, and materials that characterize the historic property will need to be preserved in a manner consistent with the Secretary of the Interior's standards for rehabilitation. 5. The gabled ell ground plan, roof lines, siding, entrance and window openings, and porches are the architectural features of greatest importance in defining the historic character of the house. Removal or substantial alteration of these distinctive architectural features should be avoided unless they are deteriorated beyond repair. However, it may be necessary to make limited modifications to the historic house plan to accommodate future uses of the property. 6. New additions and alterations to the exterior of the historic house and outbuildings should be compatible with the historic character of the property and should be done in such a manner that if they were to be removed in the future, the essential form and integrity of the historic structure would not be impaired. New additions and exterior alterations should be reasonable in size, scale, and number. 7. New or replacement roofing materials do not have to match the original wood shingles or the existing composition shingles to be compatible with the historic character of the house. 8. The City may approve the in of new or replacement siding panels that differ slightly in size, composition, or texture from the existing weatherboard siding if the City determines that visual compatibility will be achieved. 9. The relationship between the house and landscape features on the building site (trees, Hill -Gibson House - page 11 setbacks, views, driveway, outbuildings) should be considered when planning any substantial additions or alterations to the historic house or outbuildings, especially if adaptation to non-residential use is envisioned. 10. The City encourages current and future owners of the historic house to retain, protect and rehabilitate (as needed) the existing hardwood floors and the timber floor joists that help support the first floor of the 7003 East Pt. Douglas Road unit of the house. 11. The City encourages current and future owners of the historic house to retain, protect, and rehabilitate (as needed) the traditional wooden bam and shed located on the historic site. In addition, owners are encouraged to retain mature healthy trees located on the historic site in such a manner so as to safeguard the historic integrity of the house. Hill -Gibson House - page 12 Fig. 1. Map showing the location of the Hill -Gibson House Historic Site. Miles 0 1 2 Hill -Gibson House - page 13 Fig. 2. Sketch map showing historic buildings at the Hill -Gibson House Historic Site. a To Camel's Hump SHED HOOSE o 4 P� erry line BARN � 00, 000 r PO ' O / -19mb_ O Highway 10-61 R.O.W. O Hill -Gibson House - page 14 1 s- f a tlF��, Fig. 4. View of the Hill -Gibson House (west elevation). Hill -Gibson House - page 16 s . IrT ^1 f; ry i ro g -b3 Y r Fig. 6. View of barn at Hill -Gibson House. Hill -Gibson House - page 18 ' � �! '�' lil{,�1 � ]�� l � � a h� �';f ��� �� I f � ti �f� �� �:: �� � tf a � �I� 4 � b�%' q lr �Itl. F ��f Y Y+ ''. � ; 4j S. . i` m ..� .. .t .. �. .� 14 Minnesota Historical Society January 15, 2016' Mr. John Burbank, Senior Planner City of Cottage Grove 12800 Flavine Parkway South Cottage Grove MN 55016 Dear Mr. Burbank, Using the Power of History to Transform Uvea PRESERVING A SHARING s CONNECTING It has come to our attention that on December 16, 2015 the Cottage Grove City Council approved an ordinance amendment to establish a process to allow removal of properties from the City's Register of Histo6c Sites and Landmarks, It is our understanding that this ordinance revision resulted, in •part, from Inqu.lrles by.the owner of the locally designated Hill -Gibson yousc.:(7q,03-7,007,,,r; ,St Po.inx,paygias Road)kwho. wQuld,llke.the house. re I9y9o#0r,future. developme'n't. we'ore writing-.tq,q)�pressour-_concern. regarding this. rpcent,aqtlon.,.,'. ,.'.i,.. i1 !.;, : 1; '�i i'. •731r', :r �.: ��•„ ,- , a -:r: °1 :r 0., •.F .'... ... ' h it ' ,/.Idyls r 'Comrni. ee an•,H tgric P eserva ion; SIC l? was.est bush. d prd•ina . ce in 1980 under the state enabling legislation (471,193) for -municipal heritage preservation. Subdlvislon 6;of thatlegls..latiop, states that "Rropbsed.'site designations-apd•d�s%q guidelines mu,st:be.-sentto the state -historic -preservation officer,at the Niinnesota-Historical Society, who shall review and comment on the prbppsal within 60 days," 5ir'tce the City's recent ordinance amendment has the potential to' impact existing -site designations, it -Is our.opiniptI that the City should have notified.our office In.advAnce'of thls.proposal.aiid given us ah,00portunity.to review and comment on the proposed changes to the ordinance. In 1985 the City -of Cottage Grove bet amo Mlnnesota'•s fourth'1Certifie'd.Loca1-6ov6rnri, ent (CLG}, As part of the CLG..contractual agreement between the City and the Minn6sota Historical Society; the City •of Cottage Grove agreed to.°enfarc.q a" proprlafe-state and local• legislatign for the designation.and,protoction Ohlstoric.properties" and to follow the approved procedures specifled in"Minnesota.Certlfied Local Government Procedures,Manuain, (September 2002). Standard III, X1.2, of .the manuai'states that ".Properties shall.not be.remoyed f.rofn designated ;status'except In cpse>:whgre,t4ere;)ias4een,a:procedural:9.fprofessipga1 error.19,the QS 'or prc�perty(►as.en gastroyed:or.:radi.cally;aitered .."E1 •. ' {' 'f. ;':'i _?l'F;, ai.l:: :�1. s:YYi:i:; 'r'.�. .';�.' •4:. ..s`•:;. .:� '•: ,`°'.+s til :•'r; :];:• L.4.4• :.'. ,Rccordirtg to, the '1 .RJoc; .duras:Man.li�l,,un;less.the:presc�rva lon,com.miss.lonad -an error in professional judgment or historical information used by the commission as the basis for dosigndtictflturns . out to have.'iaee0; inaccurate, then theproperty.shall .remain, designated as a jocaklan.dmaric,:jf' tcan b.e get rXnined that the property ria,longer,rllee ts-the. criteria undgr . which.it'was Originally designated (for example, due to alteration or, demolition),,then.it may be Minnesota Historical 86clety, 345 Kellogg Boulevard West, Sa1nt Paul,'Mlrinesota 55102 651-258-3900.888.727;8386 • www,mnhs.org possible to revoke the designation. However, rescinding a designation simply because the property owner no longer wants the building to be listed as a landmark is not sufficient cause to revoke a designation. In the case of the Hili -Gibson House, the building has not been altered so there Is no compelling reason to rescind its designation. Due to the changes made In the City's historic preservation ordinance, the Minnesota Historic Preservation Office must conduct a CLG Performance Evaluation pursuant to section V,B, of the Minnesota Certified Local Government Procedures Manual. We request that you send our office a copy of the City's most current historic preservation ordinance so that we may review it to -determine if it is consistent with both the state enabling legislation and the Minnesota Certified Local Government Procedures Manual. Cottage Grove has had an Advisory Committee on Historic Preservation for 40 years and was designated by the National Park Service as a Certified Local Government in 1955. Since then, the city has achieved a number of Important milestones, Including designating 17 properties on the City Register of Historic Sites and Landmarks. It is our opinion that the recent ordinance amendment represents a major setback for both the ACNP and historic preservation in Cottage Grove. Sincerely, f Michael Koop Certified Local Government Coordinator Heritage Preservation Department cc: Herb .caps, Chair, Advisory Committee on Historic Preservation, City,of Cottage Grove Erin Hanafin Berg, Preservation Alliance of Minnesota Paul Lusignan, CLG Program National Coordinator (Acting), National Park Service Megan Brown, Chief of State, Tribal, and Local Plans & Grants Divislon' (Acting), National Park Service MARIC R. ANFINSON ATTORNEY AT LAW LAKY; CALHOUN FROFL;SSIONAL BUILDING 3109 HI NNEPTN AVENUE SOUTH MINNEAPOLIS, MINNESOTA 55408 �r 612 -827 -5611 - FAX: 612-827-3564 t' rnraa ji nsorra,Ballyersofr innesata. com January 8, 2016 Mr. Herb Japs, Chair Advisory Committee on Historic Preservation City of Cottage Grove 1.2800 Ravine Parkway South Cottage Grove, MN 55016 Re: Hill -Gibson House Dear Mr. Japs and members of the ACHP: As you may know, my client Hugh Gibson was the owner of the Hill -Gibson House from 1992-2000, following more than 70 years of ownership by his father and grandfather. With the support of the City's Historic Preservation Office:, Mr. Gibson advocated successfully for placement of the property on the City Register of Historic Sites, which. the City Council approved by unanimous vote. My client was named Preservationist of the Year for his efforts to secure the historic listing and for the hard work he had put into bringing the property into good, sound condition, spending countless hours and tens of thousands of dollars in the process. This was a true success story in historic preservation. Building on his father's work, Mr. Gibson transformed a property that was showing the effects of wear and tear into a fine example of what can be achieved by investing in rehabilitation of historic structures. As noted in the City -adopted Preservation. Planning Report (1998): "The Hill -Gibson House is in an excellent state ofpr^eserrvation.... It is one of the best preserved nineteenth century farmhouses in the city. " Today, the house remains fundamentally sound in structural terms. The City has renewed the rental licenses for bath units of the house year after year. Although certain repairs may be needed, that is to be expected with any older structure. The existence of repair needs should not be used as an excuse to justify demolition, but as an impetus to continue the work my client began. Regrettably, the applicant has chosen a different path. The proposal before the ACNP is for the removal of this notable historic property from the City Register. Although the proposal is technically only for de -listing,, the eventual consequence may be total demolition of the house and outbuildings. That would be a grave setback for historic preservation in Cottage Grove. With demolition looming as a real possibility for this property, ACHP members should realize the full implications of what they are being asked to recommend. While we recognize the owner's legitimate interests in selling the property, there is no justification for de -listing a historic structure simply to achieve a higher value sale. The purpose of historic listing is to protect historic resources, not set the stage for their destruction. As far as we can tell, the applicant is not contending that the findings of the original Preservation Planning Report were erroneous in any major ways. Such a claim would not be supportable. The report was prepared by a reputable consultant in historic preservation, its findings were carefully documented and its recommendations based on widely accepted criteria for determining a property's historic significance. In contrast, the criteria being invoked in support of de -listing appear driven principally by expediency. We also are concerned that de -listing this property will create a ripple effect leading to the removal of other locally listed historic properties, particularly in the Highway 61 corridor. Once word gets around that the City has put a lot of time and energy into de -listing this property for potential demolition, it is not hard to imagine how other property owners may react. It will be only a matter of time before more dominoes start to fall. We therefore urge the ACNP on review of this application to: • recommend disapproval of the proposed de -listing; and • express strong support for avoiding demolition. It is not enough just to say that demolition should be a "last resort." Instead of making excuses to justify demolition, the City should join with my client and any other interested parties to find an alternative to demolition. We are convinced there are such alternatives, and that this property can be saved. The best path forward would be successful re -purposing of the structure at its current site. That is what the City Council endorsed by adopting the Design and Treatment recommendations in the Preservation Planning Report which included many statements encouraging preservation of the property in place. As a very last resort, it is sometimes reasonable to consider moving a historic structure to an appropriate new location. But in the case of the Hill -Gibson property, we do not thinly either of these options has been explored sufficiently. The City can and should do better. Thank you for considering our comments. Yours truly, Mark R. An so Copy to: Ms. Charlene Stevens, City Manager City of Cottage Grove 1.2800 Ravine Parkway South Cottage Grove, MIST 55016 W V1 W w CL 4� 4-- (1)(1) U) UI U � U 6U) O ON 4� U � chi fu U roN r0 r0 � E Q� 4' L L a--� Qi 0 ro =s 0-0 O C O m C r041 0 U U) — 4- L L n N C ��ai o0 Q r0 L�QOa� U4, 0 -' 3 > N O _r_N •L � l : -4 � M cn C 0 r0 N ate'- "O U Q N O C C C L U O O .2 0) 4� 4--U) a--' •(n C 0-0 N L. 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